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II I ' • I. .. .-EMMA'SPLAT ,Ni'ij PARKS/DE '2 '" :'I~ I 15 alii! COURT 16 j/" ~ ",.r~~ ~-~ ~. It. ~ .:: I.! !'I 1:1 C r~.,;,,* r""" ... o' I,I I~ ... l:'!~~~fHIH .f,"'"'_1 ®I~ ",D'_ml~[d .L~aN~'v'd N'v'""Id Mal"~ N'v"'ld NOI.L'v'91.L1"" aN~ ).lI'''fNIWI~ 1 :i " , !: ~ .... ;:"-;;..~-, . "l--.----.-~. --.~-.--. --=-: - N'Vld Sll~ll ~NI~V]lJ I I IIi i d i • • ~ •••• I • D!§§D[3~ t ~ i • ! , II • " ' .1 i',!. ill i ! !:!lli!!lil!!!!!11 ! IIIII!IIIIIIIIIIII'~ , I , , , , ~., - .... , __ • ____ • ___ w_ ._. __ ! • rio UTILITIES PLAN '''>'''''' "." .,"" ___ w, __ _ ~I! ., 8 •• <I; S3lljOHd ImUS "' '- I I 1_ 1------------ I I : i I I ,-------- . __ ._--- -------, " -r I I I I : I I ---; --------, I I .: : I' : _\ ___ ~_J .. I-'..---~-i . \: ': I :. \ ' , __ ~J ..L:~no~ ;;N'v"i>!l!£'Vd N"tid M;;IA~O N""d NOIJ."tt;;lIJ.ljfI.I aN..,...i.J.aM ;"~'v"NIy.,jI'~ (" I' \ ! I I I I I I-~ ___ _ ,---- : : I : I I : ,----- I I : , : , , I' I \ ~,~~ ------------------ I • I ,I ~ .. " " '> ----_ III I I\' . __ .. "_ 0 -~-- 9 lj :mN311~ NVld lmUNO:) ]~VNlI;l1:Ja From: Sent: To: Cc: • Carrie Olson Monday, November 29, 2010 2:40 PM Rocale Timmons Cynthia Moya • Subject: Attachments: Parklane Court Plat Wetland Maintenance and Montoring Bond Release 20101129143423920.pdf Rocale, For your information. Please see attached. Cindy, Please place a copy of the release letter and Carrie K. Olson Engineering Specialist Community & Economic Development less South Grady Way Renton WA 98eS7 colson@rentonwa.gov 42S-43e-723S Office 42S-43e-73ee FAX Dept. 1 LUAe4-l42 file. Thanks. . - Denis Law Mayor November 29, 2010 • Robert Niemann, President Specialized Homes, LLC 1741 4th South, Suite B Seattle W A 98134 . Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: RELEASE OF WETLAND MITIGATION MAINTENANCE & MONITORING BOND FOR PARKLANE COURT PLAT Dear Mr. Niemann: This letter will serve as authority to release the Wetland Mitigation Maintenance & Monitoring Bond (Assignment ofFllnds #007-415407-1) in the amollnt of$55,735.00. The. original security device is enclosed for your files. Washington Federal Savings has been notified of this release. If you have any questions, please contact Rocale Timmons at (425 430-7219). Sincerely, ~~ Plauning Manager Enclosure: Original Maintenance Bond FAXED TO: Dennice Henshaw, VP, WFS: 425-889-0572 Cc: LUA04-142 file 1:\M·BondReU LUA04·142.doclcolson Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov • ~ • CITY OF RENTON ASSIGNMENT OF FUNDS Washington Federal Savings 116 Kirkland Av.e .• Kirkland •. \VIA 98033-6595 (425)822-6076 Fax: (425)889.0572 APPLICANT: SEECIAI.IZED HOMfS tiC BANK: WASHINGTON FEDERAL Owner: Robert Niemann Branch: Kirkland Address: 1741 4th Ave S Ste B Address: 116 Kirkland.1Ave Seattle WA 9Bl3~ Kirkland ~A 98033 Phone: (206)340-0575 Phone: (li25)822-6076 Fax: (206)382-1592 Fax: (425)889-0572 Attention: Robert Niemann Attention: Denniee HenShaw Title: President Title: VP & ~Ianager SAVINGS The above referenced bank hereby certifies that Fifty five thousand seven hundred thirty five dollars ($ 55.735.09 is on deposit in the account number ~OO~1:..:;c:4~1~54::..:0~7_-~I-=-;--:--:-:---:-__ --:", under the name of the 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: PARKLANE Location I Address of Plat or Project: 146th Ave SE & SE 2nd Ct The required work is generally described as follows: WETLAND MITIGATION The bank hereby certifies 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 perfOlmed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funds to the City. The applicant hereby agrees to this assigrunent offunds 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. These funds may not be assigned. pledged. used as security or otherwise made available to the applicant. bank or a third party without the prior written consent of the City. 'Au ritAj 19nature ~obert Niemann. President Name. Title March 8. 2007 Dato S LLC Authorized Signature Denniee Henshaw. VP & Mgr. Name, Title March 8. 2007 Date C:IWJNOOWSITEMPOR-IICONlllNT.lIl5ISIKH03UIIAs.II:J1m<nt of Funds. doc \'(Iith Offices in \'(Iashington. Idaho. Oregon. Uta/ •• Arizona. Nevada and Texas. Denis Law Mayor July 21, 2009 Bob Niemann Specialized Homes 17414th Avenue South Seattle, WA 98134 • Subject: Receipt of 1" Annual Wetland Maintenance & Monitoring Report Parklane Court Final Plat City of Renton File No. LUA 04-142 Dear Mr. Niemann: I received the first annual Maintenance and Monitoring report for the Parklane Court Final Plat wetland mitigation project on June 22, 2009 which was due to the City on March 15th, 2009. The project appears to be meeting its established performance standards and is considered in compliance. Please follow the biologist recommendations to grub out blackberries as soon as possible and then once again in October. Two copies of your next scheduled maintenance and monitoring report are due to the city by March 15,2010. If you have any questions, please contact me at (425) 430-7219. Sincerely, tr:m~~ Current Planning Division cc: File No. LUA04-142 Simone Oliver, Altmann Oliver Associates Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • • Altmann Oliver Associates, LLC 1'0 nox 57$ Cuu:Jlioll, WA 9$014 onk(~ (-t!:I) :-~:t\....l:):':) Fax (·t25) :-\;\~:)U~l June 18, 2009 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 CityOfR P1annin enton 9 DIvISion JUN 22 iUU9 AOA Elll'irolllllcntal Planning & Landscape Arell i tCUlI rc AOA-1997 REFERENCE: Parklane Court Plat. WA -City of Renton File #LUA04-142 SUBJECT: June 2009 Performance Monitoring Report (Year 2) Dear Rocale. This report has been prepared to document current conditions of the wetland mitigation areas at the Parklane Court Plat for the second year of the 5 year monitoring period. Included in this report are the results of the vegetation monitoring. photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the mitigation areas at the Parklane Court Plat waS completed during the winter of 2006-2007. The monitcring period commenced with City sign-off of the mitigation area on January 17, 2007. The baseline assessment, results of which were summarized in the report was dated March 13, 2007. Three quarterly reports were submitted to you ending with the Year 1 report dated April 18'h of last year. Monitoring will be completed for a minimum of 5 years per the monitoring specifications on Drawing W4.1 of the approved drawing set. The next performance monitcring site visit will be the fall of 2009, followed by a summary report submitted in spring of 2010. 2.0 PERFORMANCE MONITORING This report summarizes the conditions encountered during our 5/21/09 Year 2 site review. The data collected during this site visit will be compared tc the data collected during the baseline assessment and Year 1 site visits. Rocale Timmons June 18. 2009 Page20f7 • • This report. as well as future reports. will include: a) photo-documentation. b) estimates of percent vegetative cover. plant survival and undesirable species. c) water quality and hydrology. site stability. and soils. and d) an overall qualitative assessment of project success for the wetland and buffer areas. 2.1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-points are depicted on the as-built drawing. which was included in the baseline assessment report. 2.1a Vegetation Sampling Plot 1 -30' Radius NE Wetland B Creation and Buffer Enhancement (20' SE off the wall corner) Plant Species Baseline Year 1 Year 2 3/13/07 3/14/08 5/21109 vine maple (Acercircinatum) 1 1 1 western hemlock (Tsuqa heterophylla) 1 0 0 western red cedar (Thlda plicata) 2 2 2 deer fern (8!echnum spicant) l' l' l' red-osier dogwood (Comus sericea) 8 8 8 black twin bert)' (Lonicera involucrata) 1 1 1 tall Oregon-grape (Mahonia aquifolium) 1 1 1 sword fern (Polystichum munitum) l' l' l' clustered rose (Rosa pisocarpa) 8 8 8 red elderbert)' (Sambucus racemosa) 3 2 2 black cottonwood (Populus trichocarpa) 0 10+" 10+" TOTAL INSTALLED PLANTS 25 23 23 'existing plants. "volunteers 2.1b Summa~ of Plot 1 Conditions • Woody areal of coverage -50% • Survival rate of installed plants: 92% • Herbaceous coverage is estimated at 80%. Many volunteer wood rushes (Luzula sp.) and lady ferns (Athyrium filix-femina) comprise the majority of the herbaceous coverage. Herbaceous plants were beginning to emerge from winter dormancy at the time of our visit. • The adjacent wetland contained at least 8" of water. • The downed cottonwood branches that fell during the December 2006 windstorm are sprouting and contributing to the woody coverage. • Invasive coverage: About 10% cover of Himalayan blackbert)'. • MAINTENANCE: Blackbert)' bulb removal is necessat)' now. Rocale Timmons June 18, 2009 Page 3 of7 • 2.1c Vegetation Sampling Plot 2 -30' Radiuf2 • S Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Species Baseline Year 1 Year 2 3/13/07 3/14/08 5/21/09 vine maple (l1cer circinatum) 1 1 1 western crabapple (Malus fusca) 1 1 1 western red cedar ( Thuja plicata) 2 2 2 highbush cranberry (Viburnum Mule) 1 0 0 red-osier dogwood (Cornus sericea) 3 3 3 black twin berry (Lonicera involucrata) 2 2 2 willow (Salixsp.) 12 12 12 red elderberry (Sambucus racemosa) 2 1 1 TOTAL INSTALLED PLANTS 24 22 22 21d Summary Of Plot 2 Conditions • Woody areal of coverage -30'7.. Upper canopy of native surrounding trees is -80'7 •. • Native forest covers -20% of the southern part of the plot which includes a Douglas fir tree and native trailing blackberry (Rubus ursinus) as groundcover. • Survival rate of installed plants: 91'7. • Herbaceous coverage is 40%, comprised of both the native trailing blackberry (Rubus ursinus) and western spring beauty (Montia sibirica). • Wetland areas in this plot contained at least 10" of water during the spring 2009 visit. • MAINTENANCE: Routinely cut back blackberry from surrounding undisturbed forested areas. 2.1e ~etatiori Sampling Plot 3 -30' Radiw5 NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant Species Baseline Year 1 Year 2 3/13/07 3/14/08 5/21/09 black cottonwood (Populus 2' (1 exist.) 2' (1 exist.) 2' (1 exist.) trichocarpa) western red cedar (Thuja plicata) 3' (1 exist.) 3' (1 exist.) 3* (1 exist.) highbush cranberry (Viburnum edule) 1 1 1 red-osier dogwood (Cornus sericea) 10 10 10 black twin berry (Lonicera involucrata) 2 2 2 sword fern (Polystichum munitum) 3* 3* 3* clustered rose (Rosa pisocarpa) 1 1 1 Rocale Timmons June 18, 2009 Page4of7 willow (Salixsp.) • red elderberry (Sambucu5 racemo5a) TOTAL INSTALLED PLANTS 'existing plants 2,lf Summa,}, of Plot 3 ConditiOlli2 15 4' (1 exist.) 37 • 15 15 4' (1 exist.) 4' (1 exist.) 37 37 • Woody areal of coverage -35%. Upper canopy of native surrounding trees is -90% • Survival rate of installed plants: 1007. • Herbaceous coverage is 30%. A variety of volunteer native species are present in this plot including Cooley's hedge nettle (Starchy Cooley), ladyfern, bleeding heart (Oecent Formo5a) and piggyback plant (Tolmiea menzie5il). • Water was at least 12" deep in parts of the adjacent wetland. • MAINTENANCE: Remove the few Himalayan and evergreen blackberry. 2.1g Vegetation Sampling Plot 4 -25' Wide x 20' Long NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Property Line- (At the base of the large cedar snag along the western half) Plant Species Baseline Year 1 Year 2 3113/07 3/14/08 5/21109 black cottonwood (f'opulu5 2 2 2 trichocarpa) willow (Salixsp.) 17 14 14 western red cedar (ThL!ja plicata) 1 1 1 highbush cranberry (Viburnum edule) 3 3 3 red-osier dogwood (Cornu5 5ericea) starts' starts' starts' spiraea (Spiraea douqla5li) 0 5' 5' red-osier dogwood (Cornu5 5ericea) 5 5 5 TOTAL INSTALLED PLANTS 28 25 25 'existing or volunteer plants 2,lh Summa,}, Of Plot 4 Con~ • Woody areal of coverage -807 •. Red-OSier, cottonwood, and spiraea cover 407. of the plot at 407. cover. • Survival rate of installed plants: 897.. Plant mortality is limited to the willow cuttings. • Herbaceous coverage is 80% consisting of creeping buttercup, soft rush, red dock and Watson's willow herb. • Wetland areas near Plot 4 contained a 6 inches of ponded water. • MAINTENANCE: Remove the few Himalayan and evergreen blackberry. Rocale Timmons June 18. 2009 Page 5 of7 • 2.2 Water Quality And Hydrology • At the time of the winter field investigation. the wetland areas were all inundated and hydrology was plentiful. All wetland areas appear to have sufficient hydrology year around to support wetland vegetation. 2.3 Objectives. Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). 2.301 Objective A Increase the structural and plant species diversity within Wetland A. 23al Performance Standard for Objective A Following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter). the mitigation area will contain at least 12 native plant species. Following each monitoring event, there will be at least an 80% survival rate of all initially planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. At the time of the May 2009 field investigation. this performance standard was being exceeded. The site is averaging approximately 93'7. percent survival and has double the required number of native species. 2 3b Objective B Limit the amount of invasive and exotic 5pecies within the mitigation area. 2.3b1 Performance Standard for Objective B After con5truction and following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter). exotic and invasive plant species wi/I be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to; Scot's broom. Himalayan and evergreen blackberry. purple loo5estrife. hedge bindweed. Japanese knotweed. English i~ creeping nightShade. Canada and bull thistle. poison hemlock. reed canarygrass and bird5foot trefOlZ At the time of the May 2009 field investigation. invasive plant cover waS approximately 15% throughout the planted areas; therefore. this performance standard is currently being met but continued maintenance is necessary to ensure continued success of the mitigation areas. Rocale Timmons June 18,2009 Page6of7 2 3c Objective C • • Increa5e the value of the area to wildlife by adding habitat feature5 (i.e., snag5, 5tump5, and downed log5) into the wetland mitigation area. 2,3c1 Performance Standard for Objective C After con5truction and following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter), the mitigation area WI'll contain at lea5t one habitat feature per 1000 5f of mitigation area. More habitat features were placed then the plan called for, therefore this performance standard has been met. 2.3d Objective D En5ure continued wetland hydrology within the enhanced and created wetland. 2.3d1 Performance Standard for ObjC'ctive D After construction and following every monitoring event for a period of at least five year5 (quarterly the first year and annually thereafter), a minimum of 0.63 acre5 within the mitigation area (enhanced and created wetland area5) will be 5ea50nally inundated or 5aturated to within 10" of the surface for a continuou5 duration equal to or qreater than 12.5% of the growing 5ea5on. All wetland areas were inundated as of the May 2009 visit. Wetland areas have already met the required performance standard for hydrology for the first year growing SeaSon (saturation March through May equals about 37% of the growing season). Wetland hydrology is currently abundant and wetland hydrology is present for a sufficient duration to support wetland vegetation, which is thriving, therefore this performance standard is being met. 3.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the 1/13/06 Wetland Mitiqation Plan specifications on Drawing W4.1. 3.1 Weeding Removal of Himalayan and evergreen blackberry canes and bulbs is necessary at this time and again in October to ensure continued success of the mitigation areaS. 4.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing as designed and is currently meeting and exceeding the defined performance standards for the project. Numerous desirable volunteer species Rocale Timmons June 18, 2009 Page 7of7 • • are also contributing to the success of the project. Blackberry removal is needed at this time, and continued weed removal should occur July and October. The next long-term monitoring event is scheduled for fall 2009 followed by a summary report sent to you in the spring of 2010. Monitoring and reporting will continue annually in through at least the spring of 2012. We would like to receive your written approval of this report. Should you have any questions or comments, please call me at (425) 333-4535 or email me at 5jmone@altoljyer com. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1. Photographs cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle, WA 98134 Photo-point 1: View looking east over enhanced buffer associated with Wetland B. Photo-point 1: View looking south over enhanced buffer associated with Wetland B. Attachment 1 Year 2 Report Park lane Court June 18. 2009 • • PP-2: SW view over created & enhanced Wetland B. PP-2: North view over created & enhanced Wetland B. Attachment 1 Year 2 Report PP-2: West view over created & enhanced Wetland B . PP-6: West view over unbuffered Wetland E. Park lane Court June 18, 2009 • • Photo-point 4: View looking northwest to east over created wetland associated with Wetland B. >':: I . f~~;':,::.~_'~ • '. . " -: . {' ~\~ ,.:i; .. ;:= .... ".' '''~ ..... :~.. ( ,f~' .~~~I~ ,,~, ~ 1 .. '" ' . . 3.. ~ .to ~._ .-.J....'...-( •. ...,: ". ,,4 •• ':';-"\' 10. .' ..... ~ ... II.., _~!1-~ __ .1 .... ?_. -u Photo-point 4: View looking southeast to west over enhanced wetland associated with Wetland B. Attachment 1 Year 2 Report Parklane Court June 18, 2009 • • PP-7: West view over unbuffered Wetland E. Attachment 1 Year 2 Report PP-7: East view over unbuffered Wetland Parktane Court June 18, 2009 • • Denis Law Mayor June 3, 2009 • Bob Niemann Specialized Homes 17414th Avenue South Seattle, WA 98134 Subject: Second Request for First Annual Monitoring Report Parklane Court Final Plat City of Renton File No. LUA 04-142 Dear Mr. Niemann: This letter is to inform you that as of the date of this letter, I have yet to receive the first annual maintenance and monitoring report for the Parklane Court wetland mitigation project that was due by March 5th. Please send two copies of the report to my attention, by June 24, 2009 or this matter will be referred to our Code Compliance Inspector. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, Y<r~~ Rocale Timmons, Planner Current Planning Division cc: File No. lUA04-142 Simone Oliver, Altmann Oliver Associates Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • CITY~F RENTON Bob Niemann Specialized Homes 1741 4th Avenue South Seattle, W A 98134 Subject: Request for First Annual Monitoring Report Parklane Court Final Ph,t City of Renton File No. LUA 04-142 Dear Mr. Niemann: Department of Community and . Economic Development Alex Pietsch, Administrator This letter is to infonn you that as of the date of this letter, I have not received the first annual maintenance and monitoring report for the Parklane Court wetland mitigation project that was due by March 5th. Please send two copies of the report to my attention, by April 17, 2009. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, j:~~ Current Planning Division cc: File No. LUA04-142 Simone Oliver, Ahmann Oliver Associates -------------IO-5-5-S-ou-th--G-rn-dy--W-ay----Re-n-to-n-,w--~-h-in-~-o-n-9-8-05-7-------------~ ® This paper contains 50% recycled materia!, 30% post COOsumer AHEAD OF THE CURVE • CITY~F RENTON Denis Law, Mayor Bob Niemann Specialized Homes 17414'" Avenue South Scattie, WA 98134 Subject: Receipt of Fourth Quarterly Monitoring Report Pmklane Court Final Plat CIIY of Renton I·Iie NO. LU,\ U~-142 Dear Mr. Niemann: Department of Community and Economic Development Alex Pietsch, Administrator I received and reviewed the fourth Quarterly Perfonnance Monitoring Report for the Parklane Court wetland mitigation project. This report fulfills your obligation for quarterly monitonng le)r the first vear: you are now required to monitor on a yearly basis for a minimum of four more years. The area must be successfully monitored and maintained for a minimum of five years to assure the success of the wetland mitigation project. Pleasl' take the necessary measures as recommended hy your wetland biologIst iO .secure tilL' survival of the plantings. Of particular note arc the recommendations to prevent soil erOSIOn through mulching and regularly scheduled weeding should occur in May, July, and October. The inigation system should also be activatcd by May IS'h As a reminder, if at any time in the next four years the mitigation project does not meet the established perfonnance standards, the monitoring period will be put on hold until compliance is achieved. Subsequently, the monitoring tImeframe will be restarted and you will once again be required to provide quarterly reports for the first year and annual reports thereafter (for" minimum offive years). :r YUli h~!\l..' ~llly qUI..'SIILJ!1S, pkJsl' kc] J'l\.'l' lu conlac\ 111":. 1 look r()n\'~lrd In 1\.'I.:I,:I\lilg "'(jLlr 111:-,[ annual report mallltenance and monitoring report on March 15,2009. Sincerely, tRou--4 ~~~ :Jalc Timmons, Planner Cunent Planning Division cc City or Rentoll Flk No. LUA 04-142 Simone Oliver, Altmann Olivt:r Associates ::-----"V" ------I-O-SS-S-O-u-th-G-ra-d-y-W-a-y-,--R-e-n-to-n,-w-as-hin-gt-o-n-9S-0-S7------R E N T 0 l'loT AHEAi) OF THE CURVE ~ This paper contains 50% recyded material, 30% post consumer \. --....:.1- • • Altmann Oliver Associates, LLC AOA April 18, 2008 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Environmental Planning & Lalldscape Archit.ecl.ure AOA-1997 ~E~~~ OE'lE6i?-r Of f\".~ t-.~~ \ ~ 1~~~ RE,CE,\\JE,O REFERENCE: Parklane Court Plat, WA -City of Renton File #LUA04-142 SUBJECT: March 2008 Performance Monitoring Report (Year 1, 4th Quarter) Dear Rocale, This report has been prepared to document current conditions of the wetland mitigation areas at the Parklane Court Plat. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the mitigation areas at the Parklane Court Plat was completed during the winter of 2006-2007. The monitoring period commenced with City sign-off of the mitigation area on January 17, 2007. The baseline assessment, results of which were summarized in the report was dated March 13, 2007. Monitoring will be completed for a minimum of 5 years (quarterly the first year and annually thereafter) per the monitoring specifications on Drawing W4.1 of the approved drawing set. The next performance monitoring site visit will be the fall of 2008, followed by a summary report submitted in spring of 2009. 2.0 PERFORMANCE MONITORING This report summarizes the conditions encountered during our 3/14/08 Year 1 site review. The data collected during this site visit will be compared to the data collected during the baseline assessment and the prior quarterly site visits. f' \ Rocale Timmons April 18, 2008 Page 2 of 8 • • This report, as well as future reports, will include: a) 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 wetland and buffer areas. 3.1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-paints are depicted on the as-built drawing, which was included in the baseline assessment report. 3.1a_l'egetation_SamplingJ'lotJ-=.30:'Radius NE Wetland B Creation and Buffer Enhancement (20' SE of the wall corner) Plant Species Baseline 5/15/07 9/12107 114/08 3/14/0 8 vine maple (Acer circinatum) 1 1 1 1 1 western hemlock (Tsuqa 1 1 0 0 0 heterophylla) western red cedar ( Thuja plicata) 2 2 2 2 2 deer fern (8lechnum spicant) ,. l' l' ,. l' red-osier dogwood (Comus sericea) 8 8 8 8 8 black twin berry (Lonicera 1 1 1 1 1 involucrata) tall Oregon-grape (Mahonia 1 1 1 1 1 aquifolium) sword fern (Foiystichum munitum) l' l' l' l' l' clustered rose (Rosa pisocarpa) 8 8 8 8 8 red elderberry (Sambucus 3 3 2 2 2 racemosa) black cottonwood (Fopulus 0 0 10+"'" 10+ "* 10+** tnchocarpa) TOTAL INSTALLED PLANTS 25 25 23 23 23 'existing plants, "volunteers 3.1Iz..5ummary of Plot LConditiaru2 • Woody areal of coverage ~25'l, • Survival rate of installed plants: 92% • Herbaceous coverage is estimated at 40%. Many volunteer wood rushes (Luzula sp) and lady ferns (Athyrium fjlix-femlna) comprise the majority of the herbaceous coverage. Herbaceous plants were beginning to emerge from winter dormancy at the time of our visit. Rocale Timmons April 18, 2008 Page30f8 • • The adjacent wetland contained at least 6" of water. • • The downed cottonwood branches that fell during the December 2006 windstorm are sprouting and contributing to the woody coverage. • Invasive coverage: None present, maintenance was conducted last fall. • MAINTENANCE: None needed at this time. 3.1UIegetaticm..Sam¢ingJ"lot2..-=-3D~Rad.ius S Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Species Baseline 5/15/07 9/13/07 1/4/08 3114/0 8 vine maple (Acer circinatum) 1 1 1 1 1 western crabapple (Malus fusca) 1 1 1 1 1 western red cedar (ThuJ8 2 2 2 2 2 plicata) highbush cranberry (Viburnum 1 0 0 0 0 edule) red-osier dogwood (Comus 3 3 3 3 3 sericea) black twinberry (LOn/cera 2 2 2 2 2 involucrata) willow (Salix sp.) 12 12 12 12 12 red elderberry (Sambucus 2 1 1 1 1 racemosa) TOTAL INSTALLED PLANTS 24 22 22 22 22 3.1d_S umrnary_OU'Ia.t.2_Conditions • Woody areal of coverage ~ 15%. Upper canopy of native surrounding trees is ~80%. • Native forest coverS ~20% of the southern part of the plot which includes a Douglas fir tree and native trailing blackberry (Rubus ursli1Us) as groundcover. • Survival rate of installed plants: 91% • Herbaceous coverage is 5%, comprised of both the native trailing blackberry (Rubus ursinus) and western spring beauty (Montia s,b,i·,ca). • Wetland areas in this plot contained at lease 6" of water during the spring 2008 visit. • MAINTENANCE: None needed at this time. 3.1tL'i'egetation SamJ2lingJ"lo:t_3~-_3o.'J<:adius NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant Species Baseline 5/15/07 9/13/07 1/4/08 3114/08 black cottonwood (Populus 2' (1 2* (1 2* (1 2' (1 2' (1 Rocale Timmons April 18, 2008 Page 4 of 8 trichocarpa) • western red cedar ( Thuja p/icata) highbush cranberry (Viburnum edu/e) red-osier dogwood (Comus sericea) black twin berry (Lonicera invo/ucrata) sword fern (Polystichum munitum) clustered rose (Rosa pisocarpa) willow (Sa/ixsp.) red elderberry (Sambucus racemosa) TOTAL INSTALLED PLANTS 'existing plants 3.1tSummary OU'lot_3_Conditions exist.) 3* (1 exist.) 1 10 2 3' 1 15 4' (1 exist.) 37 • exist.) exist.) exist.) 3* (1 3' (1 3' (1 exist.) exist.) eXist.) 1 1 1 10 10 10 2 2 2 3' 3* 3' 1 1 1 15 15 15 4* (1 4' (1 4* (1 exist.) eXist.) exist.) 37 37 37 • Woody areal of coverage -2570. Upper canopy of native surrounding trees is -80% • Survival rate of installed plants: 100% • Herbaceous coverage is 3070. A variety of volunteer native species are present in this plot including Cooley's hedge nettle (StarchyCoo/ey), lady fern, bleeding heart (Decent Formosa) and piggyback plant (To/miea menzies/i). Herbaceous plants were beginning to emerge at the time of the spring 2008 visit. • Water was at least 18" deep in parts of the adjacent wetland. • MAINTENANCE: None needed at this time. 3.1g-'iegetation.SamplingJ"lord.=25:'Wide.x.20:'Long NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Property Line- (at the base of the large cedar snag along the western half) exist.) 3* (1 exist.) 1 10 2 3* 1 15 4* (1 eXist.) 37 Plant SpeCies Baseline 5/15/07 9/13/07 114/08 3114/08 black cottonwood (Popu/us 2 2 2 2 2 trichocarpa) willow (Sa/ixsp.) 17 14 14 14 14 western red cedar (Thuja p/icata) 1 1 1 1 1 highbush cranberry (Viburnum 3 3 3 3 3 edu/e) red-osier dogwood (Comus starts' starts' starts' starts' starts' sericea) spiraea (Sp/i-aea douq/aGi/) 0 5' 5' 5' 5' Rocale Timmons April 18, 2008 Page 5 of8 • red-osier dogwood (Comus sericea) TOTAL INSTALLED PLANTS 'existing or volunteer plants 3.lh_Sumtnat:\LOfEloL4_Conditioru:; 5 28 • 5 5 5 5 25 25 25 25 • Woody areal of coverage ~40'l,. Red-osier, cottonwood, and spiraea cover 30'l, of the plot at 40% cover. • Survival rate of installed plants: 89%. Plant mortality is limited to the willow cuttings. • Herbaceous coverage is 80% consisting of creeping buttercup, soft rush, red dock and Watson·s willow herb. • Wetland areas near Plot 4 contained a few inches of ponded water. • MAINTENANCE: None needed at this time. 3.2 Water Quality And Hydrology At the time of the winter field investigation, the wetland areas were all inundated and hydrology was plentiful. All wetland areas appear to have sufficient hydrology year around to support wetland vegetation. 3,3 Wildlife During this monitoring event as well as during prior events, the following wildlife species were observed or their presence noted: Pacific chorus frog (and tadpoles/egg sacs), song sparrow, chickadee, spotted towhee, common crOw and stellar jay. 3.4 Objectives, Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). ~4a_Objectila:_6 Increase the structural and plant species diversity within Wetland 11. 3,4-alJ"er:formance~andard.fuLObject~ FolloWinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), the mitiqation area will contain at least 12 native plant species. Followinq each monitorinq event, there wilf be at least an 80% survival rate of all iniUBI!y planted tree and shrub speCies or equivalent replacement of a combination of planted and re-colonized native species. Rocale Timmons April 18, 2008 Page 6 of8 • • At the time of the March 2008 field investigation, this performance standard was being exceeded. The site is averaging approximately 9370 percent survival and has double the required number of native species. 3.4b_Objectiv~ Limit the amount of invasive and exotic species within the mitigation area. 3.5bJJ"erformance_StandardJ'oU2bjective_~ After construction and folloWing every monitoring event for a period of at least five years (quarterly the first year and annually thereafter), exotic and invasive plant species will be maintained at levels below 20.% total cover in all planted areas. These species include, but are not limited to; Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English iLy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canary grass and birdsfoot trefoil. At the time of the March 2008 field investigation, invasive plant cover was approximately 2% throughout the planted areas: therefore, this performance standard is currently being met. 3.'kObj~C Increase the value of the area to wildlife by adding habitat features (i.e .. snags, stumps. and downed logs) into the wetland mitigation area. 3.5ctErufurmance_StandaaifucObjective_C After construction and following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter), the mitigation area Will contain at least one habita t feature per 10.00. sf of mitigation area. More habitat features were placed then the plan called for, therefore this performance standard has been met. 3."d_Obj~Q Ensure continued wetland hydrology within the enhanced and created wetland 3.,5,;QEerformance_S.talldard_focObjectiv~ After construction and following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter). a minimum of 0.63 acres within the mitigation area (enhanced and created wetland areas) Will be seasonally inundated or saturated to within 10." of the surface for a continuous duration equal to or greater than 12.5% of the growing season. . \ Rocale Timmons April 18, 2008 Page 7 of 8 • • As of the May 2007 site visit, many of the created wetland areas were shallowly ponded. Remaining areas were saturated at or within 10 inches of the surface. At the time of the September 2007 site visit, ponded areas were in the process of drying up: since these are seasonal wetlands, this is expected. All wetland areas were inundated as of the March 2008 visit. Wetland areas have already met the required performance standard for hydrology for the first year growing season (saturation March through May equals about 37% of the growing season). Wetland hydrology is currently abundant and wetland hydrology is present for a sufficient duration to support wetland vegetation, which is thriving, therefore this performance standard is being met. 4.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the 1/13/06 Wetland Mitiqation Plan specifications on Drawing W4.1. Weedinq As recommended in the fall 2007 report, the site has been thoroughly weeded and no further maintenance action is needed. Mulchinq As recommended in the fall 2007 report, the planted area north and east of the detention pond was thoroughly mulched to prevent soil erosion. The addition of the mulch will help to prevent the soil from eroding on the sloped pond banks and will also aid in improving the soil in this area. eJaatJ;e/dacemeat Overall the site is progressing well and had little plant mortality and active recruitment of native plants is underway. Therefore, we recommend no plant replacements at this time. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing as designed and is currently meeting and exceeding the defined performance standards for the project. Numerous desirable volunteer species are also contributing to the success of the project. Maintenance was conducted thoroughly last fall. Additional maintenance is not needed at this time, however, regularly scheduled weeding should occur in March, May, July and October and the irrigation system should be activated by May 15'''. The next long-term monitoring event is scheduled for fall 2008 followed by a summary report sent to you in the spring of 2009. Monitoring and reporting will continue annually in through at least the spring of 2012. \ Rocale Timmons April 18, 2008 Page8of8 • • We would like to receive your written approval of this report. Should you have any questions or comments, please call me at (425) 333-4535 or email me at si mot] e@altoliver,com. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1. Photographs cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle, WA 98134 / loto-point 1: View looking south over enhanced buffer associated with Wetland B. Attachment 1 Year 1 Report Photo-point 1: View looking east over associated with I, Photo-point 1: View looking southwest over enhanced buffer associated with Wetland B. Parklane Court April 18, 2008 • • Photo-point 2: View looking southwest over created and enhanced Wetland B. Photo-point 2: View looking north over created and enhanced Wetland B. Attachment 1 Year 1 Report 2 Photo-point 2: View looking northeast over created and enhanced Wetland B. Parklane Court April 18. 2008 • • ng east over created w .. tland associated with Wetland B. Photo-point 3: View looking southwest over created wetland associated with Wetland B. Attachment 1 Year 1 Report 3 Photo-point 3: View looking west over created wetland associated with Wetland B. Parklane Court April 1 B, 200B • • Photo-point 3: View looking north over enhanced buffer associated with Wetland B. Photo-point 3: View looking southeast over enhanced buffer associated with Wetland B. Attachment 1 Year 1 Report 4 Photo-point 3: View looking east over r.r .. "t..n associated with Wetland B. associated with Wetland B. Parklane Court April 18, 2008 • • Photo-point 5: View looking west over enhanced buffer around the detention pond. Attachment 1 Year 1 Report 5 Photo-point 5: View looking south enhanced buffer around the detention pond. Par1<.lane Court April 1 B. 200B • • Wetland E. Attachment 1 Year 1 Report . View looking east over enhanced 6 Parklane Court April 18. 2008 • • ~. ", • 'CITye>F RENTON . . . De~is Law, M,ayor Bob Niemann Specialized Homes 1741 4'h Avenue SO'uth . Seattle,W A.98134 Subject: . . Request for Fourth QLiarterly Monitoring Report Parklane Court Final Plat ' .. ', J !€l.~f'Re.iifon:Eil~No,-H:fA-04~1"42 'De"ar' Mr. Niemann: Department of Community and . Economic Development Ale. Pietscb, Administrator . This letter is to inform you that as of the date ofthisletter, I have not received the fourth quarterly . m:iinten~nce and monitoring report for tJie Parklane Court wetland mitigatioQ projecfthat·was due by March 5'h "," , ,. , . , . . . . , . Please sei,d two copies of the report io my attention, by April 9, 2008. [I' you have. any questions ple~sefee[free toconlactme al (425)430-721 9, . Sincerely, . 'YfWi .~NiJ.·'" Roeale Timnl0ns, Planner De~el~pm~nt' Services DivIsion , cc:' Fiie No_ LUAQ4-.142· ":. Paul Baker,'Cnde'Compliance Inspector, Sill1~nc 0-liv~r; Alt-matln 9iiver J\Ssociatd ~~~~~~~~~~~~--~,NTON: 1055 South Grady Way -Renton, Washingto~98057 .~. ',-, ",'. -AHEAD·OF.tH~· CURV'E"' , 'V THis pape~c:ontairi,~ 50% ~ ~Ieriai, 30~ postCOflsumer' . Denis Law, Mayor Bob.Niemann . Specialized Homes· . , 1741 4th Avenue South . Seattle, WA 98134 ••••••• CIT~FRENTON Planriing/Building/Public Works Department . Gregg Zimmerman P.E., Admi'nistrator .' Subject: "Receipt ofThird QuarterlYMonitoring Report Parklane.Coui-t Final Plat . GCity-of"Rel1t5l1FiIFNo:-r:UA-04"="I'42:-, """'~""j Dear Mr: Niemann: . ThIs letter i~ to inform you that I received the'third quarterly mamtenanceand monitonngreport . for the Parklane Court wetland mitigationprojec{onFebruary 4,2008. Accordi~gto your biologisithemltigatlOn projectis'll1eeting estai?lished perfo~ance standarqs. ' To clarify, ihe nexi report due is the fourth quarterly niaintenance and monitoring report, two copies of which are due to me by March 15,~.Ifyou have any questionspJease.feel free to contactm.e at (425) 430-7270: . ~.' ' ., . . , '~!lcereJy"" . '1fJ1" /./7. '" .;!l '.'l ".J 'A.' /)'.' '.' .•.. , ..... ' ~K!I··· . . '," -' ,<' > ',', :-. . AndreaPetzeJ,i)Jan~er '.' Developmerit Services Division .. ",' . cc: 'City ~of Renton' File No .. UJA 04~ i42 '_ . SimoneOJivet, Altma~n O!i.ver Assoc'iates' • • Altmann Oliver Associates, LLC PO Box 578 Carnation, WA 98014 Office (425) 333-4535 January 29, 2008 Andrea Petzel City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 33'1-4509 AOA Environmental Planning & Landscape Architecture AOA-1997 r--. Parklane Court Plat, WA -C1ty'of-R~nton File'#LUA04-142~ REFERENCE: SUBJECT: January 2008 Performance Monito'=ring Report (Year 1, 4'" Quarter) Dear Andrea, This report has been prepared to document current conditions of the wetland mitigation areas at the Parklane Court Plat. InclUded in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the mitigation areas at the Parklane Court Plat was completed during the winter of 2006-2007. The monitoring period commenced with City sign-off of the mitigation.,area on January 17,2007. The baseline assessment, results of which were summarized·i.n the report was dated March 13, 2007. Monitoring will be completed for a minimumo!'? Y5'ars (quarterly the first year and annually thereafter) per the monitoring speCifications on Drawing W4.1 of the approved drawing set. The next performance monitoring site visit will be the fall of 2008, followed by a summary report submitted in January 2009. Andrea Petzel January 29, 2008 Page 2of7 • 2.0 PERFORMANCE MONITORING • This report summarizes the conditions encountered during our 1/4/08 Year 1 site review. The data collected during this site visit will be compared to the data collected during the baseline assessment and quarterly visits last year. This report, as well as future reports, will include: a) 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 wetland and buffer areas. 3.1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-points are depicted on the as-built drawing, which was included in the baseline assessment report. 31a V"0etatialLSamplin€j Plot 1 -3a Radius NE Wlrt;land B Creation and Buffer Enhancement (20' SE of the wall comer) Plant Speciee Blleleline 5/151W 9/121W 114108 vine maple (/iccrcircinotum) 1 1 1 1 we.Urn hemlock (T5uqa heterophyll.!l) 1 1 0 0 we.Urn red cedar ( Thlfj'" plicata) 2 2 2 2 deer fern (8lechnum apicGltft) l' l' l' l' red-o~ier dogwood (Cornu5 ~t:ricei1) 8 8 8 8 black twinberry (Lonicera irlvolucrat8) 1 1 1 1 tall Oregon-grape (MahomB aquifolium) 1 1 1 1 f>word fern (Foly5tichum munitum) l' l' 1" l' cluBtered rOBe (R058 pl!Jocarpa) 8 8 8 8 red elderberry (58mbucuf} racemoea) 3 3 2 2 black cottonwood (f'opuluf!> trichocarpa)" 0 0 10+ 10+ TOTAL INSTALLED PLANTS 25 25 23 23 'existing plants, "volunteers 31b Summar;y of Plot 1 Conditions • Woody areal of coverage -25% • Survival rate of installed plants: 927. • Herbaceous coverage is estimated at 40%. Many volunteer wood rushes (Luzula 5P.) and lady ferns (Athyrium filix-femina) comprise the majority of the herbaceous coverage, although they were dormant at time of the January 2008 site visit. • The adjacent wetland contained at least 6" of water. • The downed cottonwood branches that fell during the December windstorm are sprouting and contributing to the woody coverage. • Invasive coverage: None present, maintenance was conducted last fall. • MAINTENANCE: None needed at this time. Andrea Petzel January 29, 2008 Page 3 of7 • 31c Vegtrt.ation Samplin0Elllt 2 -30' Radius • South Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Speci,," Bal!)eline 5/15/07 vine maple (Acr:rcircin.!1tum) 1 1 we!:)tern crabapple (Ma/u5 fu~cll) 1 1 we .. Urn red cedar (Th'!i'" plic6t.» 2 2 highbueh cranberry (Viburnum Mu/e) 1 0 red-o!5ier dogwood (Cornu!5 ~t:dct:a) 5 3 black twin berry (Lonicera involucrJ!lta) 2 2 willow (S .. lix "p.) 12 12 red elderberry (Sambucu5 raccmotJ.!I) 2 1 TOTAL INSTALLED PLANTS 24 22 3 1d Summary Of Plot 2 COllditions 9/15/07 1I4/0B 1 ·1 1 1 2 2 0 0 5 5 2 2 12 12 1 1 22 22 • Woody areal of coverage -157 •. Upper canopy of native surrounding trees is -807 •. • Native forest Covers -20% of the southern part of the plot which includes a Douglas fir tree and native trailing blackberry (Rubu5 ur5inu5) as groundcover. • Survival rate of installed plants: 917. • Herbaceous coverage is 5%, comprised of both the native trailing blackberry (Rubu5 ur5inu5) and western spring beauty (Montia 5ibirica). • Wetland areas in this plot contained at least 6" of water during the winter 2008 visit. • MAINTENANCE: None needed at this time. 31e Vegtrt.ation Sampling Plot 3 -3~' Radius NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant Speci ... Bal!)eline 5/15/07 9/15/07 1I4/0B black coJ;t;onwood (Populu .. trichocarpa) 2' (1 ""i"t.) 2' (1 exi.t.) 2' (1 <xi.t.) 2' (1 ex;"t.) we"Urn red cedar (Thuja plic6t.» 3' (1 eX;Bt.) 3' (1 ex;.t.) 3' (1 eX;Bt.) 3' (1 ex;"t.) highbu!5h cranberry (Viburnum &dule) 1 1 1 1 red-o~ier dogwood (Cornue 5eriC(;.!l) 10 10 10 10 black twinberry (Lonicera involucrata) 2 2 2 2 f5Wora fern (Po/Yetlchum munltum) 3' 3' 3' 3' clu5tered rOe>c (Roea pI!Jocarpa) 1 1 1 1 willow (Salix "p.) 15 15 15 15 red elderberry (Sambucu~ racemo~a) 4' (1 exiet.) 4' (1 ex;"t.) 4' (1 ex; .. t.) 4' (1 exiet.) TOTAL IN5TALLED PLANTS 57 37 37 57 ""exi!:5ting plan~ 3 1f Su m rna ry Of PIIllL3..Gonditi.cm2 • Woody areal of coverage -257 •. Upper canopy of native surrounding trees is -80% • Survival rate of installed plants: 1007. • Herbaceous coverage is 30%. A variety of volunteer native species are present in this plot including Cooley's hedge nettle (Starchy Cooley), lady fern, bleeding heart (Oecent Andrea Petzel January 29, 2008 Page 4 of7 • • Formosa) and piggyback plant (Tolmiea menziesil), although most are presently dormant. • Water was at least 12" deep in parts of the adjacent wetland. • MAINTENANCE: None needed at this time. 31!! Vegetation Samplin!! Plot 4 -25' Wide x 20' long NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Property Line- (at the base of the large cedar snag along the westem half) Plant Speci." 6.1!1&eline 5115/07 911'3107 black cottonwood (f'opu/u" trichociirpa) 2 2 2 .-illow (5a/ix .. p.) 17 14 14 weetern red cedar (Thuja pn'cata) 1 1 1 hlghbu~h cranberry (Viburnum t:dulr::) '3 3 '3 re:d-oeit.:r dogwood (Cornu!!} ~t:n'ct:a) etarte" etart~" etarte" epirae:a (Spirifft:A douql.!l~i{) 0 5' 5" red-oeier dogwood (Cornu!!} §erict:L!I) 5 5 5 TOTAL INSTALLED PLANTS 28 25 25 .. exl6tmg or volunteer plante 31h Summary Of Plot 4 Conditions 1/4/08 2 14 1 3 etarte"- 5" 5 25 • Woody areal of coverage -407 •. Red-osier, cottonwood, and spiraea cover 307. of the plot at 407. cover. • Survival rate of installed plants: 897 •. Plant mortality is limited to the willow cuttings. • Herbaceous coverage is 807. consisting of creeping buttercup, soft rush, red dock and Watson's willow herb. • Wetland areas near Plot 4 contained a few inches of ponded water. • MAINTENANCE: None needed at this time. 3.2 Water Quality And Hydrology At the time of the winter field investigation, the wetland areas were all inundated and hydrology was plentiful. All wetland areas appear to have sufficient hydrology year around to support wetland vegetation. 3.3 Wildlife During this monitoring event as well as during prior events, the following wildlife species were observed or their presence noted: Pacific chorus frog (and tadpoles/egg sacs), song sparrow, chickadee, spotted towhee, common crow and stellar jay. 3.4 Objectives, Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). I Andrea Petzel January 29, 2008 Page50f7 3 4a Objective A • • Increase the structural and plant species diversity within Wetland A. 34al performance Standard for Objective A Following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter). the mitigation area will contain at least 12 native plant speCies. Following each monitoring event, there will be at least an 80% survival rate of all initially planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. At the time of the January 2008 field investigation, this performance standard was being exceeded. The site is averaging approximately 93% percent survival and has double the required number of native species. :3 4b Objective B Limit the amount of invasive and. exotic species within the mitigation area. :3 5b1 Performance Standard for Objective B After construction and following every monitoring event for a period of at least five years (quarterly the. first year and annually thereafter). exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to; Scott; broom, Himalayan and evergreen blackber'Y-purple loosestrif~ hedge bindweed. Japanese knotweed. English iry, creeping nightshad~ Canada and bull thi5t/~ poison hemlock, reed canary grass and birdsfoot trefoil. At the time of the January 2008 field investigation, invasive plant cover was approximately 2% throughout the planted areas; therefore, this performance standard is currently being met. 3 4c Oujective C Increase the value of the area to wildlife by adding habitat features (i.e., snags, stumps, and downed logs) into the wetland mitigation area. 35cl performance Standard for Objective C After construction and following every monitoring event for a period of at least five years (quarterly the first year and annually thereafter), the mitigation area will contain at least one habitat feature per 1000 sf of mitigation area. More habitat features were placed then the plan called for, therefore this performance standard has been met. :3 4d Objective D Ensure continued wetland hydrology within the enhanced and created wetland Andrea Petzel January 29, 2008 Page 60f7 • 3,5d1 Performance Standard for Olzjective D • After con!3truction and followinq every monitorinq event for a period of at lea!3t five year!3 (quarterly the firot year and annually thereafter). a minimum of 0.63 acre!3 within the mitiqation area (enhanced and created wetland area!3) will be !3ea!3onally inundated or !3aturated to within 10" of the 5urface for a continuou!3 duration equal to or qreater than 125% of the qrowinq !3ea!3on. As of the May 2007 site visit, many of the created wetland areas were shallowly ponded. Remaining areas were saturated at or within 10 inches of the surface. At the time of the September site visit, ponded areas were in the process of drying up; since these are seasonal wetlands, this is expected. All wetland areas were inundated as of the January 2008 visit, also expected due to the heavy rainfall in December 2007. Wetland areas have already met the required performance standard for hydrology for the first year growing season (saturation March through May equals about 37"10 of the growing season l. It appears that wetland hydrology is present for a sufficient duration to support wetland vegetation, which is thriving. 4.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the 1113/06 Wetland Mitiqation Plan specifications on Drawing W4.1. Weeding As recommended in the fall 2007 report, the site has been thoroughly weeded and no further maintenance action is needed. Mulching As recommended in the fall 2007 report, the planted area north and east of the detention pond was thoroughly mulched to prevent soil erosion. The addition of mulch or compost will help to prevent the soil from eroding on the sloped pond banks and will also aid in improving the soil in this area. Plant Rt;pIacement Overall the site is progressing well and had little plant mortality and active recruitment of native plants is underway. Therefore, we recommend no plant replacements at this time. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing as designed and is currently meeting and exceeding the defined performance standards for the project. Numerous desirable volunteer species are also contributing to the success of the project. Maintenance was conducted thoroughly last fall. Additional maintenance is not needed at this time, however, regularly scheduled weeding should occur in March, May, July and October and the irrigation system should be activated by May 15"'. Andrea Petzel January 29. 2008 Page7of7 • • The next long-term monitoring event is scheduled for fall 2008 followed by a summary report sent to you in January 2009. Monitoring and reporting will continue annually in through at least January of 2012. We would like to receive your written approval of this report. Should you have any questions or comments. please call me at (425) 333-4535 or email me at sjmone@altoljver com. Sincerely. ALTMANN OLIVER ASSOCIATES. LLC Simone Oliver Landscape Architect Attachments 1. Photographs cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle. WA 98134 Photo-point 1: View looking northeast over enhanced buffer associated with Wetland B. Photo-point 1: View looking south over enhanced buffer associated with Wetland B. At:.achment 1 Win,er 2008 Year 1 ReporG Photo-point 1: View looking east over enhanced buffer associated with Wetland B. Photo-point 1: View looking southwest over enhanced buffer associated with Wetland B. Parklane Court January 29, 2008 • • Photo-point 2: View looking southwest over created and enhanced Wetland B. Photo-point 2: View looking north over created and enhanced Wetland B. t\;;::.achment 1 Winter 2008 Year 1 Report 2 Photo-point 2: View looking west over created and enhanced Wetland B. ,~- Photo-point 2: View looking northeast over created wetland associated with Wetland B. Parklane Court. January 29. 2008 • • Photo-point 2: View looking east over created wetland associated with Wetland B. Photo-paint 3: View looking southwest over created wetland associated with Wetland B. Attachmenr 1 Winter 2008 Year 1 Report. 3 Photo-point 2: View looking south over enhanced buffer associated with Wetland B. Photo-point 3: View looking west over created wetland associated with Wetland B. Parklane CQur-;. January 29, 2008 • • D \ \ '" I . " '. ' , 'J ":~~~, '! ~ " , ' ,,,,J ':I~: , \' r '. ' .I. J i / .. , , 'ff .:. ,. '/" 't'" ." / ."i .. ': -' . "j' \ ,/" 1* ',.' ~ •• q. ' " '\) '.' 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',' .' , ~ 'c. .. ... < Photo'point 3: View looking north over enhanced buffer associated with Wetland B. Photo-point 3: View looking southeast over enhanced buffer associated with Wetland B. ;\ttachment 1 Wint:.er 2008 Year 1 Report 4 Photo-point 3: View looking east over created wetland associated with Wetland B. Photo-point 3: View looking south over enhanced buffer associated with Wetland B. Parklane Court January 29. 2008 • • Photo-point 3: View looking southeast over created wetland associated with Wetland B. Photo-point 4: View looking northeast over created and enhanced Wetland B. Attachment 1 Winter 2008 Year 1 Repor:. 5 Photo-point 4: View looking north over created and enhanced Wetland B. Photo-point 4: View looking east over created and enhanced Wetland B. Parklane Court January 29. 2008 • • Photo-point 4: View looking southeast over enhanced Wetland B. . " ';r;;;t'l. '.' . ~' .. ;' : .... '~ ~~\ "I'~;i)JI\ .,~~~~ ~~~;~~, .. '!' "re"~!'~1 ;:',7'.~, "" ~ '." f.l"" , iY' .? . r;'~iIi::';~i'iI ;,o;:t'i;:.".l'., <""~'''-,.A-. -c', ~_:;, -" '"';l::.;, ". r ••• , ' ... '. ",., Y' _ " v. ~~.',Jd"··f "i'Ji,.<. ~'\" 'I' 1U:l.l't,~~~~ '':. Il~ .I.~~... ,." ~.. I III -=== -0 ' " li/' ;~j;':'~~:*~::\~r 'jd';· .:' ,., .. :.~: ';r,'sfm,li~CJGn~",,~. ~':: .1-. , """. '.' . 'IL _ " . •. ,: ., .• 1',' -"" "'!'.-.. '.. G Y=cs, II' '\ ' ':~:. J, i'!-' ,~.,~: . . '. . , .. _,' ~". . '·'·~'"·'!Jl "~Ii "'1 ~ ·'\i1''' . ..' .... ':'w . ". ~..' I . '. "l;: .. '.' ," ~'II';: !"t,'-.... ,:-o -,I.. '( I \" , ,i"" ~/'~'\I . ". .' .":/": .lei, .: l /f~y:.:(.~,,),; ,. _~~~.?, ',.' . I, ',\.\~. , ~J ... ,~ "' .. l~\ .. , I" ~~." ....... .. ' • : ~' ... • {C. • _ ", .', " •• . I"'~:': '.~\: . .::;,., t:f: ... ':~"JiiJ2~/F~,.:q,. __ :-...J); -~ .' ... \":>'~"Jl P'I ..' . , .... ~., .'1_' • ..' '" ,',' ~ ..<', .,-.... .: .: ;" , • -.... 1'1_, .:-. '~' _ '-!. ... ~.~ •. "")._,."" .... ",~,~~.,. -" .. "". :'. ',,'4 V. '''?r.'<";"~".", .. ,~",,,, '''''v.~ .• '~,1 -. '<\';·-''''''~'''.:~:~oL' -''''-~l'''.;.. cr, ,~., #~~~~" ;.:c."'j '.. I :-"·c,. ,,"'~;... "\~..ei!r:;: .. ,~,:;,,.;:)t...,,it,i\~;,;_,,= '., ~; ," ". ". '~:~:"~''''~~~''':;'::ir':} .t~.': ~~'::'%--:;:'.~( t '-~ <j ~ "~.....,r~ r-".:. r,:.-l<;:( .•. :......-..._ .. , ' .... 1. 1 • _ .(-.', '.' n",,\' '~""'''. 't,/" . ..;~ , " \"', "~\"".".J:,lC'.,,,,,_ ,-'!',. •. I , . "-~_K~~ ... : ~--T~' .. ,,; .. !'~.:..4' . \ . . ,:-..... ':' -., . \ .' Photo-point 4: View looking west over enhanced Wetland B. Attachmen~ 1 Winter 2008 Year 1 Repo~ 6 Photo-point 4: View looking southwest over enhanced Wetland B. Parklane Cour:; January 29. 2008 • • Photo-point 5: View looking west over enhanced buffer around the detention pond. Attachment 1 W,n:er 2008 Year 1 Report 7 Photo-point 5: View looking south enhanced buffer around the detention pond. Parklane Court January 29. 2008 • • Photo-point 6: View looking west over enhanced Wetland E. Photo-point 7: View looking east over enhanced Wetland E. Attachment 1 \vincer 2008 Year 1 Report 8 Photo-point 7: View looking west over enhanced Wetland E. Parklane Court January 29, 2008 • • ---------- • CITytbF RENTON . .. Bob Niemann Specialized Homes 1741 41h Avenue South Seattle, W A 98134 Planning/Building/Public Works Department Gregg. Zimmerman P;E., Administrator Subject: Request for Third Quarterly Monitoring Report. Parklane Court Final Plat City of Renton File No. LUA 04·142 DearMr. Niemann: This letter is to inform you that as of the date of this letter, I have not received the third quarterly . maintenance alld monitoring report for the Parklane Court wetland mitigati,on project that was due by December IS, 2007 .. Please send·two copies ofthe·reportto my attention, and if you have any questions please feel free to contact me at (425)430'7270. . Sincerely, Andrea Petzel, Planner Development Services Divisiqn .. . cc: File No. LUA04-\42 ~imone Oliver, Altmann Oliver Associates -~-~---'~1-0-55~S--'O-U-',th--'.fi'-r-ad-Y-W~aY-"--R-e-n·-to-n,-w-as-hi-n7gto-n~9-80-5-7----~-· . • ~ .. ~. ~ . . , .,' .AHEA·~ 'OF ;HE"CUR'VE ~ !his pape~con~inS 50% ~ material, 30% ~t consumer' CIT~RENT()N . Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator September 26, 2007 Bob Niemann Specialized Homes 1741 4"'Avenue South· Seattle, iTA 98134 . Subject: Receipt of Second Quarterly MonitoringReport Parklline Court FinalPlat City. of Renton File No.LUA04-142 Dear Mr. Niemann: -, . . '. This letter is to inform you that,! received the second quarterly maintenance and 'monit()ring' report for the Parklane Court wetland mitigation projecton September '19, 2007. Acc()rding to your biologist the mitigation project is meeting' established.perfomiancestandards. To clarify, the next report due is the third quarterlymaintbanceand~onitoring,report, two' . copies of which are due 'to me by December IS, 2007. If you have any questionsj:>lease feel free to contact me at (425) 43Q-7270, .. . . . . . cerel:\', -Andrea: Petzel, ·Planner ' Development Services Division .' File No. LUA04~142 Paul Baker, Code Compliance Inspector. Simone Oliver, Altmann Oliver Associates -'-~~'-'---"~I-05~5-S-0-Uth-G~ra-d'--Y-W~a-Y--~R-en-t-on-,-w":'as-h-i-ngt-o-n~98~O-5-7~--'---"---.~· .. * Th~'p8~-CO~in~ 50%'~ materia!, 30% Po&consumer. AHEAD OF THE·CURVE • • Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 3334535 September 14, 2007 Andrea Petzel City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 3334509 Environmental Planning & Landscape Architecture AOA-1997 REFERENCE: Parklane Court Plat. WA -City of Renton File #LUA04-142 SUBJECT: September 2007 Performance Monitoring Report (Year 1. 3" Quarter) Dear Andrea, This report has been prepared to document current conditions of the wetland mitigation areas at the Parklane Court Plat, Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the mitigation areas at the Parklane Court Plat was completed during the winter of 2006-2007. The monitoring period commenced with the baseline assessment, results of which were summarized in the report dated March 13, 2007. Monitoring will be completed.for a minimum of 5 years (quarterly the first year and annually thereafter) per the monitoring specifications on Drawing W4.1 of the approved drawing set. The next performance monitoring site visit will be this winter -12/15/07. Andrea Petzel September 14.2007 Page20f8 • 2.0 PERFORMANCE MONITORING • This report summarizes the conditions encountered during our 9/12/07 site review. The data collected during this site visit will be compared to the data collected during the baseline assessment and the spring site visit. This report. as well as future reports. will include: a) 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 wetland and buffer areas. 3.1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-points are depicted on the as-built drawing. which was included in the baseline assessment report. 3.1a Vegetation Sampling Plat 1 30' Radiu.5 NE Wetland B Creation and Buffer Enhancement (20' SE of the wall corner) Plant Species Baseline 5/15/07 9/12107 vine maple (Acer circinatum) 1 1 1 western hemlock (T5uqa heterophylla) 1 1 0 western red cedar (Thuja plicata) 2 2 2 deer fern (Blechnum 5picant) 1* 1* 1* red-osier dogwood (Cornu5 5ericea) 8 8 8 black tWinberry (Lonicera involucrata) 1 1 1 tall Oregon-grape (Mahonia aquifolium) 1 1 1 sword fern (?oIy5tichum munitum) 1* l' l' clustered rose (Ro5a pi50carpa) 8 8 8 red elderberry (Sambucu5 racemof3a) 3 3 2 black cottonwood (?OpUIU5 trichocarpa)" 0 0 10+ TOTAL INSTALLED PLANTS 25 25 23 'existing plants. "volunteers 3.1lz..S.ummary of P{~J_Ganditioru; • Woody areal of coverage -25% • Survival rate of installed plants: 92% • Herbaceous coverage is 40%. Many volunteer wood rushes (Luzula 5p.) and lady ferns (Athyrium filix-femina) comprise the majority of the herbaceous coverage. • The adjacent wetland was dry during the fall site visit. • The downed cottonwood branches that fell during the December windstorm are sprouting and contributing to the woody coverage. Andrea Petzel September 14, 2007 Page 3 of8 • • • Invasive coverage: Less than 17. and limited to Himalayan blackberry vines • MAINTENANCE: Cut and remove Himalayan blackberry vines. 3 1c ~etatlon Sampling Plot 2 -30' RadilJ.5 South Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Species Baseline 5/15/07 9/13/07 vine maple (Acercircinatum) 1 1 1 western crabapple (Ma/u5 fu5ca) 1 1 1 western red cedar ( Thllja plicata) 2 2 2 highbush cranberry (Viburnum edu/e) 1 0 0 red-osier dogwood (Cornu5 5ericea) 3 3 3 black twinberry (Lonicera invo/ucrata) 2 2 2 willow (Salixsp.) 12 12 12 red elderberry (Sambucu5 racemo5a) 2 1 1 TOTAL INSTALLED PLANTS 24 22 22 31d Summary_Ofj"lot_2_Conditions • Woody areal of coverage -157 •. Upper canopy qf native surrounding trees is -807 •. • Native forest covers -20% of the southern part of the plot which includes a Douglas fir tree and native trailing blackberry (Rubu5 ur5inu5) as groundcover. • Survival rate of installed plants: 917. • Herbaceous coverage is 57., comprised of both the native trailing blackberry (Rubu5 ur5inus) and western spring beauty (Montia 5ibirica). • Wetland areas in this plot were dry at the time of the fall visit. Willows planted in this area appear very healthy, indicating that the area has wetland hydrology for an extended duration during the growing season. • MAINTENANCE: None needed at this time. 3 18 Vegetatlon.Sampling...Elat 3 -30' Radius NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant SpeCies Baseline 5/15/07 9/13/07 black cottonwood (Popu/us trichocarpa) 2* (1 existing) 2* (1 existing) 2* (1 existing) western red cedar ( Thuja plicata) 3* (1 existing) 3* (1 existing) 3* (1 existing) highbush cranberry (Viburnum edu/e) 1 1 1 red-osier dogwood (Cornu5 5ericea) 10 10 10 black tWinberry (Lonicera invo/ucrata) 2 2 2 sword fern (Po!y5tichum munitum) 3* 3' 3' clustered rose (Ro5a pi50carpa) 1 1 1 willow (Salixsp.) 15 15 15 And rea Petzel September 14, 2007 Page 4 of 8 • red elderberry (Sambucus racemosa) TOTAL INSTALLED PLANTS 'existing plants 3.1tSlJmmary Of Plot_3_GOlldltloll!2 • 4' (1 existing) 4' (1 existing) 4' (1 existing) 37 37 37 • Woody areal of coverage ~257 •. Increase in woody coverage due to healthy spring growth of planted and volunteer plants, such as Indian plum. The red-osier dogwoods produced up to 12" of new growth this season. Upper canopy of native surrounding trees is ~807. • Survival rate of installed plants: 1007. • Herbaceous coverage is 30%. A variety of volunteer native species are present in this plot including Cooley's hedge nettle (Stachys cooleyae), lady fern, bleeding heart (Dicentra formosa) and piggyback plant (Tolmiea menzies/i) • Soil in most of the wetland areas near this plot were saturated at or near the surface. • MAINTENANCE: None needed at this time. 3Jg ~t:tation Sampli~t 4 -25' Wide x 20~Lollg NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Property Line- (at the base of tht:large ct:dar snag along tht: wt:stt:rn half) Plant Species Baseline 5115/07 black cottonwood (Populus trichocarpa) 2 2 willow (Salix sp.) 17 14 western red cedar (Thuja plicata) 1 1 highbush cranberry (Viburnum edule) 3 3 red-osier dogwood (Comus sericea) starts' starts' spiraea (Spiraea douqlasiJ) 0 5' red-osier dogwood (Comus sericea) 5 5 TOTAL INSTALLED PLANTS 28 25 'existing or volunteer plants 31h Summary Of PlotACandition!2 9/13/07 2 14 1 3 starts' 5' 5 25 • Woody areal of coverage ~40%. Red-osier, cottonwood, and spiraea cover 307. of the plot at 407. cover. • Survival rate of installed plants: 897 •. Plant mortality is limited to the willow cuttings. • Herbaceous coverage is 807. consisting of creeping buttercup, soft rush, red dock and Watson's willow herb. • Wetland areas near Plot 4 were moist but not saturated. Vegetation in this area is growing rapidly, indicating abundant moisture is present throughout the growing season. And rea Petzel September 14. 2007 Page50f8 • • • MAINTENANCE: Trim blackberrie5 a5 they encroach into the wetland area. 3.2 Water Quality And Hydrology At the time of the September field investigation. the wetland area5 were 5aturated near the' 5urface or had dried out. All wetland area5 appear to have 5ufficient hydrology to 5upporc wetland vegetation. 3.3 Wildlife During thi5 monitoring event a5 well a5 during prior event5. the following wildlife 5pecie5 ,were ob5erved or their pre5ence noted: Pacific choru5 frog (and tadpole5/egg 5ac5). 50ng sparrow. chickadee. spotted towhee. common crow and stellar jay. 3.4 Objectives. Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). 3.48 Objectiv~A Increase the structural and plant species diversity within Wetland A. 3.481 Performance 5.tandard for Objective A Followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), the mitiqation area will contain at least 12 native plant species. Followinq each monitorinq event, there will be at least an 80% survival rate of all initially planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. At the time of the September 2007 field investigation. this performance standard was being exceeded. The site is averaging approximately 93'0 percent survival and has double the required number of native species. 3.4b Objectlve_~ Limit the amount of invasive and exotic species within the mitiqation area. 3.5b1 PerformanCtL5tandard for O~j~ After construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include. but are not limited to; Scot's broom, Himalayan and everqreen blackberry. purple loosestrife, hedqe bindweed, Japanese knotweed, Enqlish i'X creepinq niqhtshade, Canada and bull thistle, poison hemlock. reed canaryqrass and birdsfoot trefoIl. And rea Petzel September 14, 2007 Page60fB • • At the time of the September 2007 field investigation, invasive plant cover was approximately 270 throughout the planted areas: therefore, this performance standard is currently being met. 3A:e 017jective C Increase the value of the area to wildlife byaddinq habitat features (i.e., snaqs, stumps, and downed loqs) into the wetland mitiqation area. 3.5cl Performance Standan:lfor Ol:>jective C ;',fter construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), the mitiqation area will contain at least one habitat feature per 1000 sf of mitiqation area. More habitat features were placed then the plan called for, therefore this performance standard has been met. 3.!l-d. OI:>Jectiye D Ensure continued wetland hydroloqy within the enhanced and created wetland :3 5dl Performance5tandard for 017jectivlLQ ;', fter construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter J a minimum of 0. 63 acres within the mitiqation area (enhanced and created wetland areas) will be seasonally inundated or saturated to within 10" of the surface for a continuous duration equal to or qreater than 12.5% of the qrowinq season. As of the May site visit, many of the created wetland areas were shallowly ponded. Remaining areas were saturated at or within 10 inches of the surface. At the time of the September site visit, ponded areas were in the process of drying up: since these are seasonal wetlands, this is expected. All wetland areas have already met the required performance standard for hydrology for this growing season (saturation March through May equals about 37% of the growing season). It appears that wetland hydrology is present for a sufficient duration to support wetland vegetation, which is thriving. 4.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the 1/13/06 Wetland Mitiqation Plan specifications on Drawing W4.1. Weeding Invasives (European bittersweet (Solanum dulcamara) and blackberries (Rubus discolor)) are present in small quantities in the unbuffered wetland in the north end of the project And rea P e1;zel SepUmber 14, 2007 Page 7 of8 • • si1;e. A few blackberry vines were also observed along 1;he edges of 1;he main mitiga1;ion area. These can be easily removed and should be hand pulled, as 1;hey have no1; ye1; developed exUnsive roo1; sysUms. Mu/chine The plan1;ed area nOr1;h and eas1; of 1;he de1;ention pond should be mulched to preven1; soil erosion. The addi1;ion of mulch or compost will help to preven1; 1;he soil from eroding on 1;he sloped pond banks and will also aid in improving 1;he soil in 1;his area. AI1;hough 1;here was li1;tle plan1; mOr1;ali1;y present in 1;his area, some plan1;s did appear s1;ressed or s1;un1;ed and would benefi1; from mulch. Plantgep/~ Overall 1;he siU is progressing well and had li1;tle plan1; mor1;ali1;y. Plants tha1; need replacement (per 1;he one year plan1; guaran1;ee) are listed below. For the general 10ca1;ions referenced below, refer 1;0 drawing AB1.1 included in the Baseline Assessmen1; Repor1;. Replacemen1; plan1;s should be of the same size as specified on AB1.1. Loca1;ion Species Quan1;ity Vege1;ation Plo1; #1 Western hemlock 1 Vegetation Plo1; #1 red elderberry 1 Vegeta1;ion Plo1; #2 Highbush cranberry 1 Vege1;ation Plot #2 Red elderberry 1 Vegetation Plot #4 Pacific willow 3 At edge of forest, sou1;h of Western hemlock 1 detention rond Eas1; of de1;en1;ion rond Tall Oregongrare 3 East of de1;ention pond Serviceberry 3 5.0 SUMMARY & MONITORING SCHEDULE Overall, 1;he site is performing as designed and is currently mee1;ing and exceeding the defined performance s1;andards for the project. Numerous desirable volunteer species are also contribu1;ing to 1;he success of the project. With proper on-going main1;enance, the site should establish successfully. The nex1; long-term monitoring event is scheduled for December of 2007 followed by a summary repOr1; sent 1;0 you. FolloWing the December 2007 si1;e visit, moni1;oring and repOr1;ing will then con1;inue annually in February 1;hrough at leas1; 2012. We would like 1;0 receive your wri1;ten approval of this repor1;. Should you have any questions or commen1;s, please call me at (425) 333-4535 or email me a1; 5imo.n~Dliv=. Andrea Petzel September 14. 2007 Page8of8 Sincerely. • ALTMANN OLIVER ASSOCIATES. LLC Simone Oliver Landscape Architect Attachments 1. Photographs • cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle. WA 98134 Photo-point 1: View looking northeaet over enhanced buffer aeeoclaud with Wt:tland B. Photo-point 1: View looking eouth oyer enhanced buffer aeeociated with Wt:tland B. Attachment 1 Fall 2007 Report Photo-point 1: View looking eaet oyer cmhanced buffer aeeociaud with Wt:tland B. ~~'f;:,!~~~~ I .. _0. I') ••• _ Photo-point 1: View looking eouthweet over enhanced buffer aeeociaud with Wt:tland B. Parklane Court September 14. 2007 • • Photo-point 2: View looking e;outhwee;t over created and enhanced Wetland B. • "....,.,..tOll Photo-point 2: View looking north over created and enhanced Wetland B. 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'..,.'" • -!:! ."" ~ ~ . _;-. ..\ ' .. .p.,,-'/ '/ ,\ ,~ V~ ~,:{ "f1 I J /,--~ !*~ , .' ?~'I; -/' .~. i .' l.,ll' -;' , ~ .. ~,,,,t.· s,. '.~ -::y-. f "~"I '. '.~' '~K"~ ~ \ . ;. i,'\, ' .~' '.,0 ; .. ' .~. ' .. 0""'\ ~. . . '. .. .), ...... ~ ~-, .. '. j.~ " f/1j1.1 1. .. ;.~ ;'·-i-,\;f. .' . ,' ,/'-.. ", '>, I':: {, ( " j ;'1"-''':':4~ ! ~ I 4' .. . ~ -, ... ."'f \ 'S ••. ." 4.. .=.':'_ • . I"~ 'j .' /t:\..J: ~ ...... . _:·~··"' .• ~·'·~··H Photo-point 2: View looking wee;t over created and enhanced Wetland B . Photo-point 2: View looking northeae;t over created wetland ae;e;ociated with Wetland B. Parklane Court September 14. 2007 • • " "~'" >" " . I ." ' ....... '. ", ,; "A" .< ' '1~;'C,.,"-~",\} ~\\ 'II, f' ;11i!..,:. a-':'~t'"~,,,:: ~~ .. . ;.1 ... H!!'." I '.04 ~',. ~ ) .. !;t.:J. , .... , .. ~~ .... \ '/ \l '"';',,,.-: jI ~-;"'" .... ~ .... .:: • t-.rS· ~ • '. 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Parklane Court September 14, 2007 • • Photo-point 3: View looking north over enhanced l7uffer associated with Wetland B. Photo-point 3: View looking southeast over enhanced l7uffer associated with Wetland B. Attachment 1 Fall 2007 Report 4 Photo-point 3: View looking east over created wetland associated with Wetland B. Photo-point 3: View looking south over enhanced l7uffer associated with Wetland B. Parklane Court September 14. 2007 • • Photo-point 3: View looking eoutheaet over created wetland aeeoclated with Wetland B. Photo-point 4: View looking northeaet over created and enhanced Wetland B. Attachment 1 Fall 2007 Report 5 Photo-point 4: View looking north over created and enhanced Wetland B. Photo-point 4: View looking eaet over created and enhanced Wetland B. f'arklane Court September 14. 2007 • • Photo-point 4: View looking e;outheae;t over enhanced Wetland B. Photo-point 4: View looking wee;t over enhanced Wetland B. At.tachment 1 Fall 2007 Report 6 Photo-point 4: View looking e;outhwee;t over enhanced Wetland B. Parklane Court September 14. 2007 • • Photo-point 5: View looking west over enhanced puffer around the detention pond. Attachment 1 Fall 2007 Report 7 Photo-point 5: View looking south enhanced puffer around the detention pond. Parklane Court September 14. 2007 • • Photo-point 6: View looking weat over enhanced Wetland E. Attachment 1 Fall 2007 Report 8 Photo-point 7: View looking weet over enhanced Wetland E. Parklane Court September 14. 2007 • • • CrrY~F RENTON Kathy Ke~lker, Mayor, PlanningiBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator 'August 24,2007 Bob Niemann " Specialized Homes 1741 4th Avenue South ,Seatt1e,WA 98134 Subject: Receipt of First Quarterly Monitoring ReJlort Parklane Court Fin~I'Plat' ' , ",' City of Renton File:No. LUA04-142 Dear, Mr. N iemaniJ: 'ThiS letter IS to inform you that I received the firs! quarterly mamtenance and monitoring"re~ort for the:Parklane Court wetland mitigation project on August 16, 2007. The original due date of , ,the rep()rt was June 15,2007. ' , According to your biologist the mitigation project is meeting established performance standards, , Recommendations ior~move ,invasivespecies'ih tile )1orth end of the project site should be, ,'followed:a!; soon as possible: Also, please'verirythat the split-rail fence has been'IJUtinplace, ':' .• ", ,': ," .. I ' The next report is, due SEPTEMBER 15; 2007, Please ensure'that two' copies of the report are , , sent to my attention on or before,that date, If you haVe any questions please feel free to 'contact ine at (425) 430~7270,' " " , , Sincerely, drea Petzel, Pla'll"'~~ DevelopmentSemces Division cc: . Fiie No. -LUA04-142 •• , > Paul Baker, Code Compliance Inspecto~' - Simone Oliver .. Altmann Oliver Associates· -,----~~-I-O-55-S-0-'Uth-G-ia'-cd~Y~W-a-'-Y--'R-e-n,--to-n,-w-as~hio-'-gt-o-n-9-8-0""57~~--'--c~~~ ~ , ®' This-pa~r~tains 50~ ~ ~~teri~l; 30o~ post consum~r' -AHEfo.D OF" TH~ CURVE~ • • Altmann Oliver Associates, LLC PO Box 578 Carnation, WA 98014 Office (425) 333-4535 August 6,2007 And rea Petzel City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 333-4509 AOA Environmental Planning & Landscape Architecture AOA-1997 REFERENCE: Parklane Court Plat. WA -City of Renton File #LUA04-142 SUBJECT: May 2007 Performance Monitoring Report (Year 1. 2'" Quarter) Dear Andrea, This report has been prepared to document current conditions of the wetland mitigation areas at the Parklane Court Plat, Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit, 1.0 PROJECT SUMMARY Construction of the mitigation areas at the Parklane Court Plat was completed during the winter of 2006~2007, The monitoring period commenced with the baseline assessment, results of whichwere summarized in the report dated March 13, 2007. Monitoring will be completed fora minimum of 5 years (quarterly the first year and annually thereafter) per the monitorlng'specifications on Drawing W4.1 of the approved drawing set. The next performance monitoring site visit will occur towards the end of the summer -9/15/07. Andrea Petzel August 6, 2007 Page 2 of 7 • 2.0 PERFORMANCE MONITORING • This report summarizes the conditions encountered during our 5/15/07 site review. The data collected during this site visit will be compared to the data collected during the baseline assessment earlier this year. This report, as well as future reports, will include: a) 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 wetland and buffer areas. 3,1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-points are depicted on the as-built drawing, which was included in the baseline assessment report. 3.1~tion Samplln3-Plot 1 -3fLRadiuf; NE Wetland B Creation and Buffer Enhancement (20' SE of the wall corner) Plant Species Baseline 5/15/07 vine maple (Acercircinatum) 1 1 western hemlock (Tsuqa heterophy//a) 1 1 western red cedar (ThlfJ'a p/icata) 2 2 deer fern (8/echnum spicant) l' l' red-osier dogwood (Comus sericea) 8 8 black twinberry (Lonicera invo/ucrata) 1 1 tall Oregon-grape (Mahonia aquifo/ium) 1 1 sword fern (Po/ystichum munitum) l' l' clustered rose (Rosa pisocarpa) 8 8 red elderberry (Sambucus racemosa) 3 3 TOTAL INSTALLED PLANTS 25 25 'existing plants 3.1JLSummary of PlotJJ:onditial1f; • Woody areal of coverage -15% • Survival rate of installed plants: 10070 • Herbaceous coverage is 2070. Many volunteer wood rushes (Luzu/a SF) and lady ferns (Athyrium filix-femina) comprise the majority of the herbaceous coverage. • 3" of ponding in the shallow emergent depression located in the eastern 40% of the plot. Emergent coverage of 0%. • Wildlife -Frog egg sacs observed in the wetland. • Water quality in the pond was very good. Water was cold and clear. . ' -- • • Andrea Petzel August 6. 2007 Page30f7 • The downed cottonwood branches that fell during the December windstorm are sprouting and contributing to the woody coverage. • MAINTENANCE: None needed at this time. 3.1c; VP.lIlltatloD Saml2liDlI Elnt 2 -30' Radlu.e; South Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Species Baseline 5/15/07 vine maple (Acercircinatum) 1 1 western crabapple (Malus fU!3ca) 1 1 western red cedar ( Thuja p/icata) 2 2 highbush cranberry (Viburnum edu/e) 1 0 red-osier dogwood (Comus sericea) 3 3 black twinberry (Lonicera invo/ucrata) 2 2 willow (Sa/ixsp.) 12 12 red elderberry (Sambucu!3 racemosa) 2 1 TOTAL INSTALLED PLANTS 24 22 3.1d SlJmmary Of Plot 2 CODditioDf; • Woody areal of coverage ~157,. Upper canopy of native surrounding trees is ~80' I,. glas • Native forest covers ~20% of the southern part of the plot which includes a Dou fir tree and native trailing blackberry (Rubus ursinu!3) as groundcover. • Survival rate of installed plants: 91% • Herbaceous coverage is 57,. comprised of both the native trailing blackberry (Rub us ursinus) and western spring beauty (Montia !3ibirica). • Wetland areas in this plot had a water table near the surface. resulting in soil saturation to the surface. • MAINTENANCE: None needed at this time. 3 1e Vellet.llioD Saml2linll.Plot 3 -30.:..Ra.diua NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant Species Baseline 5/15/07 black cottonwood (Popu/us trichocarpa) 2' (1 existing) 2' (1 existing) western red cedar ( Thuja p/icata) 3* (1 existing) 3' (1 existing) highbush cranberry (Viburnum edu/e) 1 1 red-osier dogwood (Comus sericea) 10 10 black twin berry (Lonicera invo/ucrata) 2 2 sword fern (f'olystichum munitum) 3* 3' clustered rose (Ro!3a pisocarpa) 1 1 willow (Salix sp.) 15 15 . ' • • Andrea Petzel August 6. 20.0.7 Page40f7 red elderberry (Sambucus racemosa) TOTAL INSTALLED PLANTS 4' (1 existing) 37 4' (1 existing) 37 'existing plants 3.1f Summary Of Plot 3 Conditicme; • • • • • Woody areal of coverage ~25%. Increase in woody coverage due to healthy spring growth of planted and volunteer plants. such as Indian plum. Th e red-osier dogwoods g trees is ~8D1'0 have up to 12" of new growth. Upper canopy of native surroundin Survival rate of installed plants: 10.0.% Herbaceous coverage is 30.1'0. A variety of volunteer native spec ies are present in this • bleeding heart plot including Cooley's hedgenettle (Stachys cooleyae). lady fern (Oicentra formosa) and piggyback plant (Tolmiea menziesil) Approximately 4" of ponded water present in part of the wetlan d. MAINTENANCE: None needed at this time. 3.1g Vegetation_Sampling Plot 4 -25' Wide X 2o.'.Lang NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Pro perty Llne- (at the base of the large cedar snag along the western half) Plant SpeCies Baseline black cottonwood (Populus trichocarpa) 2 willow (Salixsp.) 17 western red cedar (Thuja Jllicata) 1 highbush cranberry (Viburnum edule) 3 red-OSier dogwood (Comus sericea) starts' spiraea (Spiraea douq/as/i) 0. red-osier dogwood (Comus sericea) 5 TOTAL INSTALLED PLANTS 28 5/15/0.7 2 14 3 starts' 5' 5 25 'existing or volunteer plants 3..1hSummar::y Of Plot 4 Conditions • • • • • Woody areal of coverage ~25%. Red-OSier. cottonwood. and spir aea cover 30.% of the plot at 40.1'0 cover. Survival rate of installed plants: 89%. Plant mortality is limited to the willow cuttings. soft rush. red dock and Herbaceous coverage is 80.1'0 conSisting of creeping buttercup. Watson's willow herb. Soil is saturated to the surface. MAINTENANCE: Hand pull European bittersweet (So/anum dulc amara) and ea. blackberries (Rubus discolor) in plot and surrounding wetland ar Andrea Petzel August 6. 2007 Page50f7 • 3.2 Water Quality And Hydrology • At the time of the May field investigation. the wetland areas were either shallowly ponded or the soil was saturated near the surface. Water in the ponded areas was clear and water quality was good. 3.3 Wildlife During this monitoring event as well as during the baseline event. the following wildlife species were observed or their presence noted: Pacific chorus frog (and tadpoleslegg sacs). song sparrow. chickadee. common crow and stellar jay. During the May 2007 field visit the weather was breezy and few bird species were observed. 3.4 Objectives. Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). 3.4a Objective A Increase the structural and plant species diversity within Wetland A. 34al Performance Standard for Objective A Followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter). the mitiqation area will contain at least 12 native plant species. Followinq each monitorinq event. there will be at least an 80% survival rate of all initially planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. At the time of the May 2007 field investigation. this performance standard was being exceeded. The site is averaging approximately 95% percent survival. :3AI7_0bjective_B Limit the amount of invasive and exotic species within the mitiqation area. 3.5bl Performance Standard for Objec:thitl..fi After construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to; Scot's broom, Himalayan and everqreen blackberry. purple loosestrife, hedqe bindweed, Japanese knotweed, Enqlish ivy, creepinq niqhtshade, Canada and bull thistle. poison hemlock, reed canaryqrass and birdsfoot trefoil Andrea Petzel August 6.2007 Page60f7 • • At the time of the May 2007 field investigation. invasive plant cover was approximately 2% throughout the planted areas; therefore. this performance standard is currently being met. 3.~_Objecti'&£ Increase the value of the area to wildlife byaddinq habitat features (i.e .• snaqs. stumps. and downed loqs) into the wetland mitiqation area. 3.5cU·erformance Standard for Objective C After construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter). the mitiqation area will contain at least one habitat feature per 1000 sf of mitiqation area. More habitat features were placed then the plan called for. therefore this performance standard has been met. 3 4d Objective D Ensure continued wetland hydroloqy within the enhanced and created wetland 3.5dl Performance Standard for Objec.t~~ After construction and followinq every monitorinq event for a period of at lea5t five years (quarterly the fir5t year and annually thereafter). a minimum of 0. 63 acres within the mitiqation area (enhanced and created wetland areas) will be seasonally inundated or saturated to within 10" of the surface for a continuous duration equal to or qreater than 12.5% of the qrowinq season. As of the May site visit. many of the created wetland areas were shallowly ponded. Remaining areas were saturated at or within 10 inches of the surface. Ponded areas were in the process of drying up; since these are seasonal wetlands. this is expected. All wetland areas are meeting the required performance standard for hydrology. 4.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the' 1/13/06 Wetland Mitiqation Plan specifications on Drawing W4.1. The only item noted was removal of invasives (European bittersweet (Solanum dulcamara) and blackberries (Rubus discolor)) in the unbuffered wetland in the north end of the project site. These are eaSily removed and can be hand pulled. as they have not yet developed extensive root systems. Andrea Petzel August 6, 2007 Page7of7 • 5.0 SUMMARY & MONITORING SCHEDULE • Overall, the site is performing as designed and is currently meeting and exceeding the defined performance standards for the project. Numerous desirable volunteer species are also contributing to the success of the project. With proper on-going maintenance, the site should establish successfully. The next long-term monitoring event is scheduled for September of 2007 followed by a summary report sent to you. Monitoring and reporting will then continue quarterly through the winter of 2008 then annually in February through at least 2012. We would like to receive your written approval of this report. Should you have any questions or comments, please call me at (425) 333-4535 or email me at simone@altcilil<cr.=. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1. Photographs cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle, WA 98134 Photo-point 1: View looking northeast over enhanced buffer associated with Wetland B. Photo-point 1: View looking south over enhanced buffer associated with Wetland B. Attachment 1 First Quart:.er June 2007 Photo-point 1: View looking east over enhanud buffer associated with Wetland B. .~". ":'J .,'" " ~ " '') \ .. ~ -.. .~ .. . . ~. ,.- .\;..':. ,"(' ~~" .. r_ • .'.).. 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'c~~1IY::--"'.~;~tj. .~,. . .7'rrj;:::o<£:>..:·'" .. t~~"'-""~-~.,c.-'""-/:~,,,. .... ~~,lOlI'',..'' ,,?t;~.:J, ~'~.~~~~~. ~~.~~~r7f.~~~ .. ,,:,"".: Photo-point 2: View looking e;outhwee;t over created and enhanced Wetland B, ~;:;'';2''!@1Ii' ,,-". ,~, ,1 Photo-point 2: View looking north over created and enhanced Wetland B. Attachment 1 First Quarter June 2007 2 .,~.. .."; ...... , -n -.~i' ;-.~ ,If' ,19 ~-;;;~,r;"t " ., '~~'-'~'i:j"'I?~ ... -.... im·":--·--';· ' . I\~ .. ~",~.';.~.'''''''' :,;',;,~;-,?', .. J1f .• .1'''' ,', ~,rJ~~~:-'lt''';.J~"''~"\t;· ' .• I, ~ ,'J "'~~<: ~~~~~.: ,l)W -;!!)\'. ~= ~f·;/}~:~t1i;·~~~~/h.;. ~":;;: :. ,-. , 1, , . ., .;. --.. ',N ..... " ' '." -: :. l' .,' ,.' ,. ......., ~."" ".' :; '... ,~, It-.... J -t' :................ ..... -, . ,-.' ~ 4'~ . " t .:{ • M.r~ ... ....J. ~ ~ .~, • .. , ' :'.' ,"" '. ," ,. ,. ~ I ~,-.. I, i' ' .:,\ "''j' ;.... 1"-',_ /1,', . ' --:d-:,'. ':':J"'-; -~," . ;: t~ -," • ,'~" ~:; '.~ ~~.~., t, ~, ?(..~¥.-\.~ '. . 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''-,.... .,....., , -"ril,.'ll'r..'',,!ile.< ~ .,i",~ •• _ ,,,~. ,<;,'$),"""'4, 0: ',,,.,,, 'u . ./.~ "-~.~ ••. ~. . """""~" . "'" . .,..'0; ','. -",.,. ''''~'''''~'~.-= ~.'-~ . ·'; ... 0, .... '. '", , \: . ..1"1; ~ ..... If__ "~~'-:;;;,~, •• :'l-... ~>,,~.~: . , ~.;.: .~. • .• ~." . . -';'~..bi-:'~ "'!.".~~r.:att .. ~: ..... "~~ .• ';;:': ), .. , . . . ~, ~..,,'~: ... ~'~ .... ':~.f.:"~ .. ~ ~. -~ '~ .. -' .. ". .<,.~.. , '.¥-", ".:" • • ~,,~ . ', .. ' • ' ~ . ., '.' ·'\U"·"~''.l-\'\ '~"'-'"L''''' .,,, ...... ' -. "''''''.'0'' " _-"-.. ... . ...... .. ~~~" v, ~., , '. -'".~< . """,', .. , . "'<~'" .~. ~,\ t<!.,.:~ ",o'l'?;t . l". 0.,;' 'o),'i'; ,,, , -::: _;:,. . "., .",,.~ " ,~ "'f 'li ",. .. .. P'"~~.,~ . %".).., ".' ·;:n:t .. "e.jv"lL\I;\, \;.''V ~-':~'"~'>'1 ' . ~-;,:;;~~. ", , .::;.: '~"~"!':, ~, ,f!';{" \:.~I.!i: ,;; ~ ";'" j·:JJfilk~;.'i1.'l'~'S~~~~~:, ... ;;, ..•• ;.:o"",~!;!~"-~,\:,: \ ~ "-''''''''.l~'''';:''~'-';''dh •. "'~ .. ,.:~~" "";'-". : c'. :"'';'':'''' ',,,,\' \. ''-l'" '. """?",,Ii''>!o-;' . ,{i.ij~ .. : . ..,,~ " • <)"">;"":>t-~,,,,.t~:.~, :'I4..~i!~'l(.~"l~?.'':'''''~';' ::: ... ",-,,~;.., J.· ...... ~~·1:' ... '.~r •. fi., '. :~'It,!~~,,-, .... ', .~.""",. -.\. ... ;. ' .. ,.~\'("';i'f.: "<. '~" -.. ~'~'i~. '''~ . v,:, .<.'\':1 '. ",~, . ':::":\.. ' .. ''''''v····· ""'{ 11"'--~",'i . " .~ -;.-'r,;~:::--\" ~~. ""-"'~':1:';'-iJ"c;:'\ "1,:',', '\;:.~'" , ..., " ...... ''''''''~);}.., .~.-.:~r.>.,.",_._ , .... ~ ' . .", :,"~'::"~*~f~--I'':': '::,~. ?:","-"'~$_~~~:':_' , .. ) .. r".;;:·;;,;.-.:·~· .. ~~~~~ . ~ .'"Q •. Photo-point 3: View looking eaet over created wetland aeeociated with Wetland B, Photo-point 3: View looking eouth over enhanced buffllr aeeociated with Wetland B, Parklane Court August 6, 2007 • • Photo-point 3: View looking southeast over created wetland associated with Wetland B. Photo-point 4: View looking northeast over created and enhanced Wetland B. A~tachment.l First Quarter June 2007 5 . ~-,'j; "", ",. ~. -Oi <'~ll'i~ . . ,. , .. """" ... , .. " .,,,,.~. " 'r;s •. -/f~i> .• 'I'" ~. 'i!:\"""~"'-"k . ".1 I , ',-,.~ ". ·r, '. i.. •••.•. f _ .,; "'("'-~(' ;,.'. '.-'.. ", \ ~ -'\. ~'I '~';;\~'.' .-4' p.~"!".' :-'.~ . \ :'\'" .. ;, j::-:: ·'·8.j,£~ .. '. ~,~ : .. '~ r ~. '. ,-,.;;...... ._'.'-;'. ." '-.~ ,,1 I l' .'. "/I . ..,~,; •. 1 " •. , , .1" .. " 'I,.~ ~-"f •• ~~.<t.'" , ~. 'I .,_'<1 ~~"'I 'i ~.'( • , •• I.~ • ','j " ;;1:1. f· '·:~;1;1. .... ", ,'(:;',~i. :.:.~tfjH" . ,,::;t. ,I' ~ . ';[.7" "'It' .. -, ~r, .--. ';.' 1 ·.:HIo": •• ~, I ~ . -j<'v,p·l,,· I,.' , '~";;·t.W'';'''1 II • ,. ," -''''';;'. ";"f;,, '.,:-. 'f .",-, I' "~, '1<"/'. ~.r~~E2-;~;~., ~~: .. ~~ ... ~.:.. ~~_+;~ . -,.';1':.< ....... ~~(J~:ft, .. ; ""'l;.,'a" • r .)~.~",~ 1"'.,. -,_ ~ "",.~)O • . ' :V~"", H'~'_ .. *;;,;,~.q~'~t' , ~"i.' "i""":;;:".~ '" ~ ... W'!;. ',' , "'!'c9"< .•. t·,\t;!~t,...r.; ·· ........... r~~."1. I •.• ; }~~ .. ~,i::~;g: . ;o'~~:f:~,.;, ~ ~., ., .i'>,. , ' "'. ~;"c'" .:;." '", " -, , , _r ""'. ".", /' "'.co ""''tflr''''''r h "''''b''':;''',¢-,t ~.' ~4,. ~ ___ , . ~-~. ';~ .... ~ '. ..... ...,"'.-...... 6.:.. : 1'. .J.~r~. ~/'''' ~~"/~b})'''''' .. ~.---- ,. ,I ,~ <;;; _ ~"t . 7_ """ • '~"'l~_I" '';' " '~'">"'>:' .. ' .. .• ::&.~ ,:~~lt'l':[!' "; '":'" ~ '~~~·I. /~):: . ~.' _~j ': ,-"'i .' '~,l~ ~;:~~ ~ ;~~,~: '*-!Je1. i?i"'~ , "."Z;-IJIc-;,".~~·.J .~ .... \ ~',: -. " I .,;. ~ .. --;. .:~:. ",;~~ • .. :':,. ~ ~~~.:-. "~", .. ',- -.... ',I' '/ " ·~,t: ~ , -.'"')::" l'fj r " \ " • Photo-point 4: View looking north over created and enhanced Wetland B, Photo-point 4: View looking east over created and enhanced Wetland B, Parklane Court August 6, 2007 ' . • • Photo-point 4: Vll:w looking 50uthl:a5t OVl:r I:nhancl:d Wlltland B. c '. ," -.: ~ ~.~.~. t 1;,ffj 'Y ... ,'1'. \ ; ;. ,.:.r~ ;J."'~~~;:]~'.~.~", .. 'oj, •• J ."~: '~lt'"Jl ...... : .,' ,<.,'.:'; ~:.::~ .. ~'~~:, ~~. '~~" ~;:Il j .1, V/~~:. :.{'\~: .. '. l:<~'_'"'f.'B~f!"~ ,,!:f." ", .;"','>': ~,;;: . . '!:rv...r-t~... ... .. , I #,~,.,.,. .11.,": r r' " I .. > "~ M -: • ~;. j 11 ~.,r.;': .... :4 ' 4-':' • ..:a . 'tI ," ~ ." ~' ':r'~'"":-' .', ";.,#I" .... ~- -,,/. "r' ".' • .r.r .,' "i'" . .:-~ '~."'. .;!:~~::;. ·Di;., : ~.:'1'iyr'1\~~= ..-, ., "':'~ • ,.~ f" ... ~ ,", '$:,... • f''''-' 11J;-t"':.!r..~~,~~-.!,i:-jh/~.J I ". ' " . 1 .. ,_ j,~"'.~" ). ,; '.:. .... ·.·"I·;;.~ ~ ,...-:,--':"'\' ·,1.. ...... .-I;;._~'l· ~"-"'~)...;.::,~ .'t~ .!~!., • ':..,' ...... Y:··1':t'~"':~ .. :r"._a:;.tt" r:o"!f.T.j::·.~ • ~ J~'" .~':"'-:4';':""l'-.-:..~:~' .,;y·;::~"·3"'} . .:::;. \' .' :;;t;;.t? f'" .-.....,..;i"':c".:~ . .;2 j ' .. ,1 " ,,;;;11 i ,'''!;. .... -~ ,", ~-'. • ..... ~." • ,1:.~' •• ~. ,~. l' , ''4>~ ",1'.".-,_" " . ,-,_. : _ .... .JIJt I' -r-..:.. '-', ~.,_ .. ~>-.. '~, -. __ ) ? ... '-P,:<;";;' .... "'_-. --',. .,-J;.;to. " : __ ----' .,~~.-.J.r:.:f~.:3:~:, .-!r -P::i~.~;./, .-:--;·~t::.. -;-t:~; ",-..-~,,-::"".:-~'~~' '.,;:;:/ .. " -" . , ~ \.." ...:;.:" .,.}. ;' ,::..,,~~ ";:.~'.... '~ • ")o'JJ.\ • ".,',-r ..,:,~ r~.~~-V·-.::-~'" " ... ; :'~;:~." . _, .,-~ .. :~~:;'J.~ ... ,. p'~~: .J .::;....' ~-,L'l :Q,4f .,:"~ •• ~~ -~ '~'4f!:'#,"-'9~ . ~~:: .... ,,"?Y'I~!f\ .. !;~~ .,. ....... -..... ~..; .' -' J;:;~-' ~7 2 1+' :4,,:,>--.,~~:f.~~t.~:';.,(.*'( <-;o!.,./ .\--.r"l, ~_~~~r-" ~-,~. ~ .. '!-"~!-..... " .... , .. ~ ~~:.;; .= j;'~! .".: ..... ~~ .• 7~.-;~ .. ~:' : ... ~~-n; Photo-point 4: Vil:w looking WI:5t oVl:r I:nhancl:d Wl:tland B. Attachment 1 First Quarter June 2007 6 Photo-point 4: ViI:W looking 50uthwI:5t oVl:r I:nhancl:d Wlltland B. Parklane Court Augu.t 6, 2007 • • Photo-point 5: VII:w looking WI:5t oVI:r I:nhancI:d I:>uffl:r around thl: d/:t/:ntion pond. Attachment 1 FirBt Quarter June 2007 7 Photo-point 5: Vil:w looking 50uth I:nhanc/:d I:>uffl:r around thl: d/:t/:ntion NI:w growth on a r/:d I:ldl:rl:>I:rry; growth al:>ovI: thl: clipl:>oard i5 all n/:W. Parklane Court August 6. 2007 • • Photo-point 6: View looking wee;t over enhanced Wetland E. Attachment 1 8 First Quarter June 2007 Photo-point 7: View looking eae;t over enhanced Wetland E. _.J".,:,,:~l .. " 1.;~. :" I' '. '!,~ .~. . -::'i.':::o: .r "~''''-;~ 0, . ~ . . _. :;v!" .. ~_ ': ~: ,~~;, .l~;;': #;, "~ -_\. . ~-~ ·1· ,,\ <1,' {-1; .. ~~ ';;: "(!.t.o:"r -...... ~ t;.!, .... • ,,~tw::: ;)<0 ......... ,..... ~.~t· t.~l,~:wA~\k-, ,.1) : ·:'.r! (\);JII d.~*·~. '~'i..1.;~ •. :::;L. T ~. ~:!~~J.f..~r¢l~i;~·~;~~~~,~~!1i\:~~.t:p,j~ ~t/~ J -1 i~~~) · .,_.-.-:;;;.:,t,~l~,J~''f~?l~.''"Qt:r:-dI,~'',~. ii' ,.:..f;.o,.r?,.j:-Y; ·.f·. -f". "'I'P " -'!'-\i .. ~' :r..~\":; I"':;' ~~;.: ..... ~"'1.,~ •. ~ 1~·";"I'.t~t!'~, , .. ".... ".1 :/~~-.::<.;~\-::~l:i.;:'~fC;f,,;;~;~ ~''''J§~ :t'ti~i\~r; ,~:" _"./_rf, ,"<,;,I[r:. "t--r.~. ~ . .,·; .. ··r~ ... ~-~if.-"''''I ... \.,~ .... ;,. .. ~--._ ...... " .. ' .. ,~.... -:.~ .. / · ~-t'"1 __ LI,' ";:':.:(''P ...... ,' ,£,. '. ....., ":, .~ .... ;;. .. "," : .lo''''~''. '~.(''--\:, r;. · 'A"F""" .. , ., .. '. • ._< .... "." "', :v~~'= ... '1 t -.~.... • ....... • ...... :..t: --.p-:. \,,~.;I ,...-_ ...... r' " • !': ~'f,,-,. t' ',' :.;, ..... ~",( ..... -: !"~=.\ '~~' ~'.t'.f . \I f;'.~;' .... , ',I" .;~~.. I '" ". r .' . ~ .; ~" ·~~.I.~ , l!{ I,. ~ , 1~li' , Jr' , " ,.f{''' ~':', . ~tt'f~' ;r..r,~.; ~ • ",4' t ,I ' 1 '; ":. t'" ~-t= t,,':· :,,-{ .1-'.';$._'~~t ~ ..... ~:, .,~. I d ~: .. , '! I, , ';,,'-.1"--(-~": ", '. ,.:.. ',. I." ~:.: . " , .... ~r..r.~ .... ;:;,':.., ./.. •• ;;.-r .,:tot 1";,,,-~'1I111 ~n,f/d~ J. "..!" 4t1 _ •• ;'~~"'I.v ..i'~.;:'I ... , .... t ......... 1. '" r. ~":>, -: -'" -, ' ~""l'" .... tioJ£ .. , ~jt~l.,' ", ~.... I :.~' ~ ') 11~:V,'~1r'\i~tr:;~~' I ~,:." 4;~~1?,1~~ -:. ".~~: . • "\.f • • ,.i'{~. ....].t<.,: • • ~,~~' :~"~' '.' d' :~.:: .. ,,-: 'I ;~:~,It~ I . ~~}i¥~'i'., ~:-. (~~~ -: ·:;.;;~t*:~;.:{I(I'\~~.::; .;: ,:;.::,~\;;:.) / ~5~~!~:.~~~ '.~:f~~·~~~\;:\:~ ~:.',/~t;~~· ;Q .~t .. l.~. :"C>,' . t7>~;'.~·<~::. : ~. 11': ~:;:.~: \>' :r'.: .. ~~} ~~f?:~:, ~'.f/.l(:.1 Of) f I '/": -', .:J 1.'.-" ..... -'.,A'.!c.:,·I" < , ....... ,... ""I? I Photo-point 7: View looking wee;t over enhanced Wetland E. Parklane Court August 6. 2007 • • ------------------------------------------------------- Kathy Keolker, Mayor July 5,2007 Bob,Niemann Specialized HOI]les 1741 4th Avenue S, Seattle, WA 98134 SubjeCt: First QuarierlyMonitoring Report Parklane Court Final Plat \l:Clty:atReniofN'ite-No"±'lJAD4~42 Dear Mr.. Niemann Planning/BuildingfPublic Works DepartmeIlt , - -C'regg Zimmerman P:Eo, Adininistrat';r- " This letter is to inform you that 'as rif July 5, 2007 Ihitve not received, the first quarterly " maintenance and monitoringreportforthe Pirklan~ Court wetland mitigatiori project that was due by June 15; 2007,-" ' -, , As~ reminder;.tne mitigation area.m~st be, successfully m~;~iainei:Cfor a.mininium of fi~e years to assure the survivallpeifor'ni~nceot the enhanced wetland buffer, ' Renton Municipal Code requires quarterly monitoring [orthetirst year al1d;annmilrepo,:!sthereafier,, '" -lloole forward to receiving this report as soonas possible: ,Please send tWo copies 'of the~eportto my attention, and if you-have any questioIiiplease feel free to contact me 'at (425) 430-7270" ' t· _": ., ", :':. -.', :,-.. ' ':. ..,,' . .", ','" . . " ' . .. ~~ ...•.•.... " ",.....;J-" ,Aridrea Petzel, Planner , DevelopmentServices Division c cc: ~~1e:ND:-l:':'AG4--142~ . -', . . Slmone-Ol1v~~, !\lfinann OlIver AsSOCiates --C;--'---"---I-O--'55~' S-:-;',~-u-th-G-ra"':'d-y-W~ay---, R-, e-n-to-n,-W-as-'-' "'hi-ri"-gt-,-on--'-"-9-S0-S--'7c-':----'-.,---·" ~ "~ . ". ','. _' AHEAD OF TH'E CURVE . \tV This ~pe,. con~ins 50% ~ materiai, 30% post dons~rllef • • Return Address: . City Clerk's Office City of Renton 1055 S. Grady Way Renton WA 98055 Plme pdn. or Iype ;nform •• ;on WASHINGTON STATE RECORDER'S Cover Sheet (ReW 65 04) D ocumen t TitIe(s) (or transactions contained tilerein): (all areas applicable 1o your documenl !ill!!! be filled in) L ~ e,sfu II cJj /J~ ~a2eLJ~ 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page __ of document Gralltor(s) (~ril initials) LC , LSfOeL ~L 2. , Additional names on page __ of document. Gr(!t~s) (Ir;in~then frrst name and initials) L 'L M ~ !..a. , 2. rT lL Additional names on page __ of document. Legal de criiti~ Y:br ~ited: i.e. 10t,~C,k, piai1r secti~~t ra~e) ~fhLlu1j I '''''AI ---",,/I,'A -~ --""'-A"'CL r~"', .1',-",,",, J'1<> h ~d . IhJlD. ~ '~. A ""-/,I[""'/,y'IA....J >e1!'v-" . ..!L I d. _of/JJ ~ fO I, EJ.c..·) IJ!+. '-u i 11 Additional legal is on page __ of document. Assessor's Property Tax Parcel/Account Number· o Assessor Tax # not yet assigned [J'zr~ ] L /') -LX;!'[O +-tJ 51" ':!:.":l.LO ~ ~ The AuditorlRecorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexinginformation provided herein. .. I am requestmg an emergency nonstandard recordlllg for an addItIonal fee as provIded III RCW 36.18.010. r understand that the recording processing requirements may cover up or otherwise obscure some part ofthe text of the original document. ~ K,~ Signature of Requesting Party • DELARA TION OF RESTRICTIVE COVENANTS TREE PLANTING COVENANT· • Property Tax Parcel Number 084710-0080 & 084710-0081 Grantor: Specialized Homes, LLC is the owner of the following real property in the City of Rcnton, County of King, State of Washington, as described below: LEGAL DESCRIPTION: TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 101 IN KING COUNTY, WASHINGTON. Whereas the Grantor(s), Owncr(s) of said described property, desire to improve the following restrictive covenants running with the land as to usc, present and future, of the above described real property. NOW, THEREFORE, the aforesaid Owner(s) hereby establish, grant and impose restrictions and covenants running with the land hereto attached described with respect to the use by the undersigned, his successors. heirs and assigns as follows: Installation of Improvements: The owner(s) of the above described property, their successors, heirs and assigns, hereby agree and covenant to: Plant and maintain two ornamental trees, within the 20' front yard setback, pcr new lot. The trees shall be planted prior to final huilding penn it inspection. The minimum size shall be I 112 inch caliper for deciduous trees or 6-8 feet in hcight for conifer trees. Duration: These covenants shall run with the land in perpetuity. Any violation or breach of these restrictive covenants may be enforced by proper legal procedures in the Superior Court of King County by either the City of Renton or any property owners adjoining subject property who are adversely affected by said breach. IN WIT~S WHEREOF. said Granto",) has/have caused this instrument to be executed this _~~ day of ~ .2007 , STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidenc~ Robe r-f Nl e V"V\.A V'\ f\.... signed this instrument and acknowledged it to b~er/their free and volunt~\~\(9{,~e uses and purposes mentioned in the instrument on the date above mentioned. ...:--.... "'~EN I. SI~!"1 Notary Public in and for the State of Washington Notary (Print) Kit tL~ -:r: S u...J~ .so A.J My appointment expires: I QL It Ct 1 /0 .:::-':"-$ ~"'\'\'\\Hr~ .... ~II ,: ~';'~l\SSION'II/J·J(n~ = ",",~,.. ~ " '" I -"0 ... · _,0 T" +..,'-, Q~ -=-0 ~ ~ ..... ~ ~~ ~~ .L,,~:::: ." cn~ m:; ~ ~ ....I '"..... en:; _ z-.~ ....... J'. - -~.".~)' v8L1e. .J 5).,.,,--, ,,/1 ~ ~ "'/'-1 _, .".0 ii!-=tfV<./ 7 -00 "K .. /' Page 1 • Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 • 1111 irlJClJ67 BILL OF SALE (-h h If\O " (1, ,l.. i-P1.d--: I Property Tax Pareel Number: 0 ;fy?/O -';;0"80 Project File #: LUI16 ~_I 'I-~ SIT"t Intersection: L VoA)S ~118 Address: RefereDce Number(s) of Documents assigned or released: ~dditionaJ reference nwnbers are on page __ . Grantor(s): ~,,-~,LLC . Grantee(s): 1. 5t'Le..;a)'Lld I. City of Renton, a Municipal Corporation 2. The Gnotof", as named above, for. and in consKieration ofmurua1 benefits. bereby grants, bargains, sells and delivctS to the GraDtee, as named above, the following describM personal property: WATER SYSTEM; Length Size ~ L.F. of " Water Main L.F.of .. Water Main )-I/A LE.of .. Water Main each of .. Gate Valves each of .. Gate Valves each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM; ~ Size lJ0 J./CN L.F. of t3 II .. Sewer Main _t: 5-3 d--(3 L.F. of .. Sewer Main L.F. of .. Sewer Main --3 each of If'1'I .. Diameter Manholes each of .. Diameter Manholes each of .. Diameter Manholes STORM DRAINAGE SYSTEM: Jen5h Size ~ L.F. of l~11 .. fiLA5nc.. Storm Line L.F. of .. Storm Line D-3?--l3 L.F. of ,. Storm Line .~ each of .:JL/1I .. ~ Storm Inlet/Outlet each of .. Storm Catch Basin each of .. Manhole STREET IMPROVEMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk 745" L.F. Asphalt Pavement: UDQ Sy Dr L.F.of Width STREET LIGHTING, II of Poles .3 By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every persop or ~rsons. whomsoever, lawfully claiming or to claim the same. This conveyance Sh~~d the heirs, e:ecut06~ ~ administrators and a.'>signs forever. i9 7 ~-CC'3;J a .<2....-:. H:'FllE.SYS\FRM\&4HNDOlJI\BILLSALE.DCX:\MAB Page I • • IN WITNESS WHEREOF, I have hereunro set my hand and seal the day and year as written belo"'. ~~¥!- Form 84 OOOllbh < "'" . ~ Notary Seal must be within box Notary Seal must be within box Notary Seal must be withi.n box 3~~7 ______________ __ , INDlYIDUAL FORM OF ACKNOWLEDGMENT STATE OF W ASlilNGTON ) SS COUNlY OF KING ) I certify that J know or have satisf;tctory evidence that ________ _ -:-_ __:_-:--;-:--:---;-:-:--:::-__:_~-__:___:___:_-signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purpo~ m~ntioned. in the instrument Notary Public in and for the State of Washington Notary (Print),_:--:--_________ _ My appointment expires: ____________ _ Dated: REPRESENTAnVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) ss COUNlY OF KING ) ~6:(+ I certify tharl know or bave satisfactory evidence thll .d r I ~ it ,"c signed this instrumen~ on oath stated that Sbehhey B'Were authorized to execute the instrument and acmowledged it as the and of to be the free and voluntary act of such partylpanies for the uses and purposes mentioned in the instrument_ Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) ss ,2Cxn COUNlY OF KING ) ""'''''"'111 On tho I d f f10fCI-L , ~ __ . before me personally appeared .... " \ SIi\t. '". "---ay 0 ~~~'S~O~"~'\~ l<cJbrl-/\J,~~<'L-to me known to =-.£~\t; T ~+~III ~ be erc..~lcft¢' of the corporalion that ~ ffi! ~O ..q~..L ~ ~e;c:ecuted the within instrumc:nt. and acknowledge the said instrument to be the free ~ ~U ~~ ~d voluntary act and deed of said corporation, for the uses and purposes therein ",'" -._" ~ ~ : :;mentioned. and each on oath stated that he/she was authoriz.ed to execute said ~ ~~ "'V81-1U ff-i: Einstrum~ the seal ~"d isthe rorporate seal of said corpo,.tion. ~/7~"~f-19-'I~,,*'c:.ff . ;zu.,()/(\11Jud/..~ 'II 0 II"""",'\: ~ ~ 1111r.,~~~~~ ... """ Notary Public in and for the State of Washington \\ Notary (Print) KrtR.e,u :r SWIo/USo,(j My appointment expires: Dated: 'Of 1/ 20U 7 J~LlqZI(J Page 2 March 16, 2007 Bob Niemann Specialized Homes 1741 4th Avenue, S. Seattle, W A 98134 • CITY.F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Start of Wetland Maintenance and Monitoring Period Park lane Court Plat City of Renton File LUA04-142 Dear Mr. Niemann: On March 14, 2007 I received the Certificate of Installation for the Parklane Court wetland mitigation project from Altmann Oliver Associates. I also have the record of your surety device, and an approved wetland mitigation plan. Therefore, the date of this letter marks the beginning of your minimum 5-year maintenance and monitoring period. As a reminder, reports are due quarterly for th~ first year, and annually thereafter. Your first quarterly monitoring report is due to the City onlaround June 15,2007; please send two copies of the report to my attention. I've been out to the site several times, and it looks great. I look forward to evaluating its progress. Sincerely, {2k~1li( Andrea Petzel, Planner Development Services Division cc: City of Renton File LUA04·142 Simone Oliver, Altmann Oliver Associates, LLC Mike Dotson, Engineering Specialist ----~-------IO-5-S-S-0u-th-G-r-a-dY-w--aY--·R-c-n-to-n-,w--as-h-in-gt-o-n-9-g0-S-7--------------~ ~ ThL<; m:merr.onlains 50% rPC:\ldf>c1 mo:ltPfi",1 .'Vl% ....-..-t...."......,.,.,..,r AHEAD OF THE CURVE February 28, 2007 Bob Niemann Specialized Homes 1741 4th Avenue, S. Seattle, W A 98134 • SUBJECT: Surety Device Amount Parklane Court Plat City of Renton File LUA04-142 Dear Mr. Niemann: Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Based on the four contracts (attached) I received' for maintenance and monitoring for the Parklane Court wetland mitigation project, the total amount of your surety device is $55,735. The specific breakdown is as follows: Monitoring Fence Replacement Plants Maintenance TOTAL @125% $9000 $1224 $9534 $24.830 $44588 $55,735 This amount is deemed sufficient (0 guarantee that structures, improvements, and mitigation required by permit condition will perform satisfactorily for a minimum of five (5) years after they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety device, and as a reminder, the City does not accept bonds. Thank you for your diligent work in protecting Renton's critical areas. Once I have received a receipt for the surety device and two copies of the final maintenance and monitoring report, I will issue a letter signaling the start your five-year monitoring program. If you have any questions please feel free to contact me at (425) 430-7270. ~incerely, , . / ·f drea Petzel, Planner Development Services Division cc: CCity_ofRenton,file.['UA04oI42~_1 Mike Dotson, Engineering Specialist Amber Hoffman, Secretary II -------------IO-S-S-s-ou-th--G-m-dY--W-a-y---R-en-to-n-,-w-a-sh-in-g-W-n-9-g-0-S7--------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE .. • Western Nursery Sales, Inc PO Box 2475 Mounl Vernon, WA 98273 (360) 474-1494 Fax: (360) 474·1470 Billing Address Speciali;,:ed Homes 1741· 4th Ave S Seanle, WA 98134 Contact Person: Jose Contact Phone: 206-355·3910 <':.,!!:' Corn us serieea -# 1 Lonicera involucrata -#2 Mahonia aquifolium -#2 Malus fusea -#2 Populus trichocarpa • #2 Pseudotsuga menziesii -#5 Ribes sanguineum -#2 Rosa pisocarpa • #1 Salix laslandra • Whip Salix scouleriana -3' Whip Sambucus racemosa -#2 Thuja plicata -#5 T • #5 Payment Information Payment Type: Credit Signature: Notes: Suite B Paid ;.t' SalesTax • Invoice RECEIVED JAN 11 0 Z007 BY: Invoice Number: 07-3418 Date: 1/22/2007 Delivered By: Shipment Information Job Name: Park Lane Court Mitigation Ship Via: Delivery Delivery Date: 1/2212007 Address: 5500 NE 15t PI, Renton $12.75 $905.25 $3.95 $513.50 $8.50 $875.50 $9.75 $1,462.50 $8.50 $255.00 $8.50 $365.50 $14.50 $188.50 $9.75 $292.50 $3.95 $782.10 $1.50 $450.00 $1.50 $540.00 For Viburnum edul $9.75 $429.00 $1450 $1,290.50 $t Total Plants t594 Subtotal $8,828.35 8% Sales Tax $706.27 Freight $0.00 Grand Total $9,534.62 Thank you for your busIness. Our' payment t@'rms ate net 30 dsyg. InvoicE!9 past 30 days will be subjoct to 1.5% in~ere!llt_ Wo provide no warranty for plant malarial shipped in good condition. , F~b 2~ 200~ 4:52PM .LFISERJET FAX Office: (425) 482·2545 4'~5-lr-9U9[J p. :l EVERGREE~ FENCE. INC (206) 409·825; Fax: (425) 489·9890 P.O. BOX 2752 WOODINVILLE. WA 98072 ,IVO'" ;J-JCq-0 7 MGE (D5<o 5JTE;f.o-:::t.!t _______ _ \'fu'HK ______ _ F.\'~RGFIO'l~:.>f"" .=051 ~A"Cl"N"G+-- TOI",\I1 .. ____ ~ ___ -....j F.:.aRlC GJour:.r:1 7E~lSION\·.~;;1E '--"~T' ~-~-..... -.~ hereon. S I T E ORIl' :S~ SMES PEI'SCt< -rJt4P.'i PM'f.Wi,,"e 'ACBllE _______ _ F"-X _______ _ C6u,g.r PLAce NE CUSTOMER ASSUMES FULL RESPONSIBllITV FOR LOCATION OF FENCE and a~r£les 10-. OIl r.>J$furnols MIa riq:ensa. dalencllJnd hOld EVtHGAEEf\: FEfolCF., Inc hArrnleM respoc-Jng-claime -:1f en-:croachmQn: cta.-I11icfuamage 10 un:jCrgro:'Jrld utihtes. olndJor an)' Q:he; claims tlrCUOtf c .. 4::Iccount ~ l:'1tt wo~ 'lereirabcvo described. CUSTOMER ASSUMES FULL RESPONSIBIUTY FOR UNDERGROUND SPRlNKl£R SYSTEMS. CUSTOMER AGREES TO PAV FOR SAID FENCE IN FUllUPONCOL~PlE11ON. ~urthor, -:tJStCf'OOf a~l edges and agt"OO's that, in the ellenl co!lectloc of custom.::r'::: p('!Yf~n~ obligation her'Gund&~ Is Jlaced in tM r.ands 04 oar. 8110,"0Y, e:USlom~~ pa~' at:o!ray's leM. and court ::oos :N:t(~h'f '1IJ!ce6S!tatOO. COST II~~O TAX8~/o get,co AP'>flO\leD~ Il.XEPrrOe'<" _________________ _ TOTAl '~d y, \:<:) 0/,1": ________________ _ ~--~--... -~-.... - • • SPBCIALIZBD HOMBSLLC PARKLANE COURT MAINTENANCE CONTRACT WETLAND MITIGATION AREA February 28, 2007 Maintenance on the wetland mitigation area of Park lane Court will be conducted on a quarterly basis for a period of five growing seasons by Specialized Homes, LLC. Estimated costs to perform mitigation area maintenance are as follows: Year I Year 2' Year 3 Year 4 Year 5 128 hours at $65.00/hour 102 hours at $65.00/hour 76 hours at $65.00/hour 51 hours at $65.00/hour 25 hours at $65.00/hour Total maintenance cost estimate: $ 8,320.00 6,630.00 4,940.00 3,315.00 1,625.00 $24,830.00 ., • • AItnlann Oliver Associates, LLC february 20. 2007 B017 Niemartn Speciali7.ed Home!o 1741 4th Ave. S) S~attlt. .• /.f/\ 98134 AOA F 11'. In III tl It'I! cd Pbnlll iog l',: 1_ ,~111rls(ai H' -\rrilitI.TI tll"(- AOA-1997 SUBJECT: f'roposslto Conauct Fille-Year f'erforma"ce Monttot1n~ of MItf9~on ArfJa f'srfdsne Court; Renton. WS6hlngton DeacBo!;>: Alt,""nn Oliver I\ssociates. LLC (.".01\) hs!, prepared the following scope of services and cost. e5tim3te for five j{UiT'$ of perfortl1ancc monitoring 8550ciated 'tvith t.he mit-iaation work cOn1rll't~ on the F'arklane Court projec;t in J?..entarl. Wae.hirlqton. SCOPE Of SERVICES TASK 1. ESTABLISH BASELINE CONDITIONS. CQII1pliOte<i To ~$t,abli6h ba~e:ljr1~ COr1ditiOrlS for' hJture monitoring. a l'a5eii!'it! evaluation will ve conducted to d~t-et'll1iMe ~",hether the $itt: (;Onait-i0t16 arc cot1filstent wit.h t-he apprO'l"ed mitigation plan. The evaiu.:-)t·ion willlt1Cludl$: photo~d()cl..;!t1ent8tiOrt from points located 01'1 the s.ite. a gener,al descrjpt:Otl of the conditior1s of the it15taJled plant materia is, an assessment of the irr'iq13tion nee:ds . .and a gener'al a~Boe~'f>ment, of 6itc hyor-ology. A bauline n~por't will be submitted to t.he: City ~;)Of' completIon of t-he ilSSeSBf'tlt":nt. TASK 2. LONG-TERM MONITORING r .. 4onitGring will be conaucted for a pe-rtod of five grOl:Vln.g 5eaS-(iI1S. "..1e.nit.orinq will be conducte:d quartet+,y the first year .after construction comphtion and t· ..... i.ce ydady the eoecond through fifth yean? ~vlonitotii1g will include at1 a0S~§Srt1t:tTt of vtget.ation SlHviVc)I and wee..d control. M.<lintenance issues will be ;.dentlfi,:: ... A durir1q th~ monitOring events arid ~~,urtlmarized in a rn 6111 (:;. 5uomitted CO the CHem:. and lead n-'aintenance persorlne:1. A fotkwrup inspection by ADA will fof/ow comple:tc:d malntt:nance 'tVor+:. Bob Nit:mann ~ Fe"",,,ry 20, 20?!fIII' PageZ TASK o. MONITORING REPORTS. • Monitoring report" will ~e prepared and 6ubmltted to the City and Client on" quarterly btl§i6 for Year! and an an annual ba~i~ (in the fall) for Years 2-5. Reports will include: photo documcr:tatior1. mtastil"es of t}ucce56 of the ve:getation, m~inU:l1ancG' rccommcmdatio:1s. and-an ett?~~mcnt of th~ 5uCCC% of thf; mitieatlon project oven::!!\. TASK 4. FINAL Aff'ROVAL E::;cort City st-aff on a site review for fina! approval of the mIt.igation work (if deemcUJ 5UCGe§9ful l1-y t.he. City at the end of the five-year monit:orirlg tenT:), This t,,-~~k includes corre5'pondence with the City regarding ,Ign-off and preparat<on of t;hp. final pectine"t Infomtatiot1 "elating to tt'I aintenance_ COST ESTIMATE Estimaud WSt5 to perform Tasks 1 through 4 ,,,. "bout. $3000 for Year 1 and $1200 to $1500 per year for Years 2-5 for a total monitoring cost of $7800 to $9000. All work willl,. performed on the b"ala of time and materials according t<J our Standard Charges for Profe5<liona/ S"IV/ce6 (Attach .... ). If the 5GOpt: of 5ervices and CDG't ce.'timak arc: acceptable w you. please eign and return a coPy of chi5 jer.ter 85 qut-horiza1;ion tor ua to proc~d. Sinurely. AL TMANN OLIVEr ASSOCIATES, LtC Simone Oliver lar""td%.3p6 Architect Att"chme.nt Andrea Petzel -RE: Parklane • -1997 -City # LUA04-142 • From: To: Date: Subject: cc: Bob, Andrea Petzel Niemann, Bob; Oliver', 'Simone 02/23/2007 5 :04 PM RE: Parklane Court -1997 -City # LUA04-142 Dotson, Michael; Nicolay, Laureen Page 1 of 1 I left you a voicemail addressing your comments, but I'll send an email as well. We went out and looked at the site again and the plantings around the stormwater detention pond appear to be in place. However, it is a Hearing Examiner condition that "degraded buffer areas would also be enhanced (with native plants and habitat features) in the vicinity of the stormwater pond." So I guess my question is, why are there no plantings or habitat features on the south side of the stormwater pond, the side that is closest to the wetland? On the issue of fences, apparently the chainlink fence was something that was approved from the Public Works section. However, the entire perimeter of the wetland/wetland buffer must be fenced. Right now, the concrete wall stops opposite the beginning of the stormwater pond fencing. Fencing is a code requirement to protect ALL critical areas and cannot be overlooked. The northern and eastern edge need to have a split rail fence, and there must be signs on all spilt rail/concrete walls/chainlink indicating the presence of a wetland. For reference, I have a template of a sign I'm happy to send to you. Once those issues are addressed, the plan sheets have been modified oer my previous comments, and the surety device received, the certificate of installation will be approved and the monitoring period can begin. Again, just so that all parties are clear, the fence that goes up must be split rail. Please let me know if you have any questions. Have a great weekend, Andrea Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 apetzel@ci.renton.wa.u"s file:IIC:\Documents%20and%20Settings\nweil\Local%20Settings\Temp\GW}OOOOI.HTM 02/23/2007 From: To: Date: Subject: Hi Andrea, Juliana Fries Petzel, Andrea 02/23/20076:58:47 AM Re: Parklane Court The chain link fence is a building requirement, as the walls (around the wetland) exceed 30 inches in height (it is a safety hazard). I vaguely remember Laureen noting that they would need a split rail fence around the wetland. At the time (this is at least 1 yr ago) the wetland consultant (Simone ... ?) showed the split rail fence behind the chain-link fence and I think that would comply with both, the building code and your requirements. I agree that it probably looks awfull. My guess is that at the time of preliminary plat that was not discussed and later (prior to construction) we were trying to make it comply with all regulations. That project has a fence fronting Lyons Ave that may be posing a sight distance problem and may also need some "fixing". The wood fence issue was a complaint from a nearby resident, so it needs to be addressed (I think Mike Dotson may be on top of it). Probably more information than you wanted. By now you must have regreted asking me. Thanks Juliana >>> Andrea Petzel 02/22/07 5:10 PM »> Hey there, Sorry to you about fences at Parklane Court?? Specifically chain link around the wetland area. thanks! A Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 apetzel@ci.renton.wa.us cc: Dotson, Michael; Nicolay, Laureen Andrea Petzel -RE: Parklane co. -1997 -City # LUA04-142 • Page 1 of2 From: "Bob Niemann" <bniemann@specializedhomes.com> To: Date: "'Andrea Petzel'" <APetzel@ci.renton.wa.us>, "'Simone Oliver'" <simone@altoliver.com> 02/22/2007 4: 13 PM Subject: cc: RE: Parklane Court -1997 -City # LUA04-142 "'Laureen Nicolay'" <Lnicolay@ci.renton.wa.us>, "'Michael Dotson'" <Mdotson@ci.renton.wa.us> Please see comments below ,BOB NIEMANN ,1741 4th Avenue South Suite B I Seattle, INA I 98134 P 206.340.0575 I r 206.382.1592 bnicmann@speciallzedhomes.com -----Original Message----- From: Andrea Petzel [mailto:APetzel@ci.renton.wa.us] Sent: Thursday, February 22, 20073:27 PM To: Simone Oliver Cc: Laureen Nicolay; Michael Dotson; Bob Niemann Subject: Re: Parklane Court -1997 -City # LUA04-142 Hi Simone, I took a look at the plans and also went out to visit the site. I've included all my comments below, some are more relevant to the developer than to you (Comments 1, 5, 10). I'm fairly concerned by the fact that a concrete/chain-link fence went up when what was approved by the City was a split-rail fence. Most of my comments pertain to including some of the information from the approved mit. plan onto the as-built. Overall I think the site looks really great. Let me know if you have any questions. Andrea Comments on Parklane Court: 1. It appears that the developer put up a chain link fence and/or a concrete wall, NOT a split rail fence as was approved by City staff. This needs to be addressed ASAP - a chain link fence and/or a concrete wall is not the standard for Native Growth Protection Areas. Again, a split rain fence was suggested by the Hearing Examiner and approved by City staff; the fence detail was provided on the approved mitigation plan. A split rail fence is expected to be in place, not a chain link fence. [Bob Niemann] The retaining wall is required and approved per the civil plans. The issue of the split rail fence being in the same location as the wall makes the fence impossible furthermore if we were to offset the fence to be at the toe of the wall the fence would be approximately 5' to 8 below top of wall making the fence completely irrelevant. This issue was previously discussed with City staff after we noticed the contradiction in the approved plans and were told to proceed as as constructed. 2. The split rail fence needs to surround the perimeter of the critical area. [Bob Niemann] All split rail fence is installed per the approved plans other than what is described above. 3. Once the fence issue has been resolved, wetland identification signs need to be posted. 4. The location of the signs and the fence should be on the as-built plans. 5. Per Condition 3 (Wetlands), of the Environmental Review Committee report, the perimeter of the stormwater facility is required to "".be enhanced with native plants and habitat features to integrate the stormwater pond into the wetland system and to increase the overall structural and plant species diversity". During our site visit we noticed that there are almost no plantings for the stormwater pond and it doesn't appear to be integrated into the wetland system. Please increase the native plants around the pond and provide a planting plan for City Staff approval BEFORE they are planted. Two copies of the plan can be sent to my attention, email is fine. [Bob file:llC :\Documents%20and%20Settings\nweillLocal%20Settings\ Temp\GW} 0000 1.H TM 02/23/2007 Page 2 of2 Niemann] The approved Plan. not have any habitat features shown an. the pond (page W2.1) but does show plantings on the perimeter of the fence and none inside the fence the installation of the plantings in this area are installed per the approved plans. 6. Habitat features aren't on the as-built legend, please include. 7. Also, please include the pipe system in the legend. 8. Please include square footage of wetland, buffer, fill, etc. on the as-built plan and in the baseline report. 9. All references to the monitoring period should include the statement "quarterly for the first year and annually thereafter." As a reminder, the monitoring period will start after the certificate of installation has been approved. 10. In order to set the surety device I will need a copy of the signed contract for maintenance and repair for the plants, fencing and signs. This should include labor costs as well. l!. Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 iUletzel@ci.renton.wa.us file:IIC:\Documents%20and%20Settings\nwei I\Local%20Settings\ Temp\G W} 0000 I.HTM 02/23/2007 Andrea Petzel -Re: Parklane clrt -1997 -City # LUA04-142 • From: To: Date: Subject: cc: Hi Simone, Andrea Petzel Oliver, Simone 02/22/2007 3: 27 PM Re: Parklane Court -1997 -City # LUA04-142 Dotson, Michael; Nicolay, Laureen; Niemann, Bob Page \ of \ I took a look at the plans and also went out to visit the site. I've included all my comments below, some are more relevant to the developer than to you (Comments 1, 5, 10). I'm fairly concerned by the fact that a concrete/chain-link fence went up when what was approved by the City was a split-rail fence. Most of my comments pertain to including some of the information from the approved mit. plan onto the as-built. Overall I think the site looks really great. Let me know if you have any questions. Andrea Comments on Parklane Court: 1. It appears that the developer put up a chain link fence and/or a concrete wall, NOT a split rail fence as was approved by City staff. This needs to be addressed ASAP - a chain link fence and/or a concrete wall is not the standard for Native Growth Protection Areas. Again, a split rain fence was suggested by the Hearing Examiner and approved by City staff; the fence detail was provided on the approved mitigation plan. A split rail fence is expected to be in place, not a chain link fence. 2. The split rail fence needs to surround the perimeter of the critical area. 3. Once the fence issue has been resolved, wetland identification signs need to be posted. 4. The location of the signs and the fence should be on the as-built plans. 5. Per Condition 3 (Wetlands), of the Environmental Review Committee report, the perimeter of the stormwater facility is required to " ... be enhanced with native plants and habitat features to integrate the stormwater pond into the wetland system and to increase the overall structural and plant species diversity". During our site visit we noticed that there are almost no plantings for the stormwater pond and it doesn't appear to be integrated into the wetland system. Please increase the native plants around the pond and provide a planting plan for City Staff approval BEFORE they are planted. Two copies of the plan can be sent to my attention, email is fine. 6. Habitat features aren't on the as-built legend, please include. 7. Also, please include the pipe system in the legend. S. Please include square footage of wetland, buffer, fill, etc. on the as-built plan and in the baseline report. 9. All references to the monitoring period should include the statement "quarterly for the first year and annually thereafter." As a reminder, the monitoring period will start after the certificate of installation has been approved. 10. In order to set the surety device I will need a copy of the signed contract for maintenance and repair for the plants, fencing and signs. This should include labor costs as well. 11. Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 i!Q.etzel@ci.renton.wa.us file:lIC:\Documents%20and%20Settings\nwei\\Local%20Settings\Temp\GW}00002.HTM 02/2212007 • Altmann Oliver february 20, 2007 Bo':7 Niemann SFt:ci;;;lli7:ed Home~ 1741 4t.h /\'/6. S ~;ei::lt:tle. 'Nt\ 981,34 A . ··c SSoClates, LL F;" J !:.!:,; '.:',_;" i'.,.'! AOA F Il\"j n .11 []I CH I al 1'1:lIl1lillg S .. : Llllr!:-.('Q)(' AI'l' Iii (Cl'lll I'l: AO/\-1997 SUBJECT, Propoe;sl 100 Condu~ five-Year Performance Monitoring of Mitigation Are" Parkla"" Court; Renten, W"ahingten Dear Bob: Altmann Cliver ,A,s5>ociateG. LLC (.A.QA) has prepared the follOI'Jing scope of setvir..c!5 and coe:-t: 0~titll.ate for five yctJr5 of porf(}rrnar1c~ t)1onitorirlg associated with the mi-tigation work compl~tcd on the F'arklzme Court projecf, in Rcrlwn. Washington. SCOPE OF SERVICES TASK 1. ESTABLISH BASELINE CONDITIONS. camplet..,; To est-abliGh baf>dine: condit.ions for hlture monitoring. c1 ba5eli!1f.: ellaiuat.iol1 will be conduct-ed ro det.ermint: whether the <f.sitt: condition6 arc cot1:;iist,ent. with the apr roved mi'tigat,ion plcm, Tht:: evalucJt.ion will includ6: pnoto .. docurl'1cntarion from points located 01'1 t-he. si't:e. a general description oft-he. (";onditio!1i;!. ofthc installed plant l'rl8terials. an 8SSe!::)t~tl1ent of the irri'3atiol1 needs, and a ge;,eral a-ss.c:s-sment. of 6itf: hydmloqy. A b'::I~)dir1(: n~port will be submit-ted to the Cit.y L!P0:l completion of t·h::: ,asseSSnlemt, TASK 2. LONG-TERM MONITORING. Monitoring will be conduct-cd for a period of five grO'ovinq 9e.as.0t1s. Monit.ol'tl1lj will ~7e conducted quarcedj' the first ye.ar after CQr1S'tmct,iO:1 con1pieT,iol-l .and t;.wice ye<1dy the eecnod through fifth y~at'~, ~....1onitorine will itlClude an 8GSc55tncnt. of ve~!et~t-ioi1 sur/ivai and weed control. Maint-e.nance iesuds will be idcmUfie-d during the monitoril1£j tvel1ts and summarized in a memo submitted r.o t.hl1 Cliu,e and lead maintenance Fer\7ot1t1el. /\ foHow~up inspection by AOA will follow cOn1plet!:d l'l"iah1tt.r1anCe work. Bob Nir-:mant1 • Fe-on""" 20, 2007 f"clge 2 TASK 3. MONITORING REPORTS. • tvtonitoring reports will oe p"-f.:pan~,d and ~ubmit;.t.:0. t.o the City and Client on a quarteri,Y b.a0is for Year t and on an .annual ba~iB (in the fall) for Ycars 2-5. Repor'ts will inclLuJe: photo t-lOC;lwlt::r.tatiDt1. r~cas~rtS of success of the '.,tcgetation, mainfenance .:-ec~mrt1er1dation9. and ar, as-se~';0ml:nt of th!; sucCess :-Jf the ltlitigat,iol1 projr:::-ct. (Jv~rall. TASK 4. FINAL APF'ROVAL. E':,Dort: Cit.,:' ~~;WJff.::::n a sitr:: t"CIf]CW for final a ppro .... a I 01~ the mit.iga'tion w"Or'k (if deemed !7ur:cf.:!:1Grul t/y the City .:-:It the end of the five.-ye,'lr monitr'Jrir.g r:cnn), Thj~i tdsk inclu(Jes Dorre5pondence with the City r.:;gardir19 !Sign-off and preparation of t~h.:;: final pe:-tinel1t. information reJat,itl~~ to mainten(3rlc:::. COST ESTlMATE E~r.itt1ated GOst~i W perform Taeoks 1 through 4-.gt-C oar-·out. $30GO for Yc8r·j and ~:1200 to $1500 pr;r .YClir for Yctlrs 2-5 fot" a total monitoring GOSt. of $7800 'to $9000, ,,,\11 work I-,"M f}(,; pr::rfonr,c,-;l on t.hc ~'a,j, of T,IM1e and mat.et'iais according t.:J our Standard Charges for Profo%ional Sorvico6 (Attached), If the scope of 5crtiCDS .and CO~.t csr,imat.!.· 8r~ .acceptable tJ) YGll. pleaSt~ 5ign c'lt1{) ret.urn f..-i copy of rhis-letter a~, ~llthori7.-ation for IJ5 to Frvcl::cd. Silicerdy. ,~I.TMt\NI" OLlV"CR ASSOCI.A,rES, LLC ~JinlOn.~~ Olive-r lands-cape ,A,rchitect Attachme.l1t January 17, 2006 Ron Knight POBox 6 Renton, WA 98057 ~.'- PlanninglBuildinglPublicWorks Department Gregg Zimmerman P,R., Administrator Subject: Approval of Final Wetland Mitigation Plan/Proposed Maintenance & Monitoring and remaining steps for proceeding with Parklane Court Plat, FileNo. LUA04-142 Dear Mr. Knight: Mitigation Plan Approval: We have reviewed and approved the final revised wetland mitigation plan/monitoring proposal for Parklane Court plat dated 1113/06 and received by the City on 1113/06. I have enclosed an approved copy for your records. Next Steps: Work with Juliana Fries in Plan Review Section to obtain construction permits and begin work on wetland mitigation installation consistent with the approved plan. Mitigation Installation and Approval: Once the wetland mitigation has been installed (plants, signage, fencing,etc.) pursuant to the approved plan, please have your wetlands specialist provide me with written verification that the installation is in conformance with the approved plan. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. The scope of the contract must clearly cover the cost of plant maintenance and replacemeni as well. The contract should also ensure that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. Monitoring and Maintenance Period Start Date: Once the mitigation project has been installed, please provide me with the wetland consultant's written confirmation of installation pursuant to the final approved mitigation plan. The date the City receives this written confirmation will constitute the beginning of the minimum 5-ycar maintenance and monitoring period. -------I-O-SS-s-o-u-th-a-r-ad-y-W-a-y---R-e-nt-on-,-W-as-h-in-g-to-n-9-g-0-SS-------~ AHEAO OF THE CURVE Mr. Ron Knight January 17, 2006 Page 2 Wetland Information Needed on Final Plat Map: RMC Section 4-3-050G3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. Tract and Deed Restriction: Please clearly identify Tract A as a Native Growth Protection Area on the face ofthe final Plat along with the wetland type and category (Category 2 Wetland). Section 4"3-050E4 ofthe Renton Municipal Codes states: "The permit holder shall establish and record a permanerit and irrevocable deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes ofhabit!lt,eDhiilicement,as part of an enhancement project which has received prior written approval from the,€iYy,'arid~om any -;;ffi:er,agency with jurisdiction over such activity. Acovenant shall be placed Qri~ the'ti~ct restricting its(sepai'itl': sale: Each abutting lot owner or the homeowners' association shall have';3.nUndivid~dimeiestin thetriict!l~cPlease provide a draft version of . . l;.,· . '7-. ...". ,-. " ,,-<::;." \-.;' this document to me prior to recgr~ing.. ;-" c", ' '"" ,,:;:~'~\ \' " , " ":\;( \:";::o--.~:f· .'!,,> ~~~;::8'~1~'~.;. : \ .. - .. r -J<' \ . . Protective Easement: You 'have opted' to place 'the'''W:!',tlandE'' buffer lo,a NatIve Growth Protection • ,,,, t ""';..' ;:>,.-,: ~"1:. ....... -••• ;;,~..; n Easement across Lots 2 -5. Please:c1early,;identifylthis:areii\'in the;facj::of,the final plat as a Native . "', "l~'!. ·><i..:'~'€r"""i'~';,;;5ti.-,,-;;~<.---·v -'~ A,-";> ~ _. _ . Growth Protection Easement and also ihdiciteJIi~,we~J@dcategory{@ategbry'2 Wetland). Section 4-3- 050E4 of the Renton MUnicipa:\\Codes~!at~s;{~'ffi~ p~iiiji!,~olderjshaU ~stablishandrecord a perman~nt , and irrevocable easement on the,:r~p'<erty"title of a'parcel'o'r'tracYofllJJ2d,Rontaining a critical area and/of its buffer created as a condition of,a'pl<f!ilit;.Such protective l':aSei!(eiifs.?,all be, held by the current and ' ',future property owner; shall run wi~ ilieJ~d,~~d,shall,p~2.iii15it~oev~6pmen(alteration, or disturbimce within the easement except for purpd~t:(~'of!).abiiat<enhans.eirient4;p"tut of im enhancement project which has received prior written approval frOli?'the,,<::itY, 1iI}dfrom any;6ther agency with jurisdiction over such activity.;', Please provide me with a draft oftliis'language'pnl;'r to recording. " Please send all revised wetland-related il1formationiplansto my attention. Feel free to contact me at 425- 430-7294 if you have any questions regarding this letter. Sincerely, Laureen Nicolay Senior Planner cc: Simone Oliver Juliana Fries Jennifer Henning LUA04-142 H Laureen Nicolay -Re: Final Park lane Wetland Mitigation and Monitoring Plan From: To: Date: Laureen Nicolay Simone Thursday, January 12, 2006 11 :48:07 AM • Subject: Re: Final Parklane Wetland Mitigation and Monitoring Plan Hi Simone, Juliana and I looked over your revised plan set dated 1/6/06 that we received Tuesday. The revised plan has relocated the water line outside of the NGPA and I think it works (for both drainage, water, and wetland regulations) with a few small modifications: 1) We recommend that you consider revising the 100% survival performance criteria of Section 14.2 of Sheet W4.1. I understand that you wish to hold the landscaping contractor to this standard, but if we also make 100% part of the mitigation project success evaluation criteria, we will likely add an additional year of maintenance and monitoring in order to achieve the code-mandated 5-year minimum of successful mitigation project functioning. 2) We need specific details added to the wetland sign plan W3.1 (size, material, content). I will fax you a Council-approved format for wetland signs if you don't already have a copy. Please stipulate metal rather than plastic for the sign construction on Sheet W3. 1. Once these changes have been made, please submit 2 copies of the revised plans to my attention for final mitigation plan approval. Please check with Juliana, however, in advance of beginning work to set up a preconstruction meeting. We will need a surety device in 125% of the cost of maintenance & monitoring prior to construction permit issuance. Laureen Nicolay City of Renton Development Services 1055 South Grady Way Renton WA 98055 Phone: (425) 430-7294 Fax: (425) 430-7231 Inicolay@ci.renton.wa.us >>> "Simone" <altoliver@comcastnet> 1/6/064:52:29 PM »> Hi Laureen, I revised the wetland plans for Park lane -please review them and give me a call with any questions. Thanks, Simone Oliver Altmann Oliver Associates, LLC 425.333.4535 simone@altoliveLcom www.altoliveLcom Page 11 , .. • December 13, 2005 Laureen Nicolay, Senior Planner City of Renton Planning Department lOSS South Grady Way Renton, WA 98055 RE: Parklane Court -File #LUA-04-142 • Subject: Final Wetland Mitigation Plan Revisions, dated 12/8/05 Dear Laureen, AOA-1997 Thank you for your guick review of the revised wetland mitigation drawings submitted to you on 11/28/05 Per our telephone conversation on 12/1/05, the following revisions have been made to the plan. 12/8/05 REVISIONS. Construction Fence and Split-rail Fence and Signs W1.l, W2.1 and W3.1 have been revised to depict the split-rail fence and sign locations. W2.1 depicts the clearing limit fence and W3.1 depicts the split-rail fence detail. Maintain 25' min. from Created Wetland to Buffer Boundary The drawings have been revised to depict 25' min. from the created wetland boundary to the proposed buffer boundary. This reduced the area of c~eated wetland a little, but we still are maintaining the minimum 1:1 replacement to loss ration for created wetland. Additionally, this reduced the buffer reduction area and increased the buffer enhancement area. R EelrYOFRENrON . CEIVED DEC 1 ~ 2005 8U/LaING DIVISION Laureen Nicolay December 13, 2005 Page 2 Wetland E Easement • • The drawings have been revised to depict the 25' northern buffer of Wetland E as an NGPA easement instead of a separate tract. PREVIOUS COMMENTS These revisions were based on comments included in your letter dated September 13, 2005. Following, I have itemized responses for each of your comments in that letter. CHANGES NEEDED TO THE WETLAND MITIGATION PLAN: Water Line -The water line was deleted from the buffer. Please see the civil plans for utility layouts. T racts/NGPAs -The mitigation plan and civil drawings have been revised to include Wetland E and its buffer as an NGPA easement. The south, east and north sides of the detention pond and Wetland B and its buffer are Tract A (wetland buffer/NGPA) The inSide of the pond, below the lOa-year storm elevation is a separate tract (Tract B). Temporary Fencing/NGPA Fencing and Signage -The Drawings Wl.l, W2.1, W3.1 and W4.1 have been revised to comply with Environmental Review Committee Conditions 6 & 7 (temporary orange construction fencing, permanent split-rail fencing and NGPA signage). Created Wetland within 50' of Abutting Property Lines -The drawings have been revised to depict creation areas at least 25' (by providing buffer enhancement within the 25') from east property lines to ensure no potential future impact to the east right-of-way and a note was added clarifying the location of Emma's Plat Wetland/Buffer Tract. Creation areas are within 50' of the south property line, adjacent Emma's Plat NGPA We re-reviewed the creation areas in the field, with respect to significant trees and made modifications to the wetland creation and enhancement areas based on the new data gathered in the field. Depict Wetland Classifications and Standard Buffer Widths -Drawing Wl.l has been revised to include the existing wetland classifications and standard buffer widths, prior to reduction. Laureen Nicolay December 13,2005 Page 3 • -------------------------------- • Created Wetland Buffers -The drawings have been revised to depict the standard buffer at 50' from the existing Wetland B and the new wetland creation areas associated with Wetland B. We are proposing reduction of the standard buffer by up to 50% in some areas by providing buffer enhancement within the disturbed portions of Wetlands Band E buffers and through buffer averaging associated with Wetland B. The buffer replacement areas are now depicted as areas outside of the 50' standard buffer from Wetland B and the proposed creation areas. Excavation within Driplines of Significant Trees -The buffer boundary has been revised to preserve significant trees that were close to the buffer on the previous plan. Excavation activities appear to be outside of the dripline of the existing trees to be saved. Drawing W4.1 has been revised to include clearing specifications that ensure staking of the clearing limits as defined by the saved trees' driplines prior to any excavation activities. Removed trees whose driplines are located within the saved trees driplines will be removed by grinding rather then typical stump pulling. The specifications have been revised to include an assessment by a tree expert of the staked clearing limits prior to excavation to determine the extent of stump grinding. Maintenance and Monitoring -All of the items in your letter have been revised on Drawing W4.1 with the exception of Part 12. Part 12 applies to the one-year maintenance that is part of the construction contract. It is standard for the Landscape Contractor to maintain his/her work for one-year prior to replacing dead plants as part of the one- year warrantee. Therefore, I revised Part 12 to be titled ONE YEAR WARRANTEE MAINTENANCE which covers the first year, according to Part 13 specifications for maintenance. Coordination with Civil -Once the mitigation plan is approved; we will supply our drawing file to the civil engineer to depict on their final mylars. Thank you for the comments on this project We are confident that this plan will provide a successful mitigation once implemented as designed. Laureen Nicolay December 13, 2005 Page 4 • • If you have any questions, please contact me at simone@altoliver.com or 425.333.4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments -Drawings Wl.l. W2.1, W3.1 & W4.1 cc: Ron Knight , ! ~.~ " -. tIii» ..&L -• Kathy Keolker·Wheeler, Mayor September 13, 2005 Simone Oliver Altman Oliver Associates, LLC PO Box 578 Carnation, WA 98014 \ ' " CITY tF ,RENTON I PlanningIBuildinglPublic Works Department , Gregg Zimmerman P.E., Administrator Subject: Changes to Final Wetland MitigationPlan/proposed M1:jintenance& Monitoring Parklane Court Preliminary-Plat, File No. LUA04-142 ' , Dear Ms. Oliver: Thal'1k you for submitting the final wetland mitigation plan/monitoring proposal for Parklane Court Preliminary Plat. • . , The purpose of this letter is to advise you of the changes needed to the plan and proposed monitoring and maintenance 'prpgram'il'1 order to comply with City of Renton Municipal Code (RMC) requirements and Hearing Examiner/Environmental Review , Committee conditions of plat approval. , . . '. .' Changes needed to Wetland Mitigation Plan:. A water line is shown running through the reduced buffer area of the Class 2 wetland (Wetland 8) on the most recent mitigation plan. The line appears to be within 20 .feet of the existing wetland and within 14 feet of the (future) expanded/created wetland area. The City code (RMC 4-3-050C5, C6, C7) has no exemptions to allow a waterline to cross a wetland or wetland buffer: A variancefrorTl' Section 4-3-050E would be needed in order to 'approve the mitigation plan as currently proposed. ' Otherwise,the waterline, must be relocated out of the buffer area. Tracts/Native Growth Protection Areas: RMC Section 4c3-050G3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. It does not appear that the revised wetland buffer for Wetland E is included in either a tract or an easement. Additionally. the boundary between proposed Tract B (a storrnwater detention tract) and proposed Tract A is not easily discernable on the Wetland Mitigation Plans. It appears that a portion of a required "buffer replacement" area may be encroaching into the proposed stormwater Simone Oliver September 13,2005 Page 2 • J , • \ tract. Please keep in mind the City's requiremeriUo include all pOrtions of wetlands· and their buffers within a Native GroWth Protection area and revise your plans to clarify that the modified buffer area does not ericroachinto Tract B. . Please revise wetland mitigation plans 'toshow compliance with EnvironmentalReview Committee condition~ #6 and #7 (reiating to' critical areas temporary and permanent ' fencing and signage, enclose~). . '. i It appears that some of the proposed areas of re-t:r~ated wetland extend veri close to . the property lin¢s;thus resultirigin neY{ Y{~d)uffer areasthElOreticallYimpacting .., abutting properties. The City typiqaIlY'l~unablefcr:aPRrove wetland mitigation proposals that adverselyimpacl developmintP,gtenlla'i of abiJttln~Rroperties .. Howeve'r, in-this. case, _theimpactedprope~y!tt;the' so1Jt.hJiappeQst8bela\¥'rtlaild protection tract' .' associat~d ~ith ~EmlT1a'sBf!3t~ riSiJfential d.elielopin~nt7 ~I~a,§e note on Shee~ W1.1', .. that the property to the sgu~ ..... ~;t,he ~xP'i!r9~9.~~tland.'I3)s JE!I1ma's Plat '. ' .. ' .... · WetiandlBuffer Trat(t",:T,he,are?" of st~a~ii9~w~tlCI!!.g t6,~eeastlbf the~xisting wetland .; and.lying within 50 ~eet ~f t~1: N,ilef1~Ji~~f':O~~,!"aYCfnfot\t>e cOi.uitedto~ard '.. '. • wetland co~pensat!on.~eC<lus~ tIiIs'~~rttE1t;'i~~£n'bt'been,va~teR' Plea~erev.lse the '. planto provide all compensatory (expanaed)lwetland buffers on the project site and not . " on the ,Nile Avenqe ,rig~i~fwa,¥;c\ It:wO~ltI~~ep?s~lble !f,ul\~izelJhe o~-site area of •. , . . " Emma's plat as buffer,lf '1f:lEldEld.'as thiS area IS Protf:lC'~d'ln perp.etUlty: . . . . .. ' ,,' '.. . '. .;,',-_~-t-J,' .. -. , ..... -1: ~" .il '. . . , . . . Could you please note the '~ef;ari~;tk~lficat;o~;·,~~d'tf;li~lsso~iated stand~rd' buffer.' , · '. "-'.' "Q,.. -~ ..• -... .f"\";;" , i ~. -.' . ..,~~. 47 ' .. ,"' . -'-.. . · requirements on themitigation'pl'€!:':"sh~et~yy1.11 (e:g;:"VVetlands A, C, & [):'. . . ' .. '. .' ,.unregulated; Wetland B, Class2-:'50istandardJ:illffer;'WetlandC, Class 3-25' standard· .' · buffer.. . '.' ...'. . . ----""""""-~-. ." .. . .' . Created wetland a'reasmust have the same size buffer as the original wetland class. In' the case of Wetland B, a Class. 2 w43tland requiring a 50-foot buffer, it appears, that ther~' are proposed buffer areas (for the expanded wetland) that are less than 50 feetin width. While,buffer averaging may be possible, it appears that some of the areas iridicated as · "buffer replacemenr are actually required as neVi buffer for the recreafedwetlimd 'areas and could therefore·notbe counted toward replacement as well. Please reevaluate the reduction and cOmpensation areas. . It appears that some areas of work (e,g: new retaining wall), are located within the drip lines of trees indicated for retention. Please review RMC Section 44-130H9, enclosed, and revise mitigation and/or tree retention plan accordingly, , , .. ~ .. \ Simone Oliver September 13, 2005 Page 4 • , • Part 13, Long-term Monitoring Schedule:' Please revise ttiissectionheadingto read, "Long '-term Monitoring imd Mainteriance Schedule'\ Please revise this Section to ' , comply with RMC Section 4-8-120D23 that requires quarterly monitoring reports forthe , first year and annual r~ports thereafter. 'Also; Reriton Municipal Code also requires that , the proposal clearly cover the cost of plant mailitenance arid replacement as, well. ' , " '., . Part 14.2; Performance Standards for Objective A: Please revise the last sentence to read' ;" ... 80% survival rate ,of all initially planted tree or shrub species or-equivalent replacement .. ;" ' , " Co~rdination v.iith civil grading pla'.1~,.i,:,4!,1H~ri?..friEls,the City'sprojectmahager for theParklane,Courtproject, has;::u*e<:I,;that"once y6ur.final wetland mitigation plan is • - --• • '. '~"" .~. '" ~.-., • '. ~,', -' -'.' • :., < approved by the City, you coordinate,with the applicant's\Elngineer, Baima & Holmberg, ' . • . , , _ <~('-'. : • 'it;.. . .~_, -' ~V', ';110. ._ -. -.. ' ; '.' . to have the wetland gradingialsq_depieted'0n;th~ ciVil plans\lf you have any questions "about this request, Pleas~lontact:;~uliana at 42543Q:'72l.!l.'\ " " .' ',' , ',', "I',' ",.,y ,c, " Please send all revised igf6i:n1iti~n/Plan§1t6imy[attentid~.·-J?e~I'free to contact me at ' ' 425-430-7294 if you hay,~ a:QyquElsy~~~~gaf{jing7ihis I~tter. l'&vould be happy to meet with you to clarify any o~the,se fonimeni~sQ~19i:'yqU'Ni~h'~~ I' , , ' , , , Sincerely, '\\, ~~~:! ~l~')i /" ~' 'c§2.,'~, , . Laureen NicofaY' Senior Planner 'O:e " .... .A '~'--• p" ,_~t.~< ~~.'k. {ft"~' '; ~ .J; :4'-~'-"<21:=~ enclosures " ' ' ERC mitigation measures RMC 4-4~130H9 cc:' File LUA04-142 Ron Knight, property owner Juliana Fries Jennifer Henning ... , . Simone Oliver September 13, 2005 Page 3 • .;, ,Revised Malntenanc~ and Monitoring Proposal: Please revise this plan 'sheet as follows: • , Sheet W4.1, Monitoring Plan. Part 1, Section 1.2,paragrapn 7--Please revise the language to· read as folloWs: A qualified wetland consultant sha,lI be on site, as necessary, to monitor construction and ' .. assure compliance with this pla~: Modifications to this plan require prior written' approval of AOA and City of Renion", Part 1, New Section, Please add a new section to this part ensuring compliancewitli the Environmental Review Committee's requirement of staking the,protected ., • areaslliinits of clearing prior . . . ,. .'.,. ',Part 7.4: Please revise the la's,r;sl~ntenc:e p-.a(ag(alphtoreadas follows:· ,,"Nevertheless; ,,,n'lrv:>ri,,ti(1,n';"fm.m U19..;1plalntirlg.IJ!aICl;sh<;l!1 the pri6r approval of . . , AOA .and the p~or .wriltterl ,a~lpr(lVallJ)f.the Part 1 0, Warranty:· Plelase ~'irfpf,et€i;!DEffiiift'~fj~"f""inm'''nt sentence ofthis .. paragraph), ' Part 11, Final AcCel)tanC;:,EH)le.asE~;'J;l:iijf;~~, '.>'.,,'n to'read as follows: "AOA stiallvisit the site mitiigi;it,ion prclje(:\ iJj,stallialtio.n and provipe . .. the Cit/with written· "·nhlfiml,,tilnn. th"t isplan: IMOA is .' . unable to provide, Yi!~~~;~i. built" mitigation plan shan' be submitted to the Citv,fcJrreview'arimo' .. , The date the City of Renton receivilS~~~~({f3i~t~r , of installation pursuant to' the final approved mitigation plan shall the beginning of the5-year ' maintenance arld monitoring period." , ,Part 12, 1cyear maintenance-Please revise this se6tionheading,toread "5-Year Maintenance": In order for this Section .to meet City Requirements, this.Sectio~ needs to be revised to cOver a 5"year period. Please clarify th(!tthat any'identified ' maintenance needs would be apdressed after the various monitoring visits. Please revise this Section (pursuant toRMC4~8-120D23e and 23f) to clearlyelJsure that "structures,improvemerits, and mitigation perform satisfactorily for, a period 0(5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with'the survival rates noted in Parts 14 and 15). . . , .... . .. Kathy Keolker-Wheeler, Mayor ~eptember 2, 2005 Ron Knight Parklane Court Estates LLC P.O. Box 6 Renton, W A 98057 CITy,eF RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Parklane Court~Preliminary PlatWetIand Issues Waterlirie Connection Abutting Emma's Plat City of Renton FileNo. LUA04-l42 Dear Mr. Knight: As per your discussion with Laureen Nicolay, Renton City Cooe Section 4-3-05.0C does not allow utility lines to cross through wetlands or their associated buffers, A waterline connection fromParklane Court to Emma's Plat is not permitted, as it would require the waterline to pass through a regulated category 2 wetland located on Emma's Preliminary Plat (LUA04-{)25). If you have any further questions or comments, please contact Laureen Nicolay at 425-430'7294 or myself at 425-430-7233. Sincerely, .r.1G.~ Derek Jordan Development Services cc: File No. LUA04-l42 ------------~IO~5~5~S~o-ut~h~G~ra-d~y~W~a-y--~R-en-t-on-,7.W~a~Sh~in-g-to-n~98~O~5~5--------~--~ ® Thjs paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~.~ .". ..Il . - • Kathy Keolker-Wheeler. Mayor September 13, 2005 Simone Oliver Altman Oliver Associates, LLC PO Box 578 Carnation, WA 98014 • • • ••• CITY OF' RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Changes to Final Wetland Mitigation Plan/Proposed Mainteriance & Monitoring . . Parklane CourtPreliminaryPlat, FileNo. LUA04-142 . Dear Ms. Oliver: Thank you for submitting the final wetland mitigation plan/monitoring proposal for Parklane Court PreliminaryPlat. • ' ,. The purpose of this letter is to advise you'anhe changes needed to the plan and proposed, monitoring and maintenanceprpgrarn'in order to cornply with City of Renton Municipal Code (RMC) requirementsand Hearing Examiner/EnVironmental Review . Committee conditions of plat approval. - Changes needed to Wetland Mitigation I:'lan: : A water line is shown running thr()ugh the reduced buffer area of the Class 2 wetland (Wetland 8) Or:! the most recent mitigation plan. The line appears to be within 20 feet of the existing wetland and within 14 feet of the (future) expanded/created wetland area. The City code (RMC 4-3-050C5, C6, C7) has no exemptions to allow a water line to cross a wetland or wetland buffer. A variance from Section 4-3-050E would be needed . in order to approve the mitigation plan as currently proposed" Otherwise, the waterline· must be relocated out of the buffer area. Tracts/Native Growth Protection Areas: RMC Section 4c3-050G3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. It does not appear that the revised wetland buffer for Wetland E is induded in either a tract or an easement. Additionally, the boundary between proposed Tract B (a stormwater detention tract) and proposed Tract A is not easily discernable on the Wetland Mitigation Plans. It appears that a portion of a required "buffer replacement" area may be encroaching into the proposed stormwater ------------I-o5-5~S-o-ut~h~G-ra~d-y-W-ay-.-R-e-n-to-n,~W~a-Sh~i-ng-to-n~98~O-55~----------~ ® This paper contains 50'% recycled malena), 30% post con:;UlT\ef AHEAD OF THE CURVE • Simone Oliver September 13, 2005 Page 2 • tract. Please keep in mind' the City's requirementto include aU portions of wetlands and their buffers within a Native Growth Protection area imd revise your plans. to clarify that the modified buffer area does 'not encroach into Tract B. .. . . Please revise wetland mitigation plans to show compliance with Environmental'Review Committee condition~ #6 and #7 (relating to critical areas te.mporary and p'ermanent' fericingandsignage, enclosed). . It appears that some of the proposed areas of re-creat.ed wetland extend very close to .. '. thepropertylin~s,thus resultirig in neY{,~etlaQ.q buffer areas tlleoretic;:ally impatting . . abu·ttingproperties. The City typigall~is.~llable-t&'"apl?rove yietland l11itigatioh Pf9Posais that adversely impact develoRm'Erntp.<?fentia'1 of abul!in~p.ropei1ies. : However, in this : '. -. -:!f - \ ..... .JJ-. ..t.:.--; .. ~. . - . case, .~heirn~acted propertx!.t6th..£. sd.0.:I:Lhapp~l'1tt~ beJa w~tlah~ .. prc>,teetion. tract ',. . assOCiated ":Vlth~Emm.a's ~~I?lt~ r~s~gen'laIgevelop·m~nt:'~J~.a,§e note on She!3~ W1 :.1 ...•. ' .. '. thatthe property to the sgut~.,.~.~he ~?'PWl$!~~VV!!:tlanWB.ls ;ElTlma's Plar .' • . '.' .' . . Wetla~d/Bu.ff~r Trayt". Jhe. are~ of ~?~~a!.£~;~w.rtl~~ totre ,eaS\Of th~exlstmg wetland" .' and Iymg wlthm 50feetpf t~!'l Nllei?~v~99~rggt~f~o/aYCflfl[lot\becountedtoward . wetland. compensation ~eciius~ thisrs!7it'li~§,;ntt'been~vasate9' Please revise the .. ' . . plan tp p~ovide allco.mp~nsat0'Y (~~~r)l!~d)\\iE!:~~nd byff~~s orrthepr~ject site and not. on the Nile Avenue nghl'of way:'dtwould'be pOSSible to .utlllzejhe off-Site area of , Emma;s plat as buffer, if lie~d~d,\as this a'rea is ProtE;lc'f~d~h R~rpetuity. . .' . ". COUld~YOUPle~se. ho~e the)~[:~;r~)1;s~~c~~o~Ys:~1~;/~s?ciated stand~rd ·!?uffer· .. ' . requirements on themitigation'pl.~11fsh_ret~1.13. (e.~;¥Vetiands A, C, & D: ". . . ,unregulated; Wetland B, Class2":'50~s!..~~!;tB.yffer;WetlandC;:Class 3-25: standard . buffer. . . . Created wetland. areas must have the same size buffer as the original wetland class. In the case of Wetland B; a Class, ~. wetland r~quiring a 50~foot buffer, it appears that there . are proposed buffer areas (for the el<panded wetland) that are less than 50'feetin width. 'While,bufferave'ragingmay be possible, it appears that sOme of the areas indicated as "buffer replacement:' are actually required as neW buffer for the recreated wetlaridareas . . and could therefore notbe counted toward replacement as well.' Please reevaluate the reduction and compensation areas. . It appears that some areas of work (e.g. new retairiingwall), are located within the drip lines of trees indicated for retention. Please review RMC Section 4-4-130H9, enclosed, and revise mitigation and/or tree retention plan accordingly. , / I I J I " · Simone Oliver September 13, 2005 Page 3 • • .·Revised Maintenilnc~ and Monitoring Proposal: Sheet W4.1, Monitoring Plan. Please revise this plan sheet as follows: Part 1, Section 1.2, paragfaph 7--Please revise the I~nguage tor~adas follows: A qualified wetland consultant shall beon site, as neCessarY, to monitor construction and.· . assure compliance with this plan. Modifications to this plan require prior written· . approval ofAOA and City of Renton". . .. · Part 1 ,New Sectiori. Please add a new section to this part ensuring compliance with the Environmental Review Committee's requirementof staking the protected . · . areasllimits of cl~aring prior to cons~J;tlQn';_"'9 .. , ~ ..' . '" :,,' "' .. ' :". . t;f.#~·""'\ -'~"'"' :;y Q.;~~~v.. ':',' Part 7.4: Please revise the la~t'-seritence ofthe 1st Raragraph toread.as follows: . " _ ", .' ,'$-.. ' ~,-~~--_ . p,'-. 'i:'.: .... "Nevertheless; aJ:lyvariatioQs frolJlthe:plantiflg.p!an:sh~1I resruirethe prio(approval of AOA and the prior written _a~pproval ofthe City of Rentdn. ",~. ,~ .. .. , A~! ~';M"";'}'/ ·i-"~';il'<'~<':~r'i>1r4~' <~,,~~';.,). \'"' ,,'-...", · Part 1 0, Warranty: Pleafle complete 1!1eJ.~(3iit~nc!ragr'l:1ent (Ia§t sentence of this paragraph). ~ -~~.lil~~~~·""\ + 1 . .... ..' Part 1·1, Final Acceptance-PleasereYiselthei·3rd and 4th paragraphs to read as follows: . "AOA shallvisitthe site 4poncQ'11ple1iO~3fmiti9~~tion p,foject id~tallation and provide · the Ci.tywith writtenconfii"!l1<!ti~'2that installation ·collJp,!ies,with'thisplan. IfAOA is' . . .. unable to provide theCitYw.!t~,s"(J~h'ver.ification,.a.r{vi~/ag built" mitigation plan shall . be submitted to the City for rEl~eV{ilril:hii?p(o-yat'lih} /4' .' . _. . . . ' . ", ,,"'.... ',_. _ .~~~~~.~,.' ~{ "\.i' -. ~;:._~ ," ;~?~ " "', ,'. . The date. the City .of Renton· receives}AQ~:.:{~'[ln~n,confirmation of installation pursuant to the final approved mitigation plan shall constitute the beginning of the. 5-year maintenance and monitoring period." . ' . Part 12, 1cyear maintenance--Please revise this section heading to read "S-Year Maintenance". In order for this Section to meeU:;ity Requirements, this Section needs to be revised toeover a 5cyear period. -Please clarify thatthat any'identified .. . maintenance needs would be addressed after the various monitoring visits. Please · revise this Sectiori (purs4ant to RMC 4~8~120D23e and23f) to clearly ensure that "structures, improvements, and mitigation perform satisfactorily for a period oi5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in Parts 14 and 15). .:,' • Simone Oliver September 13; 2005 Page 4 • Part 13, Long-term Monitoring Schedule:' Please revise this section heading to read "Long ~term Monitoring and MainterianceSchedule"; Please ievise this Section to ' , comply withRMC Section 4~8c120D23'that requireiiquarterlyrrionitoring reports forthe , , 'first year arid annual repbrtsthereafter. 'Also. Renton Municipal Code also requires that , the proposal clearly cover the cost of plimt mairifenance arid replacement as, well., ' '. . . .' .. Part 14.2, Performance Standards for Objective A: Please revise the iast sentence to read " ... 80% survival rate of all initial/yplarited tree or shrub species or equivalent', ' replacement .. ;" ' , " " " ,'" .. ,.'.' '.' .. ,' . "'~~ee~ Senior.Planner ,'enclosures' .," 'ERC mitigation measures RMC 4-4~130H9 cc: " ',r. .., --" ':'.- File LUA04-142' Ron Knight, property owner juliana Fries Jennifer Henning ., ., • • BOARD OF PUBLIC WORKS Wednesday, June 22, 2005 Renton City Hall CONSENT AGENDA (CONTACT THE BOARD SECRETARY BY MONDAY, 6127/05 IF YOU HAVE ANY OBJECTIONS AND WANT A MEETING SCHEDULED.) 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: 3. REQUESTED ACTION: • OFF-SITE DEFERRAL, HONEYBROOKE V, LUA 04-083, 516 HOQUIAM AVE NE The applicant is requesting to defer the installation of sidewalk, curb, gutter, paving, and one street light on Hoquiam Ave NE. Applicant is requesting to defer the improvements in order to record the short plat. Recommendation: The staff recommends the Board grant the requests for deferral subject to the following conditions: I. The applicant provides a security device acceptable to the Board to cover the deferred items. The security device shall be in place prior to recording of the short plat. The security device shall cover 150% of the costs of the deferred improvements. Estimated cost of deferred items is $23,020.00. 2. Deferred work to be completed by March I, 2006. • OFF-SITE DEFERRAL, PARKLANE COURT PLAT, LUA 04-142, EAST OF LYONS AVE NE & SOUTH OF NE 2ND STREET The applicant is submitting a request to waive the installation of off-site street improvements including, sidewalk, curb, gutter, drainage, street lighting, and paving fronting the property on Nile Ave NE. Per waiver procedures (RMC 4-9-250), the Board may grant a waiver of installation of street improvements subject to the determination that there is justification for such waiver. Recommendation: The staff recommends the Board grant the request to waive the installation of all street improvements on Nile Ave NE. ~.~ .. ,. >+- ..II • CIT~F RENTON City Clerk Bonnie I. Walton Kathy Keolker-Wheeler. Mayor April5,Z005 Ronald & Janice Knight Shigeki Marui POBox 6 Renton, W A 98057 Re: Parklane Court Preliminary Plat; LUA-04-14Z, PP, ECF Dear Mr. and Mrs. Knight and Mr. Marui: At the regular Council meeting of April 4, ZOOS, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to the conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Michele Neumann Deputy City Clerk ee: Mayor Kathy Keolker·Wheeler Council President Terri Briere Susan Fiala, Senior Planner Fred Kaufman, Hearing Examiner Aaron Fletcher. 5633 NE 1st Circle. Renton. WA. 98059 -I Occ5"'5-=S-ou-t"-h -=G-ra-:d-y ""W"-ay--:. R=-e-n-to-n-:, Wcca'--sc-h ,,,-, n-gt-o-n -=9-=-80'"'5"'5-· -:-:( 4:::-25"')-:4"'30"-.6-:-:5:--10'-'"C"F-A-X'-( 4--2-:5"-) 4-:3:--0.-:6:::-5 -16:--~ ® This jJalJercontains 50% recycled m~terial. 30% post consumer AHEAD OF THE CURVE April 4, 2005 • Renton City Council Minutes • Page 112 CONSENT AGENDA Council Meeting Minutes of March 21, 2005 Court Case: Renton Police Officers Guild, CRT -05-002 Annexation: Akers Farms, 108th Ave SE & SE 164th St Plat: Aspen Woods, Hoquiam Ave NE, PP-04-143 Plat: Parklane Court, Lyons Ave NE, PP-D4-142 Police: Domestic Violence Advocacy Assistance Program, Edward Byrne Memorial Justice Assistance Grant Lease: Aerodyne Aviation Addendum #11, Airport, LAG- 84-006 Utility: SW 34th St Culvert Replacement Design, RW Beck Added Item S,k. Public Works: SW 27th St Improvements, Bond Issuance, Federal Reserve Bank Agreement Separate Consideration Item S.h. Streets: Lake Washington Blvd NE Temporary Closures Councilman Law stated that the event should be cost neutral to taxpayers. "MOTION CARRIED. Items on the consent agenda are adopted by one motion which follows the listing. At the request of Councilwoman Palmer, items 8.h. and 8.i. were removed for separate consideration. Approval of Council meeting minutes of March 21, 2005. Council concur. Court Case filed on behalf of the Renton Police Officers' Guild by Aaron D. Jeide, Cline & Associates, 999 3rd Ave., Suite 3800, Seattle, 98104, alleging that the City has no legitimate interest in compelling Police Officer Steve Morris to submit to a mental evaluation. Refer to City Attorney and Insurance Services. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Akers Farms Annexation, 13.61 acres located in the vicinity of 108th Ave. SE and SE 164th St., and recommended a public meeting be set on April 18, 2005, to consider the petition. Council concur. Hearing Examiner recommended approval, with conditions, of the Aspen Woods Preliminary Plat; 46 single-family lots on 8.15 acres located at 852 and 864 Hoquiam Ave. NE (PP-D4-143). Council concur. I Hearing Examiner recommended approval, with conditions, of the Parklane Court Preliminary Plat; ten single-family lots on 4.3 acres located at the 100 block of Lyons Ave. NE (PP-D4-142). Council concur. Police Department recommended approval of the Edward Byrne Memorial Justice Assistance Grant in the amount of $39, 120 to help fund the Domestic Violence Advocacy Assistance Program. Council concur. Transportation Systems Division recommended approval of Addendum #11 to LAG-84-006, Airport lease with Aerodyne Aviation, to increase the leased square footage. Refer to Transportation (Aviation) Committee. Utility Systems Division recommended approval of a contract in the amount of $116,049 with R.W. Beck, Inc. for the SW 34th St. Culvert Replacement Project design. Council concur. Planning/Building/Public Works Department recommended approval of an agreement with the Federal Reserve Bank of San Francisco regarding the SW 27th St. parcel and the stormwater detention parcel, and recommended authorization to issue $3,000,000 in bonds to pay for the City'S share of the SW 27th St. and Strander Blvd. extension project. Refer to Committee of the Whole. MOVED BY BRIERE, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEMS S.h. AND S.i. FOR SEPARATE CONSIDERATION. CARRIED. Transportation Systems Division recommended approval of the temporary street closures of Lake Washington Blvd. NE, in the vicinity of NE 50th St., for the Lake Washington Blvd. Slip Plane Project. Closures to take place April 15 through July 15,2005. ~ OF RENTON COUNCIL AGENr&ILL lAIN 'i. e: Submitting Data: For Agenda of: 4/4/2005 DeptlDiv/Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ Subject: Public Hearing .. Correspondence .. Parklane Court Preliminary Plat Ordinance ............. File No. LUA-04-142, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept. ....... . Council Concur Finance Dept. .... . Other. ............. . Fiscal Impact: Expenditure Required... NIA Transferl Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Parklane Court Preliminary Plat was published on February 24, 2005. The appeal period ended on March 10, 2005. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 9 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Recommends approval of the Parklane Court Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. RemullneUagnbill1 1)11 X Minutes APPLICANT/OWNERS: APPELLANT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: • • February 24, 2005 OI<'FICE OF THE HEARING EXAMINER CITY OF RENTON Ronald & Janice Knight Shigeki Marui 1'0 Box 6 Renton, WA 98057 Aaron Fletcher 5633 NE I" Circle Renton, W A 98059 Parklane Court Preliminary Plat File No.: LUA 04-142, ECF, PI' 100 Block of Lyons Avenue NE Approval for a I O-Iot subdivision of a 4.3-acre site intended for detached single-family homes. Development Services Recommendation: Approve "ubject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on January 18,2005. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Tire following minutes are a summary of tire January 25,2005 Irearing. Tire legal record is recorded on CD. The hearing opened on Tuesday, January 25, 2005, at 9:03 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testity were affirmed by the Examiner. An environmental appeal was filed by Aaron Fletcher, this item will be heard first. In an administrative appeal the appellant does have the burden of demonstrating that the City's action was erroneous, the City does not have to respond if they do not believe enough facts have been introduced. The City Attorney's office has tiled a Motion to Dismiss the Appeal. Exhihit No.1: Appeal file Exhibit No.2: Yellow file containing the original application, proof of posting, proof of publication and other documentation pcrtinent to this request. Parklanc Court Preliminary Plat. File No.: LUA-04-142, ECF, PP February 24. 2005 Page 2 Exhibit No.3: Aerial Ma • Exhibit No.4: Area Ma Aaron Fletcher, 5633 NE I" Circle, Renton, WA 98059 stated that in looking at the mitigated measurcs on the' wetlands he did not think it was sufficient based on the wildlife and the homeowners adjacent to the area. A 75- foot buffer does not substantiate the overall cost value for being on the protected greenbelt. This appeal is twofold, one is the decrease in value due to displacing and building on the majority of the wetlands and the other would be since the building on the adjacent wetlands area, there has been a huge decrease in the frogs, deer and other wildlife in the wetlands areas. It appears that the mitigations measures placed on that particular area was not sufficient to protect the investment of the adjacent homeowners. He statcd that he did not bring biologists and othcr experts to testify, he WQuldjust like to see everyone do the right thing where the buffers and mitigation measures are concerned. Upon questioning by Ann Nielsen, Assistant City Attorney, City of Renton, Mr. Fletcher stated that he did live in the City of Renton. Being shown an aerial map, Mr. Fletcher identified the area known as Park lane Court, and identified where his property was located in relation to the Parklane Court site. Thc wetlands dosest to him would be B, C and D, as labeled on the map. No technical studies relating to the wildlife in that area have been done. The reduction of wildlife in that area is solely based on being a homeowner in the area. Since the development of an adjacent plat there has been a decline. Wetland E is not the closest wetland to his property, and he was not aware that it was a Class 3 wetland and required a 35-foot buffer. He also was not aware that Wetland B was to be expanded and that there would not be a loss in the total wetland area. One of the major concerns is the decrease in property valucs and the second concern would be the dccrease in wildlife. The Examiner stated that socio-economic issues are not part ofa SEPA review process. That may he something that can be discussed in the plat. It appears that more of the statements made by Me Fletcher belong more directly to the undcrlying plat than SEPA. The SEPA determination can be challenged, however, his information was marginal at best as any kind oftestimony of submissions of proof other than the photographs. Ms. Nielsen's motions and comments show a lack of information that will help him make a decision in your favor for the appeal. Ms. Nielsen stated that she did not feel it necessary to call witnesses and would rest at this time. Me Fletcher stated that he had nothing further and would hold comments for the plat hearing. The Examiner called for further testimony regarding this project. There was no one else wishing [Q speak, and no further commcnts from staff. The hearing closed at 9:24 a.m. The hearing for the Preliminary Plat opened at 9:25 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record for the Preliminary Plat approval: Exhibit No. I: Yellow file containing the original Exhibit No.2: Neighborhood Map application, proof of posting, proof of publication and other documentation pcrtinent to this request. Park lane Court preliminary. File No.: LUA-04-142, ECF, PI' rebruary 24. 2005 Page 3 Exhibit No.3: Preliminary Plat Plan Exhihit No.5: Gradinn Plan Exhibit No.7: Clearing Limits Plan Exhibit No.9: Mitigation Measures • Exhibit No.4: Utilities Plan Exhibit No.6: Drainage Control Plan Exhibit No.8: Zan ina Map The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The current zoning for the plat is Residential-4, however. the project is vested under the R-5 Development Standards that were in place prior to the new zoning code that hecame effective November 10.2004. The subject property is 4.3 acres which are to be subdivided into 10 lots and two tracts. Tract A contains a Category 2 wetland and associated 50-foot buffers, Tract B would contain the storm drainage facility. It is designated Residential Low Density on the Comprehensive Land Use map. It is located in the eastern portion of the City of Renton. The site would be accessed via Lyons Avenue NE through a new internal public road. labeled as Road A. it would be a reduced right of way of 42 feet with the appropriate pavement and sidewalk on each side. It would be reduced down to a private access easement to serve Lots 5. 6. and 7. LoIs I - 4 and Lots 8 -10 would be served by the new internal Road A. There are five wetlands on this plat, three of which are unregulated. One is located in Tract A, and the second, a Category 3, located in the northern edge along Lots 2, 3, and 4. The applicant is proposing the appropriate wetland mitigation for both the wetland till and any buffer enhancements. The Examiner asked that Ms. riala explain the terms "paper fill" or "map fill". Ms. riala stated that a paper fill is not actually a filling of the wetland, the only portion of the wetland that would be filled is that portion in Lots 2, a small portion in the northeast corner of Lots 3 and 4. That wetland would be filled and then be compensated in Tract A for the appropriate ratios as well as any enhan·oement requirements. Basically it means that no building or filling with new import soils may take place. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project, which included cleven mitigation measures. One appeal was filed and was heard prior to this plat hearing today. The Comprehensive Plan Land Usc designation is Residential Low Density (RLD). All policies of the Land Use, Housing, and Environmental Elements have been met. This plat has a net density of 2.98 dulac which meets the requirements for the R-5 zoning designation. All lots meet or exceed the requirements for the R-5 zone. All lots comply with the setback standards and would be verified at the time of individual building permit review. The proposal's compliance with all building standards would be verified prior to the issuance of individual building permits. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly or via private access easements. All lots arc rectangular in shape, they satisfy the minimum lot area, width and dimension requirements of the R-5 zone. Two corner lots would he created and the radius for each for each of these lots would be 25-f'cct which docs meet code. Parklanc Court Preliminary Pia. File No.: LUA-04-142, ECF, PI' February 24, 2005 Page 4 • The plat is required to installed frontage improvements along both Lyons Avenue NE and Nile Avenue NE. Nile Avenue NE would require half street improvements including half pavement width, curb, gutter and sidewalks unless deferred by the Board of Public Works. No direct access from any lot onto Lyons Avenue NE would be allowed. Traffic, Park and Fire Mitigations fees were imposed on the project. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements andlor tracts within the plat. The plans indicate that all vegctation, except for that within the sensitive areas, would bc removed for the development of the plat. As a result, staff recommends that the applicant be required to plant two ornamental trees within the front yard setback area for all lots within the plat. The site is located within the Renton School District and they have indicated that they have sufficient room to accommodate the students generated from this development. The proposed development is within the water service area of Water District 90. The City has 110t been provided with a water availability letter. Staff recommends approval of the plat subject to four conditions. Ron Knight, PO Box 6, Renton, W A 98057 stated that he is the developer of the plat. The tree survey that was done for the site shows that the majority of quality trees are in the buffer area around the wetlands. There are very few quality trees in the building area, mostly cottonwoods and alders, mostly trees that have blown over during a windstorm. They potentially pose a hazard to the homes when they are built. Regarding Nile Avenue street improvements, he stated that he understood that Nile Avenue was a closcd street and was going to remain a closed street. This is the first knowledge that he has had regarding improving that area. Emma's Plat and Parkside Court have not been required to make street improvements to Nile Avenue. Joe Hopper, Peterson Consulting Engineers, 4030 Lake Washington Blvd. NE, Stc. 200, Kirkland, WA 98033 stated that he was not aware that Nile Avenue would be an open through roadway. The neighboring properties to the north and south that have been developed in the last few years have had no stipulations for road improvements. Kayren Kittrick, Development Services stated that Nile Avenue by code would have to be improved. However, it is very apparent with the wetlands etc that it would not be at all feasible, it would do more damage than good. Nile is not designated as a collector, it simply means that a little paperwork needs to be done and have the applicant officially ask for that to be removed. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:51 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION I-laving reviewed the record in this malter, the Examiner now makes and enters the following: FINDINGS ON THE APPEAL: Parklanc Court Preliminary. File No.: LUA-04-142, ECF. PI' February 24, 2005 Page 5 • I. The appellant, Aaron Fletcher, filed an appeal of a Determination of Non-Significance -Mitigated (DNS-M) issued for a proposed preliminary plat that would create 10 single-family lots. 2. The appeal was filed in a timely manner on January 10.2005. 3. In revicwing the plat application the City subjected the application to its ordinary SEPA rcview process. The City, in the course of and as a result of its SEPA review, issued a Determination of Non- Significance -Mitigated for the project. The Determination of Non-Significance -Mitigated (hereinafter DNS-M) contained II conditions. 4. The appellant objected to what were termed inadequate mitigation measures particularly in regards to a wetland and wildlife habitat. He also objected to what would possibly be a decrease in property value for the surrounding homes, including his own home. 5. The appellant was unaware that there were protective buffers required between new development and protected wetlands. The appellant was also unaware that the applicant proposed enlarging one of the wetlands as a compensation measure and that there would be no loss of protected wetlands. 6. The subject site is located in the 100 block of Lyons Avenue NE at SWIIOO Sunset Roulevard. 7. The appellant introduced no expert testimony and relied on his opinions of the impacts of the proposal. CONCLUSIONS: I. The decision of the governmental agency acting as the responsible official is entitled to substantial weight. Therefore, the determination of the Environmental Review Committee (ERC), the city's responsible official, is entitled to be maintained unless the appellant clearly demonstrates that the determina1ion was in error. 2. The Determination of Non-Significance in this case is entitled to substantial weight and will not be revers cd or modified unless it can be found that the decision is "clearly erroneous." (Hayden v. Port Townsend, 93 Wn 2nd 870, 880; 1980). The court in citing Norway Hill Preservation and Protection Association v. King County Council, 87 Wn 2d 267, 274; 1976, stated: "A finding is 'clearly erroneous' when although there is evidence to support it, the reviewing court on the entire evidence is left with thc definite and firm conviction that a mistake has been committed." Therefore, the determination of the ERC will not be modified or reversed ifit can meet the above test. For reasons enumerated below, the decision of the ERC is affirmed. 3. The clearly erroneous test has generally been applied when an action results in a DNS since the tcst is less demanding on the appellant. The reason is that SEPA requires a thorough examination of the environmental consequences of an action. The courts have, therefore, made it easier to reverse a DNS. A second test, the "arbitrary and capricious" test is generally applied when a determination of significance (DS) is issucd. In this second test an appellant would have to show that the decision clearly flies in the face of reason since a OS is morc protective of the environment since it results in the preparation of a full disclosure document, an Environmental Impact Statemcnt. 4. An action is determined to have a significant adverse impact on the quality of the environment ifmore than a Illoderate impact on the quality of the environment is a reasollable probability. (Norway, at 278). Parklane Court Preliminary Pie File No.: LUA-04-142, ECF, PP February 24, 2005 • Page 6 Since the Court spoke in Norway, WAC 197-11-794 has been adopted, it defines "significant" as follows: Significant. (I) "Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse impact on environmental quality. (2) Significance involves context and intensity .. .Intensity depends on the magnitude and duration of an impac!.. .. The severity of the impact should be weighed along with the likelihood of its occurrence. An impact may be significant if its chance of occurrence is not great, but the resulting environmental impact would be severe if it occurred. 5. Also redefined since the Norway decision was the term "probable." Probable. "Probable" means likely or reasonably likely to occur, ... Probable is used to distinguish likely impacts from those that merely have a possibility of occurring, but are remote or speculative. (WAC 197-11-782). 6. Impacts also include reasonably related and foreseeable direct and indirect impacts including short-term and long-term effects. (WAC 197-11-060( 4)(c». Impacts include those effects resulting from growth caused by a proposal, as well as the likelihood that the present proposal will serve as precedent for future actions. (WAC 197-11-060(4)(d». Environmental impact is also related to the location. A development whether an office building or a single-family development mayor may not create impact depending on the existing surroundings. 7. The appellant did not produce any evidence that would lead this office to reverse the determination of the ERC. The appellant does have the burden of showing the impacts would be significant or showing that the normal regulations coupled with the ERC' s Mitigation Document do not provide adequate mitigation. 8. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter, unless the reviewing body has the firm conviction that a mistake has been made. This office cannot conclude that the ERC made a decision that should be reversed. 9. The determination of the Environmental Review Committee is to be affirmed if the evidence does not support a reversal. The evidence does not support a reversal. DECISION: The decision of the ERC is affirmed. FINDINGS ON THE PRELIMINARY PLAT: I. The applicant, Ronald and Janice Knight and Shigeki Marui, filed a request for a 10-lot Preliminary Plat. 2. The yellow tile containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertincntmaterials was entered into the record as Exhibit #1. Park lane COlirt preliminary. File No.: LUA-04-142. ECF. PI' fehruary 24. 2005 Page 7 • 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). An appeal of the SEPA decision was filed and the appeal hearing was held concurrent with the hearing on this plat. The appeal was denied. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 100 block of Lyons Avenue NE. The subject site is on the cast side Lyonsjust south ofNE 2nd Street. Nile Avenue NE (148th Avenue SE in King County) runs along the eastern boundary of the subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for Ihe development of low density residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units!acre). Since the application was submitted whilc the site was zoned R-5, the applicant is entitled to have the proposed plat reviewed under the R-5 standards. 8. The subject site was annexed tu the City with the adoption of Ordinance 4876 enacled in December 2000. 9. The subject site is 4.3 acres or 188,542 square feet. The parcel is approximately 313 feet wide (north to south) along Lyons and approximately 600 feet deep. 10. The subject site was characterized as generally flat with slopes downward near the south central area of the site where wetlands are found. II. There are five separate wetlands on the subject site. Wetland A, at 1,329 square feet, is located in the suuthwestern portion of the subject site. Wetland B, a linear wetland that continues off the site, is located in the eastern portion of the site. It is approximately 18,577 square feet and is a Category 2 wetland. Wetland C, at approximately 540 square feet, is located in the northeast portion of the site. Weiland D, approximately 367 square feet, is also located in the northeast portion of the subject site. Wetland E, with approximately 8,166 square feet located on the subject site, is located on the north portion of the subject site. Wetland E is a Category 3 wetland and portions have been converted or cleared to create lawn. 12. The applicant proposes filling Wetlands A, C and D which were found to be non-regulated or have few wetland functions. The applicant also proposes tilling approximately 3,309 square feet of Wetland E and treating the rest as a paper fill, meaning that it will be treated as if filled, not require a full buffer. As compensation the applicant will create 9,802 square feet of new wetland around Wetland Band enhance approximately 17,624 square feet of existing Wetland B. The enhancement would create deeper emergellt wetland areas, add snags and woody material to naturalize the wetland and add native plants. Degraded buffer areas would also be enhanced in the vicinity of the stormwater pond. 13. The applicant also proposes buffer averaging in accordance wilh code (RMC 4-3-050f\'I). The buffer around the wesl and n0l1h sides of Wetland B would be reduced to 25 feet and replaced with 16,788 square feet of buffer in the southeast portion of the site. The buffer and wctland would be placed in Tract A and protected. Park lane Court Preliminary Pia. File No.: LUA-04-142, ECF, PI' February 24,2005 Page 8 • 14. The applicant proposes removing trees in the areas outside of the sensitive areas and plant wetland related vegetation in the wetland and buffer areas. Staff has recommended that two trees be planted in the front yard of each new lot. ( 15. The applicant proposes dividing the subject site into 10 lots. The lots would generally be in two tiers north and south of a new road off of Lyons Avenue NE. The north tier would contain seven lots and the south tier would contain 3 lots. The new road would be a public road that ends in a hammerhead turnaround. An easement roadway would provide access to the easternmost interior lots, Proposed Lots 5, 6 and 7 and the storm drainage tract, Tract B. 16. Staff has recommended that Proposed Lots I and 8 which would have frontage along Lyons Avenue be restricted to access from the new roadway to limit the number of driveways and turning movements along Lyons. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 4 or 5 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The density tor the plat would be 2.98 dwelling units per. acre after subtracting sensitive areas and roadways. Approximately a third of the site is sensitive areas or buffers. 19. The development will increase traffic approximately 10 trips per unit or approximately 100 trips for the 10 single-family homes. Approximately ten percent of the trips, or approximately 16 additional peak hour trips will be generated in the morning and evening. 20. Stormwater will be conveyed to Tract B for water quality treatment and then to the wetland where it will flow offsite ultimately entering Maplewood Creek. The system will be designed to meet the King County 1998 Manual, Level 2 controls. 21. Sewer service will be provided by the City while domestic water will be provided by Water District 90. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The applicant will be protecting the natural features on the site, namely the wetlands, as envisioned by the Comprehensive Plan's environmental policies and goals. While the applicant will be filling the smaller, generally non- functional wetlands, compensation will be provided by enlarging and enhancing the quality wetlands, Wetlands Band E, creating a more coherent and improved wetland environment. Buffers wi:! be established to protect the integrity of the wetlands and the development has been concentrated on the western portion of the propel1y that is not constrained by natural features. 2. Development of the site will provide additional larger lot, single-family home sites for those wanting such property. It will be integrated with natural features but in an area where urban services are also available. 3. The development will pay various mitigation fees to offset its impacts on parks, emergency services and roads. It will also increase the general tax base of the City while meeting the City's obligation to provide additional housing stock. Parklane COLIrt preliminary. File No.: LUA-04-142, ECr, 1'1' rebruary 24,2005 • Page 9 4. The applicant has managed to create generally rectangular lots and access to the lots via a combination of public and private roadways appears reasonable. Since Lyons Avenue is intended as an arterial, limiting unnecessary turning movements from driveways appears reasonablc. Therefore, the staff recommendation to limit access to Proposed Lots I and 8 to the new east-west roadway is appropriate. 5. In conclusion, the proposed plat is a reasonable use orthe subject property, protects sensitive lands and should be approved hy the City Council. RECOMMENDATION: The City Council should approved the proposed I O-Iot Preliminary Plat subject to the rollowing conditions: I. The applicant shall comply with the conditions imposed by the ERe. 2. No dircct vehicular access shall be allowed onto Lyons Avenue NE rrom any lot within the plat. This condition shall be placed on the face orthe final plat prior to recording. 3. A homeowner's association or maintenance agrecment shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft orthe document(s), if necessary, shall be submitted to the City of Renton Development Services Division ror review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. The applicant shall be required to plant two new approved trees within the 20-foot front yard setback area or all lots within the plat. The applicant shall be required to record a restrictive covenant against the property prior to final plat recording, which indicates that two trees are required to be planted within the rront yard setback area of each now lot. This condition shall be subject to the review and approval of the Development Services Division and the trees shall be planted prior to final building permit inspection. 5. The applicant shall submit a Certificate or Water Availability to Qevelopment Services prior to recording of the final plat. ORDERED TI·IIS 24'" day of February 2005. FRED J. KAUr N HEARING EXA INER TRANSMITTED THIS 24'" day of February 2005 to the parties of record: Susan riala 1055 S Grady Way Renton, W A 98055 Ronald & Janice Knight Shigeki Marui PO Box 6 Renton, WA 98057 Aaron Fletcher 5633 NE I" Circle Renton, W A 98059 Parklane Court Preliminary Plat. File No.: LUA-04-142. ECF, PP February 24.2005 Page 10 Joe Hopper Peterson Consulting Engineers 4030 Lake Wash Blvd. NE, Stc 200 Kirkland, WA 98033 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 TRANSMllTED TI·IIS 24'" day of February 2005 to the following: Mayor Kathy Keolker· Wheeler Stan Engler, Fire • Jay Covington, Chief Administrative Officer Larry Meckling. Building Official Julia Medzegian, Council Liaison Planning Commission Larry Warren, City Attorney Transportation Division Gregg Zimmerman, PBPW Administrator Utilities Division Alex Pietsch, Economic Development Neil Watts, Development Services Jennifer Henning, Development Services Janet Conklin, Development Services Stacy Tucker, Development Services King County Journal Pursuant to Title IV, Chapter 8. Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p,m" March 10,2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified reqUIrements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p,m" March 10,2005, If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file, You may contact this office for information on formatting covenants, The Appearance of Fairness Doctrine provides that no ex parte (private one·on·one) communications may occur concerning pending land use decisions. This means that parties to a land lise decision may not communicate in private with any decision-maker concerning the proposal.' Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication penn its all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. PARCEL A: ,... ~CAGO TITLE INSURANCE COMP; • • . ~ ./'1 ; .~ SHORTPLATCER~CATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1129710 THE SOUTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. PARCEL B: THE NORTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. CHICAGO lTlLE INSURANCE COMPANY ?:2 }42nd Ave. J ~ 14211nd Ave. ...... c.u 8' Cl.. ;::0 I CD ;::0 I I-" o C") J> ;::0 -?' 1143r' A". SE J ~I 143rd Ave. SE I: d, I"bl-rl Z : ~ SE [ }rI U I ~ 144th M, SE I "nrn, ,,, Nm" '1 l;l;t'li :;j J 144th Ave. ~ llaiiT I Ok;) r::4&-II-l '"' I JreJ[cIi:1 r ~ !, I~ II ?:2 ' . '" ; iIj , " • ,. ~~ .... ~ ~ f ttl S S i~ z ~ ~ ~~ 0\ C/.l t<j CI ======:::: ...... "'" CJ'1 .-::r ~ 1 Pl. SE C/.l t<j .... _._--' ....... -.. ~-'-"-"-'-' ._----._-_. . ..... --;-"."-:. .--.' •.. _---_ .•. . --------' •.. ~ lllBIHX3 ~.~~,I~~ I~I ~ ~I--IICP'~ N[IGH8OOHOQIJ DETAIL IoI.AP ,., .~ • -"-.. • ~ f' ,.. ~IJ '.p I~ r: ~ z ..... \--· -· I~ · · " · · · v · -~J. /,: I"). · · I~ · • ~ • • · · I~ r----: , ~ • · · ~ Ronald & Janice Knight PO Box 6 Renton, WA 98057 tel: 425-255-1777 (owner / applicant / contact) Trapiavy & Riel Dararak 5621 NE First Circle Court Renton, WA 98059 (party of record) Updated: 12/03/2004 .e • • PARTIES OF RECORD PARKLANE COURT PREL PLAT LUA04-142, PP, ECF Shigeki Maru i 624 Motomachi-dori 4 Chome Ch Kobe, JAPAN, (owner) Aaron Fletcher John L. Scott Real Estate 4735 NE 4th Street Renton, WA 98059 tel: 425-444-5848 (party of record) Debbi Bardsley 13309 146th Avenue SE Renton, WA 98059 tel: 425-687-0506 (party of record) I~ j f,,!,', j /#" (Page 10f 1) t y Ii II L~ \ • • AFFIDA VIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 241h day of February 2005, affiant deposited via the United States Mail a sealed cnvelnpc(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCIURED AND SWORN to before me this.f4~ay of ,2005. ~.~ Notary Pubfic in at Residing at ---P-~'.l..J(..!L4- Application, Petition or Case No.: Parklanc Court Preliminary Plat File No.: LUA 04-142, ECF, PP The Decision or Recommendation contains a complete list o(the Parties ojRecord. Minutes APPLICANT/OWNERS: APPELLANT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: • • February 24, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Ronald & Janice Knight Shigeki Marui PO J30x 6 Renton, WA 98057 Aaron Fletcher 5633, NE I" Circle Renton, W A 98059 Parklane Court Preliminary Plat File No.: LUA 04-142, ECF, PI' 100 Block of Lyons Avenue NE Approval for a 10-lot subdivision of a 4,3-acre site intended for detached single-family homes, Development Services Recommendation: Approve ,ubject to cond itions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on January 18,2005, PUBLIC HEARING: After reviewing the Development Services Report, examining available infonnation on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Tlrefollowing minutes are a summary of the January 25,2005 hearing, The legal record is recorded Oil CD. The hearing opened on Tuesday, January 25, 2005, at 9:03 a,m, in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. An environmental appeal was filed by Aaron Fletcher, this item will be heard first In an administrative appeal the appellant does have the burden of demonstrating that the City's action was erroneous, the City does not have to respond if they do not believe enough facts have been introduced, The City Attorney's office has filed a Motion to Dismiss the Appeal. Exhihit No.1: Appeal file Exhibit No.2: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this :.:re::-q..,l::-Ie"'st"', ___ -i Park lane Court Preliminary PI. File No.: LUA-04-142, ECF, PP February 24, 2005 Page 2 Exhibit No.3: Aerial Ma • Exhibit No.4: Area Ma Aaron Fletcher, 5633 NE I" Circle, Renton, WA 98059 stated that in looking at the mitigated measures on the wetlands he did not think it was sufficient based on the wildlife and the homeowners adjacent to the area. A 75- foot buffer does not substantiate the overall cost value for being on the protected greenbelt. This appeal is twofold, one is the decrease in value due to displacing and building on the majority of the wetlands and the other would be since the building on the adjacent wetlands area, there has been a huge decrease in the frogs, deer and other wildlife in the wetlands areas. It appears that the mitigations measures placed on that particular area was not sufficient to protect the investment of the adjacent homeowners. He stated that he did not bring biologists and other experts to testify, he wouldjust like to see everyone do the right thing where the buffers and mitigation measures are concerned. Upon questioning by Ann Nielsen, Assistant City Attorney, City of Renton, Mr. Fletcher stated that he did live in the City of Renton. Being shown an aerial map, Mr. Fletcher identified the area known as Park lane Court, and identified where his property was located in relation to the Parklane Court site. The wetlands dosest to him would be B, C and D, as labeled on the map. No technical studies relating to the wildlife in that area have been done. The reduction of wildlife in that area is solely based on being a homeowner in the area. Since the development of an adjacent plat there has been a decline. Wetland E is not the closest wetland to his property, and he was not aware that it was a Class 3 wetland and required a 35-foot buffer. He also was not aware that Wetland B was to be expanded and that there would not be a loss in the total wetland area. One of the major concerns is the decrease in property values and the second concern would be the decrease in wildlife. The Examiner stated that socio-economic issues arc not part of a SEPA review process. That may be something that can be discussed in the plat. It appears that more of the statements made by Mr. Fletcher belong more directly to the underlying plat than SEPA. The SEPA determination can be challenged, however, his information was marginal at best as any kind of testimony of submissions of proof other than the photographs. Ms. Nielsen's motions and comments show a lack of information that will help him make a decision in your favor for the appeal. Ms. Nielsen stated that she did not feel it necessary to call witnesses and would rest at this time. Mr. Fletcher stated that he had nothing further and would hold comments for the plat hearing. The Examiner called for further testimony regarding this project. There was no one else wishing IO speak, and no further comments from staff. The hearing closed at 9:24 a.m. The hearing for the Preliminary Plat opened at 9:25 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record for the Preliminary Plat approval: Exhibit No.1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.2: Neighborhood Map Park lane Court Preliminary ptt File No.: LUA-04-142, ECF, PP February 24,2005 Page 3 Exhihit No.3: Preliminarv Plat Plan Exhibit No.5: Gradin~ Plan Exhibit No.7: Clearing Limits Plan Exhibit No.9: Mitigation Measures ., Exhibit No.4: Utilities Plan Exhibit No.6: Drainage Control Plan Exhibit No.8: Zoning Map - The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The current zoning for the plat is Residential-4, however, the project is vested under the R-5 Development Standards that were in place prior to the new zoning code that became effective November 10,2004. The subject property is 4.3 acres which are to be subdivided into 10 lots and two tracts. Tract A contains a Category 2 wetland and associated 50-foot buffers, Tract 13 would contain the storm drainage facility. It is designated Residcntial Low Density on the Comprehensive Land Use map. It is located in the eastern portion of the City of Renton. The site would be accessed via Lyons Avenue NE through a new internal public road, labeled as Road A. it would be a reduced right of way of 42 feet with the appropriate pavement and sidewalk on cach side. It would be reduced down to a private access easement to serve Lots 5, 6, and 7. Lots I - 4 and Lots 8 -10 would be served by the new internal Road A. There arc five wetlands on this plat, three of which are unregulated. One is located in Tract A, and the second, a Category 3, located in the northern edge along Lots 2, 3, and 4. The applicant is proposing the appropriate wetland mitigation for both the wetland fill and any buffer enhancements. The Examiner asked that Ms. Fiala explain the terms "paper fill" or "map fill". Ms. Fiala stated that a paper fill is not actually a filling of the wetland, the only portion of the wetland that would be filled is that porlion in Lots 2, a small portion in the northeast corner of Lots 3 and 4. That wetland would be filled and then be compensated in Tract A for the appropriate ratios as well as any enhan',ement requiremenls. Basically it means thai no building or filling with new imparl soils may take place. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project, which included eleven mitigation measures. One appeal was filed and was heard prior to this plat hearing today. The Comprehensive Plan Land Use designation is Residential Low Density (RLD). All policies of the Land Use, Housing, and Environmental Elements have been met. This plat has a net density of 2.98 dulac which meets the requirements for the R-5 zoning designation. All lots meet or exceed the requirements for the R-5 zone. All lots comply with the setback standards and would be verified at the time of individual building permit review. The proposal's compliance with all building standards would be verified prior to the issuance of individual huilding permits. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly or via private access casements. All lots arc rectangular in shape, they satisfy the minimum lot area, width and dimension requirements of the R-5 zone. Two corner lots would be created and the radius forench for each of these lots would be 25-feet which docs meet code. Park lane Court Preliminary PI_ File No.: LUA-04-142, ECF, PP February 24,2005 Page 4 • The plat is required to installed frontage improvements along both Lyons Avenue NE and Nile Avenue NE. Nile Avenue NE would require half street improvements including half pavement width, curb, guller and sidewalks unless deferred by the Board of Public Works. No direct access from any lot onto Lyons Avenue NE would he allowed. Traffic, Park and Fire Mitigations fees were imposed on the project. A homeowner's association or maintenance agreement is suggested for the development, which would be responsible for any common improvements andlor tracts within the plat. The plans indicate that all vegetation, except for that within the sensitive areas, would be removed for the development of the plat. As a result, staff recommends that the applicant be required to plant two ornamental trees within the front yard setback area for all lots within the plat. The site is located within the Renton School District and they have indicated that they have sufficient room to accommodate the students generated from this development. The proposed development is within the water service area of Water District 90. The City has not been provided with a water availability letter. Staff recommends approval of the plat subject to four conditions. Ron Knight, PO Box 6, Renton, WA 98057 stated that he is the developer of the plat. The tree survey that waS done for the site shows that the majority of quality trees are in the buffer area around the wetlands. There are very few quality trees in the huilding area, mostly cottonwoods and alders, mostly trees that have blown over during a windstorm. They potentially pose a hazard to the homes when they are built. Regarding Nile Avenue street improvements, he stated that he understood that Nile Avenue was a closed street and was going to remain a closed street. This is the first knowledge that he has had regarding improving that area. Emma's Plat and Parkside Court have not been required to make street improvements to Nile Avenue. Joe Hopper, Peterson Consulting Engineers, 4030 Lake Washington Blvd. NE, Ste. 200, Kirkland, WA 98033 stated that he was not aware that Nile Avenue would be an open through roadway. The neighboring properties to the north and south that have been developed in the last few years have had no stipulations for road improvements. Kayren Kittrick, Development Services stated that Nile Avenue by code would have to be improved. However, it is very apparent with the wetlands etc that it would not be at all feasible, it would do more damage than good. Nile is not designated as a collector, it simply means that a little paperwork needs to be done and have the applicant officially ask for that to he removed. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:51 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION l'laving reviewed the record in this maller, the Examiner now makes and enters the following: FINDINGS ON THE APPEAL: Parklane Court Prel iminary ptt File No.: LUA-04-142, ECr, PI' February 24, 2005 Page 5 e, I. The appellant, Aaron Fletcher, filed an appeal ofa Determination of Non-Significance _ Mitigated (DNS-M) issued Ii)f a proposed preliminary plat that would create 10 singlc-t:,mily lots. 2. The appeal was filed in a timely manner on January 10,2005, 3. In reviewing Ihe plat applicalion the City subjected the applicalion to ils ordinary SEPA review process. The City, in the coursc of and as a result of its SEpA revicw, issued a Delerminalion of Non- Significance -IVfitigateu for the project. The Determination of Non-Significance -Mitigated (hercinafter DNS-M) conlained I I condilions. 4. The appellant objected 10 whal were termed inadequale mitigalion measures particularly in rcgards 10 a wetland and wildlife hahitat. He also objected to what would possibly he a decrease in property value for Ihe surrounding homes, including his own home. 5. The appellant was unaware thai there were prolective buffers required belween new developmenl and proteclcd wetlands. The appcllant was also unaware thallhe applicant proposed enlarging one of the wei lands as a compensation measure and that Ihcre would be no loss of protected wetlands. 6. The subject sile is located in Ihc 100 block of Lyons Avenue NE al SW I 100 Sunset Boulevard. 7. The appellanl introduccd no expert lestimony and rclied on his opinions oflhc impacts of the proposal. CONCLUSIONS: I. The decision of the governmcntal agency aeling as the responsible official is entitled 10 substantial weight. Thereforc, the detcrminalion of the Environmcntal Review Committee (ERC), Ihe city's responsible official, is entilled to be maintained unless the appellant clearly demonslrates that the determination was in error. 2. The Dctermination of Non-Significance in this case is enlitled to substantial weight and will not be reversed or modified unless it can be found that the dccision is "clearly erroneous." (Hayden v. Port Townsend, 93 Wn 2nd 870, 880; 1980). The court in citing Norway Hill Preservalion and Proteclion Association v. King County Council, 87 Wn 2d 267, 274; 1976, slatcd: "A finding is 'clearly erroneous' whcn although there is evidence to support it, Ihe reviewing court on the entire evidence is left with the definile and firm conviction that a mistake has been committed." Therefore, Ihe delermination of the ERC will not be modified or reversed ifit can meet the above test. ror reasons enumerated below, the decision oflhe ERC is affirmed. 3. The clearly erroncous test has genemlly been applied when an aelion resulls in a DNS since the test is Jess deillanding on the appellant. The reason is that SEpA requires a thorough examinalion oflhe environmental consequences of an action. The courts have, therefore, made it easier to reverse a DNS. A second test, the "arbitrary and capricious" test is generally applied when a determination of significance (OS) is issued. In this second tesl an appellant would have to show that the decision clearly flies in the face of reason since a DS is morc protective of the environment since it results in the preparalion of a full disclosure document, an Environmental Impact Slatement. 4. An action is determined to have a significant adverse impact on the quality of the environment jf more than a moderate impact on the quality oflhe environment is a reasonable probability. (Norway, aI278). Parklane Court Preliminary Pitt File No.: LUA-04-142, ECF, PI' February 24, 2005 • Page 6 Since the Court spoke in Norway, WAC 197-11-794 has been adopted, it defines "significant" as follows: Significant. (I) "Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse impact on environmental quality. (2) Significance involves context and intensity ... Intensity depends on the magnitude and duration of an impac!. ... The severity of the impact should be wcighed along with the likelihood of its occurrence. An impact may be significant if its chance of occurrence is not great, but the resulting environmental impact would be severe if it occurred. 5. Also redefined since the Norway decision was the term "probable." Probable. "Probable" means likely or reasonably likely to occur, ... Probable is used to distinguish likely impacts from those that merely have a possibility of occurring, but are remote or speculative. (WAC 197-11-782). 6. Impacts also include reasonably related and foreseeable direct and indirect impacts including short-term and long-term effects. (WAC 197-11-060(4)(c)). Impacts include those effects resulting from growth caused by a proposal, as well as the likelihood that the present proposal will serve as precedent for future actions. (WAC 197-11-060(4)(d)). Environmental impact is also related to the location. A development whether an oftice building or a single-family development mayor may not create impact depending on the existing surroundings. 7. The appellant did not produce any evidence that would lead this office to reverse the determination of the ERe. The appellant does have the burden of showing thc impacts would be significant or showing that the normal regulations coupled with the ERC' s Mitigation Document do not provide adequate mitigation. 8. The rcviewing body should not substitute its judgment for that of the original body with expertise in the matter. unless the reviewing body has the firm conviction that a mistake has been made. This office cannot conclude that the ERC made a decision that should be reversed. 9. The determination of the Environmental Review Committee is to be affirmed if the evidence does not support a reversal. The evidence does not support a reversal. DECISION: The decision of the ERC is affirmed. FINDINGS ON THE PRELIMINARY PLAT: I. The applicant, Ronald and Janice Knight and Shigeki Marui, filed a request for a I O-Iot Preliminary Pia!. 2. The yellow tile containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. Park lane Court Preliminary P' File No.: LUA-04-142, ECF, PI' February 24, 2005 Page 7 •• 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). An appeal of the SEPA decision was filed and the appeal hearing was held concurrent with the hearing on this plat. The appeal was denied. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 100 block of Lyons Avenue NE. The subject site is on the east side Lyonsjust south ofNE 2nd Street. Nile Avenue NE (148th Avenue SE in King County) runs along the eastern boundary of tile subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units/acre). Since the application was submitted while the site was zoned R-5, the applicant is entitled to have the proposed plat reviewed under the R-5 standards. 8. The subject site was annexed to the City with the adoption of Ordinance 4876 enacted in December 2000. 9. The subject site is 4.3 acres or 188,542 square feet. The parcel is approximately 3 I 3 feet wide (north tu suuth) along Lyons and approximately 600 feet deep. 10. The subject site was characterized as generally flat with slopes downward near the south central area of the site \vhere wetlands are found. I I. There are five separate wetlands on the subject site. Wetland A, at 1,329 square feet, is located in the southwestern pOl1ion of the subject site. Wetland 13, a linear wetland that continues offthe site, is located in the eastern portion of the site. It is approximately 18,5 77 square fcct and is a Category 2 wetland. Wetland C, at approximately 540 square feet, is located in the northeast portion ufthe site. Wetland D, approximately 367 square feet, is also located in the northeast portion of the subject site. Wetland E, with approximately 8, I 66 square feet located on the subject site, is located on the north portion of the subject site. Wetland E is a Category 3 wetland and portions have been converted or cleared to create lawn. 12. The applicant proposes tilling Wetlands A, C and D which were found to be non-regulated or have few wetland functions. The applicant also proposes filling appruximately 3,309 square feet of Wetland E and treating thc rest as a paper fill, meaning that it will be treated as if filled, not require a full buffer. As compensation the applicant will create 9,802 square feet of new wetland around Wetland 13 and enhance approximately 17,624 square feet of existing Wetland 13. The enhancement would create deeper emergent wetland areas, add snags and woody material to naturalize the wetland and add native plants. Degraded buffer areas would also be enhanced in the vicinity ufthe stormwater pond. 13. The applicant also proposes buffer averaging in accordance with cude (RMC 4-3-050M). The buffer arollnd the west and north sides of Wetland 13 would be reduced to 25 feet and replaced with 16,788 square feet of butTer in the sOlltheast portion of the site. The buffer and wetland would be placed in Tract A and protected. Park lane Court Preliminary PI. File No.: LUA-04-142, ECF, PI' February 24, 2005 Page 8 • 14. The applicant proposes removing trees in the areas outside of the sensitive areas and plant wetland related vegetation in the wetland and buffer areas. Staff has recommended that two trees be planted in the front yard of each new lot. 15. The applicant proposes dividing the subject site into 10 lots. The lots would generally be in two tiers north and south ofa new road off of Lyons Avenue NE. The north tier would contain seven lots and the south tier would contain 3 lots. The new road would be a public road that ends in a hammerhead turnaround. An easement roadway would provide access to the easternmost interior lots, Proposed Lots 5,6 and 7 and the storm drainage tract, Tract 13. 16. Staff has recommended that Proposed Lots I and 8 which would have frontage along Lyons Avenue be restricted to access from the new roadway to limit the number of driveways and turning movements along Lyons. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 4 or 5 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The density for thc plat would be 2.98 dwelling units per acre after subtracting sensitive areas and roadways. Approximately a third of the site is sensitive areaS or buffers. 19. The development will increase traff.e approximately 10 trips per unit or approximately 100 trips for the 10 single-family homes. Approximately ten percent of the trips, or approximately 16 additional peak hour trips will be generated in the morning and evening. 20. Storm water will be conveyed to Tract 13 for water quality treatment and then to the wetland where it will flow offsite ultimately entering Maplewood Creck. The system will be designed to meet the King County 1998 Manual, Level 2 controls. 21. Sewer service will be provided by the City while domestic water will be provided by Water District 90. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The applicant will be protecting the natural fcatures on the site, namely the wetlands, as envisioned by the Comprehensive Plan's environmental policies and goals. While the applicant will be filling the smaller, generally non- functional wetlands, compensation will be provided by enlarging and enhancing the quality wetlands, Wetlands 13 and E, creating a more coherent and improved wetland environment. Buffers wiil be established to protect the integrity of the wetlands and the development has been concentrated on the western portion of the property that is not constrained by natural features. 2. Development of the site will provide additional larger lot, single-family home sites for those wanting such property. It wi 11 be integrated with natural features but in an area where urban services are also available. 3. The development will pay various mitigation fees to offset its impacts on parks, emergency services and roads. It will also increase the general tax base of the City while meeting the City's obligation to provide additional housing stock. Park lane Coun Preliminary Pit File No.: LUA-04-142, ECL PP February 24, 2005 .0 Page 9 4. The applicant has managed to create generally rectangular lots and access to the lots via a combination of pubJ ie and private road\vays appears reasonable. Since Lyons Avenue is intended as an aJ1erial, limiting unnecessary turning movements from driveways appears reasonable. Therefore, the stafT recolllmendation to limit access to Proposed Lots 1 and 8 to the new east-west roadway is appropriate. 5. In conclusion, the proposed plat is a reasonable use of the subject propeny, protects sensitive lands and sholiid be approved hy the City Council. RECOMMENDATION: The City Council should approved the proposed 10-lot Preliminary Plat subject to the fol10wing conditions: I. The applicant shall comply with the conditions imposed by the ERe. 2. No direct vehicular access shall be allowed onto Lyons Avenue NE from any lot within the plat. This condition shall be placed on the face of the tinal plat prior to recording. 3. i\ homeowiler's association or maintenance agreement shall be created concurrently with the recording of the tinal plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. A draft of tile doculIlent(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Allorney and Propeny Services section prior to recording of the final plat. 4. The applicant shall be required to plant two new approved trees within the 20-foot front yard setback area of all lots within the plat. The applicant shall be required to record a restrictive covenant against the property prior to final plat recording, which indicates that two trees are required to be planted within the front yard setback area of each now lot. This condition shall be subject to the review and approval of the Development Services Division and the trees shall be planted prior to final building permit inspection. 5. The applicant shall submit a Certiticate of Water Availability to Development Services prior to recording of the final plat. ORDERED THIS 24'" day of February 2005. FRED J. KAUI' N HEARING EXA TRANSMITTED THIS 24'" day of February 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Ronald & Janice Knight Shigeki Marui PO Box 6 Relllon, W A 98057 Aaron !'letcher 5633 NE I" Circle Renton, W A 98059 Park lane Court Preliminary PI. File No.: LUA-04-142, ECF, PP February 24, 2005 Page 10 Joe Hopper Peterson Consulting Engineers 4030 Lake Wash Blvd. NE, Ste 200 Kirkland, WA 98033 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 TRANSMITTED TI·IIS 24'h day of February 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire • Jay Covington, Chief Administrative Officer Larry Meckling, Building Oftlcial Julia Medzegian, Council Liaison Planning Commission Larry Warren, City Attorney Transportation Division Gregg Zimmerman, PBPW Administrator Utilities Division Alex Pietsch, Economic Development Neil Watts, Development Services Jennifer Henning, Development Services Janet Conklin, Development Services Stacy Tucker, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section I OOGofthe City'S Code, reguest for reconsideration must be filed in writing 011 or before 5:00 p.m., March 10,2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth thc specific ambiguities or errors discovered by such appellant, and the Examiner may, after revicw of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be fIled with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified reqUIrements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hal I. An appeal must be filed in writing on or before 5:00 p.m., March 10, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by Citv Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-an-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. e-_ • -_...-___ M ' ___ _ ---_.- U 1181HX3 • Fr · , - G .1/ · ~ ~ · • -· · -· · · • · • l!. ~ , it 1 , • :: , • · t -" • · -· )t • ~. ~ n~ I~ 142nd Ave. ; ~ 14211nd Ave. I I SE CI.l t::l /0 I CO /0 I ~ i· 0' l· n :1>' -7 ~ /143rd Ave. SE ) L-, 143rd Ave. SE §:3 .. ~ Z : t:: SE [ 311 U ~ CO jn~ :;j J 144th Ave. ~ :;c 144th Ave. SE ! "VUVUV nn, "£I ! ' 00 r ~ . i ~ 'I IICI.l 1/ ~ I 1 >4>'! 1 1 I •. lIT'll 1 g ~ j ~ I 1 i ........ t=j . ~ !Ij S ~ .~ \.»8 Z . ~ t2'l"'rj ~O\ t'..I CI.l t::l C! ====~ -,j:>. c:.n :;c :::sl PI. SE §:3 .. ~""".-'-'"' .. -... ----~.,=..:.=.-.... _.--: .. _ .... ; .... :::.~.: .---_. __ .. _ .. UTIUTlES PlAH • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-04-142, ECF, PP PROJECT NAME: Parklane Court Preliminary Plat APPLICANT: Ronald & Janice Knight LOCATION OF PROPOSAL: 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south of NE 2nd St.) DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with recommendations contained in the Geotechnical Engineering Report, June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The satisfaction of this requirement shall be reviewed and approved by Development Services. 2. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 3. 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. 4. The project shall be designed to the 1998 King County Surface Water Design Manual for both detention (Level 2 flow control) and water quality improvements. 5. The applicant shall comply with the recommendations contained within the Wetland Mitigation Report dated October 25, 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 6. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. Signs shall be located along the fence in conspicuous locations indicating the presence of a wetland and its associated buffer. 8. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family 101. The fee shall be paid prior to the recording of the final pial. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family 101. The fee shall be paid prior to the recording of the final plat. EXHIBIT 9 FROM RLTMRNN OLIVER ASSOC LL~ FRX NO. 4253334535 • Jan. 21 201'15 07:1'15PM Pi Altmann Oliver Associates, LLC AOA January 22, 2005 Ron Knight Washington State Properties PO Box 6 Renton, WA 9a057 CITYOFAENTON RECEIVED JAN 24 2005 BUILDING DIVISION EI lVlro nrlle n Plannjng & I.a.ndscape Architenure AOA-1997 SUBJECT: Wildlife Ihbitat Assessment for Parklane Court PrelIminary Plat, Renton LUA-04-142, ECF, PP Dear Ron: On January 21, 2005 I conducted a wildlife habitat assessment on the subject property. This letter documents the results of the reconnaissance. E:ostiog Habitat Habitat throughout the proposed development area consists of a mostly young red alder (Alnus rubra) and big-leaf maple (Acer macrophy/lum) forest containing scattered larger western red cedar (Thuja plicata), western hemlock (Tsuga neterophylJa). Douglas fir (Pseudotsuga menziesiJ), and black cottonwood (Populus trichocarpa) trees. Understory vegetation throughout this area varied from open to moderately dense and was dominated by salmonberry (Rubus spectabilis), Himalayan blackberry (Rubus discolor), trailing blackberry (Rubus ursinus), sword fem (Polystichum munitum). and bracken fem (Pteridium aqullinum). The southwestem portion of the site has been historically disturbed and was dominated by reed canarygrass (Phalaris arundinacea) and a variety of weedy species. Habitat throughout the southeastern and south-central portions of the site that will be preserved under the proposed project consists primarily of an unevenly aged mixed forest containing western red cedar. western hemlock, and big-leaf maple trees, with black cottonwood and red alder dominating In the wetlands. Understory vegetation varies from relatively open to moderately dense and Included Indian plum (Oem/eris ceraslformis), hazelnut (Corylus comuta), salmonberry, and sword fern. Ground cover in much of the wetland was dominated by slough sedge (Carex obnupta). Snags, stumps, and other habitat features were observed throughout much of this area. The subject property is completely surrounded by existing residential development (much newly constructed) and is generally isolated from larger habitat areas. FROM ALTMRNN OLIVER RSSOC L~ Ron Knight January 22.2005 Page 2 Wildlife FRX NO. 4253334535 Wildlife observations on the site during the re=nnaissance were typical of suburban habitats of westem Washington and included the American robin, winter wren, American crow, dark eyed junco, black-capped chickadee, eastem gray squirrel, raccoon (tracks), and Pacific chorus frog. Based on testimony from adjacent property owners the site has also been utilized by black-tailed deer, coyote, and "ducks·. However, the number of wildlife species that utilize the site could be expected to be higher than the number actually observed due to the seasonality and secretive nature of most wildlife species. In general, due to the suburban character of the project site, wildlife utilization of the property is largely restricted to those species that: 1) have small home ranges, 2) are acclimated to the presence of humans, andlor 3) benefit from the presence of humans. In addition to the observed species. the project site likely provides habitat for a variety of small mammals such as mice, voles, shrews. bats, and VIrginia opossum that are commonly found within similar habitats. Unobserved bird species that likely utilize the property on a regular or occasional basis include the Steller's jay, bushtit, spotted towhee. and a variety of sparrows, wrens, warblers, woodpeckers, thrushes, kinglets, and nuthatches. Although no raPtors or raptor nests were observed during the field investigations, the site may be utilized periodically by raptors such as the red-tailed hawk, sharp-shinned hawk, and western screech owl. Unobserved reptiles that may utilize the site include the garter snake (Thamnophis sp.) and northern alligator IJzard. Threatened and Endangered Species and Habitats No state endangered, threatened, or sensitive wildlife species or habitats were identified on or adjacent to the property. Proposed Wetland Mitigation Plan The proposed wetland and buffer mitigation plan has been designed to preserve the highest value habitat on the site, and most of the larger trees on the site would be retained. In addition, the on-site mitigation would be integrated into the wetland mitigation area on the project site to the south to form a larger contiguous block of habitat. Implementation of the wetland mitigation plan should also increase the habitat value of the area by increasing the plant species and structural diversity where needed and creating a more diverse hydrologic regime. Placement of additional habitat features will also serve to benefit wildlife. If you have any questions regarding the wildlife habitat assessment, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC ~~ John Altmann Ecologist I • . ."".~ CIT~F RENTON ~ Kathy Keolker-Wheeler, Mayor January II, 2005 Jennifer Henning Development Services City of Renton 1055 South Grady Way Renton, W A 98055 Re: Park Lane Court Preliminary Plat LUA 04-142, PP, ECr Dear Jenn ifer: Hearing Examiner Fred J. Kaufman An appeal was filed on the above referenced land use action on January 10,2005. A copy of which is attached to this letter. The appeal will be heard at the same time as the land use matter on January 25, 2005. If you have any questions, please feel free to call. Sincerely, ~(d~/~ fred Kaufman Hearing Examiner City of Renton FK/nt cc: Susan Fiala ----10-5-5-S-0u-th-G-ra-d-y-W-a-y--R-en-lo-n-, -W-a-sh-in-g-to-n-9-g-0-55--(-4-25-)-4-30---6-51-5----~ ® This paper contains 50% recycled material, 30% post COnsumer AHE .... D OF THE CURVE --.---- ,~. ---~ -'" ---- ,--'. __ ----___ =""";~~'t .. JAN-07-2005 17:12 ~NTON CITY CLERK OFC ~ APPEAL -HEARING EXAMINER . P.02/03 CITY OF RENltlN WRITIEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION ~Jl{Jt'QIlO~lTY COUNCIL. / I,/} II '. SO" '" FILE NO. l/. -r RECEIVED Mill CITY ClERK'S OFFICE APPLICATION NAME:_.f-JL':LLLUUIJ.<:.-.J~idJl...--I-L£L,I.j./'J,;!fliI,~_J.!.J~ _____ _ The undersigned interested party hereby files its Notice of A eal from the decision orCITY OF recommendation of /l. 1 1.-RENTON the Land Use Hearing Examiner, dated~c.L.-"t:..>(-=-. _lLd:_7"---_____ ~20 tI i/ . 1. IDENTIFICATION OF PARTY JAN 1 0 Z005 REPRESENTATIVE (IF ANY) . RECEIVED CITY CLERK'S OFFICE Name: _____________ _ Address: __ ~ _________ _ Telephone No. ')(-J) ~ -I( r ~q Telephone No. __________ _ 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) ., CONCLUSIONS: No. __ OTHER No.__ rror: ~~) ~:==========================================================~ 3. SUMMARY OF ACTION REOUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) Reverse the decision Or reco=endation and grant the following relief: Modify the decision or reco=endation as follows: Remand to the Examiner for further consideration as follows: . ...-Other Appe NOTE: Please refer to Tttle IV, Chapter 8. of the Renton Municipal C~, and Section 4&8~1'OF, for $pecific appeal proeedurftt>. heappeBl.doc/forms ' .. • _J..·}1 '~.~~" ~··-~r , • Phone: 1425) 227~9200 E-Mail: aaronf@johnlscott.com Address: Renton Office 4735 NE 4th St Renton, WA 98059 Joh" L. Seon KMS • Hemoo Office 1llis OIl,C" is ,rn:J"pandem!\I OW1lGd aM operated \ , \ , , '. '. Aaron Fletcher Sales Associate (425) 444-5848 IBIir !loon IL.Scott° REAL ESTATE \ .. 't , \ , , -.~' . . .. ., -- .... /'" I,l,/A' .. ji-,'I .... l_ /' . . ',.~'" _', ,:,' (~) 43Q-7382 :. " ,'FAXB(425)430-7300:: ::: .. ,WwW".ci:ninton.wa.us· . Ronald & Janice Knight PO Box 6 Renton, WA 98057 ;. SUBJECT: ParklaneCourt Preliminary Plat, LUA-04-142, ECF, PP Dear Mr. & Mrs. Knight: .--, --:-. -_ .. cr"::OF J;rnNTON j>~~licWOlbDepattment· ' . . Gregg i.biiiDernian P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to ad~ise you that' they have completed their review. of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measure's." Please refer to the enciosed,Miiigation Measures document. ' Appeals of the environmental d~terminationmust·be.fiIedin writing 'on or before 5:00 PM on January 10, 2005, Appeals must be filed in writing together with there,Quired $75.00 application fee with: HearingExaminer, City of Rentqn;, 1 055 South Grady,'Way, Renton; WA 98,055. Appeals to the Examiner 'are governed by 'City of Renton MOnicipal, Code;Sectioni4'~~~,11 O.B. Additional information, regarding the appeal process maybe obtained from the Renton·CitYG!erk:s.Office, (425) 430-6510 . . If the Envir~nmental Deter~inati~n'iS app~~le~:}~~~;i~.~~~~;~g'~atewii;be~et ~nd all parties notified,' . ..' .-'. ,-.... ,. '. " " . ....,. . j ,"." ".-.• :. ,", .' The preceding information will assist you in, planning for implementation ofyoyr project and enable you to.,:' exercise your appeal rights more fully,A ,you choose to do', ~o:"1f you have any questions or, qesire ,. ,:', 'clarificati0'1ofthe,above'PleaseCalimeat(425)t~O-~~82.;:.,:",,'.,. , .. , , ,: ."C!:;,~~ .' For theEnvlronmental Review Committee, . " ' .:.:;: ::' , • "<""kl' \~~ .: ';'.", -," . >' : ..• -"" . . ~,.' ""-' ..; -' .:.~,:._ '--~~':::'~;~ ._.~~~~.st~J ',." \\'*' .;:. {\'i~_~I''"':'~ ~" ~.-,.. ,~.' ,.,\~' .. ::C.: .~; :'-~'~'~,,'i:,j,;:'<"-'~" :""J4.'r",·'.1fll'·:~,~;,,!:;·~~~,..;{t~~~c. , ".".' -~:(.~~; ~ ~~ .. , ......... ,~ .. ~;:~ ,':-. ', ... _:,:.,: :~f'.:;. '~'"':;\!:'::~-:}~fJ.0::f;k"'; ~ ':'''.;[~': ,,? ",';:1 , •. i.·' "",>!V',~!' .,,'" ,,', ~"i"'~"""""""";,;<'~ ..," Susan Fiala ,':', , , ": ":;:'j~,;;i 'i'll~~¥~ 'Senior Planner . :," ~; .. ',., #¥-'''~r*~ cc: D~bbi BardSley"" Trapiavy & Ri~1 Dararak, Aaron Fletcher tparties'ofReCord . " " ",; ,:',':;>,J:f .; Shigeki Marui tOwner ' Enclosure ------------~IO~5~5~S-ou-ili~G-ra~d~y~W~a-y--~R-en-l-on-,~W~a~Sh~i-ng-I-On~98~O~5~5-------------~ * This paper contains 50%, recycled material, 30% post COOSUI1"IeT AHEAD OF THE CURVE . 0 CITY OF RENTON City Clerk Division 1055 South Grady Way Renton, W A 98055 425-430-6510 o Cash t.I ftf Check NO . ...l/~O....:Ij-.-!...{ __ I • Receipt '\i " ~ . "" 230 Date ---,-1;f-!./;~(}.L/_l._C_)D-=-S __ o Copy Fee 0 Notary Service ~ Appeal Fee 0 ________ _ Description: ~peA I +D l4etn I V1t1 11'tT. lin jrle r' '1 Pa r/L /a VI e t.u.{,'l..'~ I Funds Received From: Name AMon rk t[/hel'" I Amount $ l'J. () \) Address City/Zip City Staff Signature .F. 1 2 3 II • 5 6 1 8 9 BEFORE THE HEARING EXAMINER OF THE CITY OF RENTON 10 11 IN RE THE APPEAL OF D.N.S. - MITIGATED BY THE 12 ENVIRONMENTAL REVIEW 13 COMMITTEE BY AARON FLETCHER 111 15 ------------------------------~ NO. LUA-04-142, PP, ECP CITY OF RENTON'S MOTION TO DISMISS APPEAL AND BRIEF IN SUPPORT THEREOF 16 I. FACTS 11 18 Applicants Ronald and Janice Knight, and Shigeki Marui (hereinafter "Owners") filed an application for preliminary plat approval along with a request for an environmental 19 20 (SEPA) review for a 10-lot subdivision known as Parklane Court. The Environmental 21 Review Committee (ERC), issued a detennination of non-significance -mitigated (DNS - 22 M). The Owners agreed to the mitigation measures proposed by the ERC. However, 23 Aaron Fletcher, I a party ofrecord, (hereinafter "Appellant") filed an appeal of the DNS-M. 211 25 26 21 I Aaron Fletcher owns property located at 5633 NE l~ Circle, in Renton. His property was within the zone of parties to be notified regarding the Park lane decision. Fletcher responded to the notice and became a party of record. 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL -I WARREN BARBER 6 FONTES, P.S. ATTORNEYS AT LAW 100 !;()UTH ~Ecosn STREET • POST OFFICE BOX b16 RENTO~, WASHINGTON "'110<;7 PHONE 142S) 1~S_!#>1H • ~'AX (4H) 155·HH 1 2 3 4 -------------------------------------------------------------- • • II. AUTHORITY AND ARGUMENT In reviewing the appeal document filed by Appellant, it seems that he finds error 5 with the mitigation measures regarding the wetlands. However, it is difficult to determine 6 with any certainty what, specifically, the Appellant is seeking to appeal. The 1 "Specification of Errors" set forth in his Appeal document is somewhat illegible and 8 incomprehensible. Therefore, the City bases this brief on its best guess of what the 9 Appellant intended to convey in his appeal. 10 11 12 A. STANDING As a threshold matter, Appellant must have standing to lodge this appeal. He does 13 not. The test for standing in a SEPA appeal was enunciated in Trepanier v. Everett, 64 14 Wn. App. 380, 382, 824 P.2d 524 (1992): 15 16 11 18 19 20 21 22 The courts apply a 2-part test in determining whether a person or entity has standing to challenge a SEPA determination. First, the interest that the petitioner is seeking to protect must be "arguably within the zone of interests to be protected or regulated by the statute or constitutional guarantee in question." Second, the petitioner must allege an 'injury in fact,' i.e., that he or she will be "specifically and perceptibly harmed" by the proposed action. (Citations omitted.) Renton acknowledges that Appellant is a party of record. That status alone, however, does not confer automatic standing to Appellant. Mere speculation and 23 24 conjecture regarding a perceived impact to the wetland areas similarly fails the test for 25 standing. 26 In order to qualifY as an aggrieved party, Appellant must show that his property 21 will be impacted and that he will suffer a specific harm. The City of Renton concedes that 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL - 2 WARREN BARBER cr FONTES, P.S. ATTORNEYS AT LAW 100 SOOTH SECOND ~TREET • POST OFFICE SOX 616 RENTON. WASItINGTON ~tjQS7 PUONE (.lSf H'j·N>7K • ~'AX (41<;) ZS5.54H • • 1 his claims concerning deer and wetlands are arguably within the zone of interest 2 specificed in a challenge to SEP A. Nonetheless, Trepanier, supra, makes it clear that the 3 hann about which Appellant complains must be his own. 4 5 "In order to show 'injury in fact,' the Buckley Plateau Coalition must present 6 testimony or affidavits indicating it will be adversely affected by Pierce County's decision 7 to issue the MDNS and not to require an EIS." Anderson v. Pierce County, 86 Wn. App. 8 296, 299, 936 P.2d 432 (1997). Appellant here has not offered any evidence showing be 9 will be adversely affected by Renton's decision to issue a DNS-M and not to require an 10 EIS. Thus far, the only evidence submitted by Appellant consists of photographs 11 depicting a deer amidst a backdrop of trees. 12 1 3 In his letter to the City of Renton's Planning Dept., Appellant alleges that he has 14 seen "deer in the area being forced out of the area." (Emphasis added.) (See Letter to 15 Susan Fiala, City of Renton's Planning Dept., dated November 29, 2004, attached as 16 Exhibit A.) Arguably, two of his three photos depict a deer in motion. Despite 17 Appellant's conjecture that "this is probably a result of the current development adjacent 18 to the plat and proposed land use [of the Parkland plat]" he has provided no evidence of 19 20 the nexus, or rational basis to correlate the two events. It is hard to imagine that Appellant 21 will meet this burden, and there has not been any development as yet. 22 Appellant presents considerable speculation and conjecture, but lacks evidence. 23 He has not offered any evidence to show an injury in fact that is specific to him. 211 25 26 27 28 Therefore, he lacks standing to advance this appeal. CITY OF RENTON'S MOTION TO DISMISS APPEAL - 3 WARREN BARBER f:r FONTES, P.S. ATTORNEYS AT LAW HI • .! SUUTII SECONt) STREET • I'O~'T OFFICE BOX bIb RF.NTOS. WASHINGTON 9f1()~7 "BONF. (.l~) l'i~·1I(,7R • FAX (4lS) 1;;,;'474 1 2 3 II B. • • ECONOMICS AND SOCIO-ECONOMIC CONCERNS ARE NOT SEPA ISSUES. In his appeal documents, Appellant appears to argue that that the proposed 5 mitigation measures would result in a "large decrease in property values of bordering 6 homes." (See Appellant's Appeal of Park lane Court Preliminary Plat, dated January 10, 7 2005 at section #2, "Specification of Errors. ") Again, the City of Renton has surmised this 8 argument based on the materials submitted by the Appellant. However, SEPA does not 9 10 11 contemplate property values. WAC 197-11-448 stands for the proposition that SEPA analyzes environmental 12 impacts. 13 111 15 16 17 18 19 20 21 The EIS provides a basis upon which the responsible agency and officials can make the balancing judgment mandated by SEP A, because it provides information on the environmental costs and impacts. SEPA does not require that an EIS be an agency's only decision-making document. (Emphasis added.) WAC 197-11-448(2) goes on to state: The term "socio-economic" is not used in the statute or in these rules because the term does not have a uniform meaning and has caused a great deal of uncertainty. Areas of urban environmental concern that must be considered are specified in RCW 43.2IC.110 (l)(f), the environmental checklist (WAC 197-11-960), 197-11-440, and 197-11-444. In rejecting use of the term socio-economic, WAC 197-11-448(2) cites RCW 22 43.21 C.l1 0(1 Xf). That statutory section contains definitions, including the establishment 23 of a list of elements of the environment. Neither economic nor socio-economic concerns 211 25 26 are listed as elements of the environment. WAC 197-11-960 contains a form for the environmental checklist. Again, economic and socio-economic concerns are not included within the checklist. WAC 197-11-440 discusses the EIS contents, and does not mention 27 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL - 4 WARREN BARBER f1 FONTES, P.S. ATTURNEYS AT LAW IlIO SOU"III Sl:co:-.;n STREET • pOST OFFICE ROX "It> RF.STO~. WASHINGTON Q!<OH PIIONF. (·42~) 2;~-""7H • FAX ("H) H'·'<t74 1 2 3 • • economic and socio-economic concerns. WAC 197-11-444 lists the elements of the environment and for the fourth time does not list economic and socio-economic development as elements of the environment. Therefore, socio-economic impacts must not II 5 be considered directly in making an environmental impact determination. 6 WAC 197-11-448(3) reinforces the fact that economics is not an environmental 7 issue. Subsection (3) provides: 8 9 10 11 12 Examples of information that are not required to be discussed in an EIS are: methods of financing proposals, economic competition, profits and personal income and wages, and social policy analysis (such as fiscal and welfare policies, and non-construction aspects of education and communications). Economics and socio-economics are not legitimate topics of discussion in an 13 environmental checklist or an EIS. Rather, they refer to other policies that the decision 1 II maker should consider and balance in making the final determination whether or not to 15 move forward with a proposal. This approach makes sense. Before SEP A was enacted, 16 the driving force behind development was the economic benefit to the developer 17 18 (landowner) and, sometimes, to the cities. SEPA then came along and required that society must now consider environmental factors. SEP A then would weigh on the balance to 19 20 offset the economically driven pattern of development and plarming. So, SEPA excludes 21 economics in the environmental analysis because SEP A is supposed to be balanced against 22 such other influences. 23 Appellant admits that he is concerned about his property value. Furthermore, 211 25 26 Appellant states that as a real estate agent, he is altogether too familiar with the impact to his property value. Despite his lip service to environmental concerns and his emphasis on the wetlands, the basis of Appellant's claim is fundamentally based on his personal interest 27 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL - 5 WARREN BARBER f:J FONTES, P.S. ATTORNEYS AT LAW 100 SOUTH SECOND STREET • POST OFFICE BOX 626 RENTO~. WASHlN{iTON 980~7 PHONE (H'i) 1~'i·1>07M • "AX (41~) 1'>5·,474 1 1 2 3 • • in maintaining his property value. First, there has been no showing that the proposed development would negatively impact his property values. Even assuming arguendo, that Appellant is able to show this nexus, this is clearly a socio-economic factor that is II 5 specifically exempt from SEPA consideration. Therefore, Appellant's economic concerns 6 cannot support the requirement of an EIS. The basis of Appellant's appeal is not valid, and 1 therefore, should be dismissed. 8 9 C. 10 11 APPELLANT HAS NOT MET HIS BURDEN OF PROOF In order to advance his case, Appellant must present his case with credible evidence of an injury in fact. Mere speculation and conjecture are not sufficient to sustain 12 1 3 his burden of proof. Assuming this is done, then Appellant bears the additional burden of 111 showing that there will be a negative impact on the environment. Appellant has done 15 neither. 16 11 18 19 20 21 22 As stated in Trepanier v. Everett, supra, at 383: Further, when a person alleges a threatened injury, as opposed to an existing injury, he or she must show an immediate, concrete, and specific injury to him or herself. If the injury is merely conjectural or hypothetical, there can be no standing. (Citations omitted) In Trepanier, the plaintiff's threatened injury was that several sections of the zoning code would reduce allowable densities and development potential within the City, thereby transferring growth into the County. The court found that this was an unsupported 23 211 assumption and that the argument was fatally flawed, as it had no factual support in the 25 record. 26 21 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL - 6 WARREN BARBER er FONTES, P.S. ATTORNEYS AT I.AW tOO SOllTH SECOSIl STRf:ET • POST m"'FiCf. BOX 611> IU:NTO:-J. WASHINGTON 9110'>7 PHONE (4l~) Z5>_M7!l • FAX i4HI 2><;.>474 1 2 3 • • As the Appellant, Mr. Fletcher bears the burden and unless he has met that burden, the decision of the ERC will remain. Appellant has failed to meet his burden to show that the decision by ERC would have a significant adverse impact on the quality of the II 5 environment. 6 III. CONCLUSION 7 The DNS - M is entitled to substantial weight and will not be reversed or modified 8 unless it can be found that the decision is "clearly erroneous." "A finding is clearly 9 erroneous when although there is evidence to support it, the reviewing court on the entire 10 evidence is left with the definition and firm conviction that a mistake has been 11 12 committed." Norway Hill v. King County Council, 87 Wn.2d 267, 274,552 P.2d 674 1 3 (1976). Appellant has failed to identify any specific environmental impact to override 111 ERC's determination ofDNS-M. 15 It is Appellant's burden to show he will suffer an injury in fact. He has failed to 16 17 18 meet that burden and accordingly, lacks standing to advance this appeal. Furthermore, Appellant has not shown how the ERC's decision was clearly erroneous. Therefore, the Hearing Examiner should uphold the decision of the ERC. 19 20 21 DATED this 24th day of January, 2005. 22 23 24 25 26 27 28 CITY OF RENTON'S MOTION TO DISMISS APPEAL -7 ) ~~. n B{~ J\ll~H'- Ann Nielsen, WSBA #31425 Attorney for City of Renton WARREN BARBER 6 FONTES, P.8. ATTORNEY~ AT LAW 100 SOUTH Sl!COt-;J) ~TRt.ET • PO~T OFFICIO 80X 616 RF.:>;TO:-':. WASHINGTON 9tIO~7 I'HONE I"l~) 15;·AA7!1 • FAX '4HI lS5·S'f74 ( { \ • City of Renton Planning Dept Ms. Susan Fiala Senior Planner Development Services • November 29, 2004 1055 South Grady Way Renton W A 98059 Aaron Fletcher Sales Associate Re: land use # LUA04-142, PP, ECF (425) 444-5848 Project Name: Parkland Preliminary Plat _. 1425)227·9200 E-Mail~ aaronfOiohnlscottcom Address: Renton Office 4735 NE 4th St Renton. WA 98059 [Btit !John t.scotf REAL ESTATE Ms. Fiala, This letter is written in response and strong opposition of the proposed land use and Notice of Application put forth to build on the proposed plat above. Having been a current homeowner in the area bordering the proposed area for the past year, developing on or displacing the Designated Wetlands-both regulated and non- '. regulated it would severely impact both me and surrounding neighbors, not to mention . the environment and wildlife. Over the course of the past year, I have seen and will provide you at the hearing on January 25th , 2005 current (3 wks ago) pictures of the inhabiting deer in the area being forced out of the area as well as other displaced wildlife (ducks, frogs & coyotes etc); this is probably a result of the current development adjacent to the plat and proposed land use as per the above land use #. I and fellow neighbors are gravely concerned about not only the environment but of our quality of life and property value as well. I bought my home (as did my neighbors) with the bordering wetlands being a huge factor not only effecting the purchase price, but qualities of the home and property in its total scope. As a current trusted Real Estate professional I know all to well the impact on both my property value and way oflife having such development "encroach" on the wetland's bordering my back yard. That in fact was one of the main reasons for moving to this unique home I plat I bought 1 yr ago, was for the bordering of the Wetland's behind me and peace of mind that goes With it. I would like to obtain more information and a better of understanding of the Mitigation process as well as the DNS-M process. Please feel free to contact me and provide such information if you may. I look forward to seeing you at the hearing and thanks for your time. CITY OF RENTON RECEIVED DEC 0 I 201J1t BUILDING DIVISION I ----------------------------------------------------------------------------------- • • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 181h day of January, 2005, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents, This information was sent to: '_,' ,:::~'.-~"; ~-~;;~:;. J-:NIi:ne~_·;~:~:·'~' .;'..'.:5E;:.' Ronald & Janice McKnight Shigeki Marui Debbi Bardsley Trapiavy & Riel Dararak Aaron Fletcher (Signature of senderJ;.~~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I:~;'-:C_>~ :':-;' ··· .... · .. ·Repr~;~ritiB~;l;;~~~',;;.: •. -' Owners Owner Party of Record Party of Record Party of Record , I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: / -/ g -0 <:; Notary (Print): nf/1 /?, i4teKar;a.er My appOintment expires: 0 -/"'1 -0 b Parklane Court Preliminary Plat LUA04-142, PP, ECF E. ----------------------------- CITY OF RENTON HEARING EXAMINER PUBLIC HEARING January 25, 2005 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Barbee Mill Preliminary Plat PROJECT NUMBER: LUA-02-040, PP, EIS, SA-H, SM PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Level 2 Site Plan and Preliminary Plat approvals. A Shoreline Substantial Development Permit is also required. The proposal is to subdivide a 23-acre site into 115 lots ranging in size from 1,779 square feet to 16,867 square feet. The lots are intended for the development of townhouse units -most of which would be constructed as 2-unit, 3-unit and 4-unit structures. PROJECT NAME: Parklane Court Preliminary Plat PROJECT NUMBER: LUA-04-142, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for a 10-lot subdivision 01 a 4.3 acre site vested under the development regulations of Residential Five (R-5) dwelling units per acre (currently zoned R-4) and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. wide public road extending east from Lyons Avenue SE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. It. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. HEX Agenda 01·2S·0S.doc PUBLIC HEARING -------- - --- • • City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Owner! Applicant/Contact: File Number: Project Description: Project Location: January 25, 2005 Parklane Court Preliminary Plat Ronald & Janice Knight and Shigeki Mrui PO Box 6 Renton, WA 98057 LUA-04-142, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site vested under the development regulations of Residential Five (R-5) dwelling units per acre (currently zoned R-4) and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. wide public road extending east from Lyons Avenue SE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south of NE 2nd St.) lIIIop'.wood H.IG~borhood Pork Neighborhood Po" City of Renton PIBIPW Department • PARKLANE COURT PRELIMINARY PLA T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DA TE: JANUARY 25. 2005 Page 2 of 10 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports. staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Neighborhood Map (dated 11/04/2004) Preliminary Plat Plan (dated 11/04/2004) Utilities Plan (dated 11/04/2004) Grading Plan (dated 11/04/2004) Drainage Control Plan (dated 11/04/2004) Clearing Limits Plan (dated 11/04/2004) Zoning Map: Sheet F 6 East (dated 12/28/2004) Mitigation Measures (dated 12/21/2004) C. GENERAL INFORMA TlON: 1. Owners of Record: Ronald & Janice Knight and Shigeki Mrui, PO Box 6, Renton, WA 98057 2. Zoning Designation: Residential-4 (R-4) Dwelling Units per Acre (Vested under R-5 Development Standards 3. Comprehensive Plan Land Use Residential Low Density (RLD) Designation: 4. Existing Site Use: Vacant. 5. Neighborhood Characteristics: North: Single Family Residential; R-4 zoning East: Single Family Residential; R-8 zoning South: Proposed Emma's Plat-single family residential; R-4 zoning West: Single family residential; King County zoning 6. Access: Via Lyons Ave. NE/SE to a new internal public street 7. Site Area: 4.3 acres (188,542 sq. ft. -gross area) 8. Project Data: Existing Building Area: New BUilding Area: Total Building Area: Area N/A N/A N/A D_ HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4876 5065 5065 Comments N/A N/A N/A Date 12/0412000 03/24/2004 03/24/2004 City of Renton PIB/PW Department I PARKLANE COURT PRELIMINARY P T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DA TE: JANUARY 25, 2005 Page 3 of 10 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmentat Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General ReqUirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element 3. Environmental Element G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXJ)arklane.doc The two-parcel 4.3 acre site is proposed to be subdivided into 10 lots and two tracts. The site contains critical areas, specifically wetlands. The site is located east of Lyons Ave. SE and south of NE 2"" Street, within the 100 block of Lyons. Tract A would contain the wetland, buffer and enhancements. Tract B would include the storm detention facility. The lots are intended for the eventual development of detached single family residences Five wetlands were delineated of which two were determined to be regulated as Category 2 and 3 wetlands. The remaining three wetlands are non-regulated and are proposed to be filled. The applicant is proposing wetland creation, enhancement, buffer averaging and buffer enhancement. Tract A would contain the wetlands and buffers. Existing vegetation would be removed to provide for the proposed plat except for that within the regulated wetlands and associated buffers to be located within Tract A. Enhancement and creation within the wetlands and buffer areas would include new native plant materials. The applicant submitted several studies including: a geotechnical report, a wetland delineation and mitigation report, and a preliminary storm drainage report. Site preparation for development City of Renton PIB/PW Department • PARKLANE COURT PRELIMINARY"f!rA T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DATE: JANUARY 25. 2005 Page 4 of 10 of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. Primary access would be via Lyons Ave. SE 4th St. to a new internal public Road A extending east and continue to a 20 foot wide shared driveway (private access easement). Street improvements including curb, gutter, sidewalk, lighting and right-of-way dedication are required. The site is zoned Residential-5 dwelling units per acre (R-5) as designated on the City's zoning map and Residential Low Density (RLD) on the City's Comprehensive Plan map. The proposed density would be 2.98 dulac after the deduction of the critical areas (wetlands), public right-of-way and the private access easement. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 21, 2004, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Parklane Court Preliminary Plat. The DNS-M included eleven (11) mitigation measures. A 14-day appeal period commenced on December 27, 2004 and ended on January 10, 2005. An appeal of the DNS-M was filed by a surrounding resident. 3. COMPLIANCE WITH ERC MITIGATION MEASURES HEXJ)arklane.doc Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall comply with recommendations contained in the Geotechnical Engineering Report, June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The satisfaction of this requirement shall be reviewed and approved by Development Services. 2. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume /I of the 2001 Stormwater Management Manual. 3. 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. 4. The project shall be designed to the 1998 King County Surface Water Design Manual for both detention (Level 2 flow control) and water quality improvements. 5. The applicant shall comply with the recommendations contained within the Wetland Mitigation Report dated October 25, 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 6. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. Signs shall be located along the fence in conspicuous locations indicating the presence of a wetland and its associated buffer. 8. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. City ot Renton P/BIPW Department • PARKLANE COURT PRELIMINARY ~ T • Preliminary Report to the Hearing Examiner LUA-04-142. ECF. PP PUBLIC HEARING DATE: JANUARY 25. 2005 Page Sot 10 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEXyarklane.doc Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The objective established by the RLD designation is to preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network, agricultural lands within the City, or in areas providing a transition to the Urban Growth Boundary and King County Rural Designation. Land Use Element Residential Low Density Policy LU-26. Base Development densities should range from one home per 10 acres to five homes per acre in the RLD. The proposed plat has a net density of 2.98 dulacre which is below the maximum allowable density of the R-5 zone and complies with this policy. Policy LU-32. Residential Low Density areas may be incorporated into community separators. The site's location within the RLD land use designation was within the Urban Growth boundary prior to its annexation. This site is east of lands under King County's jurisdiction and within the Urban Growth Boundary. Policy LU-BO. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Lots 1 through 4 and 8 through 10 front on a public street. Lots 5, 6 and 7 would front on a private access easement. The site is constrained by the presence of wetlands; thus, a through road is not feasible. Housing Element The proposal should be consistent with the Comprehensive Plan Housing Element. Policy H-15. Minimum density requirements should be based on net density and should exclude portions of the site constrained by sensitive areas, dedicated public or private rights-or-way and public facility requirements. The addition of ten new single family homes on a site constrained by critical areas (wetlands) would increase the City's housing supply and comply with the zoning density of the R-5 zone with a net density of 2.98 dulac which is less than the maximum of 5 dulac. City of Renton PIBIPW Department I PARKLANE COURT PRELIMINARY T • Preliminary Reporl to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DA TE: JANUARY 25, 2005 Page 6 of 10 HEX ......Parklane.doc Environmental Element The proposal should be consistent with the Comprehensive Plan Environmental Element. Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures. The site contains wetlands and streamsldrainage courses. The ERG issued several mitigation measures on the project to mitigate impacts including: providing permanent fencing and signage along critical area buffers and erosion and sedimentation control measures and wetland enhancement and creation to mitigate impacts. b) Compliance with the Underlying Zoning Designation. The 4.3 -acre site (gross area) consists of two parcels vested under the Residential - 5 Dwelling Units per Acre (R-5) zoning designation. The current zoning of the site is R-4 due to the rezoning of parcels from R-5 to R-4 that became effective on November 10, 2004. The proposed development would allow for the future construction of up to 10 dwelling units along with associated plat improvements. The following staff report is based on the land use application submittal vested under the R-5 zone development standards in effect at the time of the complete application (prior to 11/10/2004). Density -The maximum permitted density in the R-5 zone is 5.0 dwelling units per acre (dulac). Minimum density requirements do not apply. Net density is calculated after public rights-of-way, private streets serving more than three lots, and critical areas are deducted from the gross acreage of the site. After the deduction of 42,213 sq. ft. from the 188,542 gross sq. ft. site (188,542 gross sq. ft. - 42,213 sq. ft. total deducted area = 146,329 net sq. ft. 13.36 net acres), the proposal would arrive at a net density of 2.98 dwelling units per acre (10 units 13.36 acres = 2.98 dulac). The proposed plat complies with density requirements for the R-5 zoning designation. Lot Dimensions -The minimum lot size permitted in the R-5 zone is 7,200 square feet. A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Lot widths proposed range from 60 to 70 feet and lot depths are proposed from 130 to 160 feet. Lot sizes would be equal to or greater than the minimum of 7,200 square feet; the smallest lot would be 7,996 square feet and the largest would be 9,556 square feet. All lots comply with the lot dimension requirements. The plat would create 10 lots and two tracts with the following sizes: LotfTract Area (sq. ft.) Proposed Access 1 9,566 Road A 2 8,128 Road A 3 8,128 Road A 4 8,128 Road A 5 9,627 Road A 6 8,874 Private Access Easement 7 9,030 Private Access Easement 8 9,556 Road A 9 8,129 Road A 10 7,996 Road A Tract A 71,756 NA Tract B 18,857 NA TOTAL 177,775 Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes within the R-5 zoned parcels. Building setbacks as required by the R-5 zone, include: front yard setbacks of 15 ft. for primary structure and 20 ft. for attached garages which access from the front yard street; side yard along City of Renton PIB/PW Department • PARKLANE COURT PRELIMINARY ~ T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DATE: JANUARY 25, 2005 Page 7 of 10 HEX-parklane.doc a street setback of 15 ft. for primary structure and 20 ft. for attached garages which access from the side yard street; and interior side yard setbacks of 5 feel. The rear yard setback is 25 ft. All lots comply with these standards and would be verified at the time of individual building permit review. Building Standards -The R-5 zone permits one single family residential structure per 101. Each of the proposed lots appears to support the construction of one detached unil. Accessory structures may also be permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-5 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage for lots over 5,000 square feet in size is limited to 35% of the lot area or 2,500 square feet, whichever is greater, and for lots less than 5,000 square feet in size coverage is limited to 50%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly, or via private access easements. As proposed, all lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. All lots are rectangular in shape. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-5 zone. The plat plan does include setback lines for each lot showing potential building envelopes and when considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Propertv Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lots 1 and 8 to be located at the intersection of public rights-of-way. The proposed radius for each these corner lots is 25 feet and thus meets code. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Access to the site is proposed via Lyons Avenue NE. From Lyons Avenue NE, the subject site would then be served via a new 42-foot wide public right-of- way with 32 feet of pavement width. The new roadway, Road A, would become a private access easement to serve Lots 5, 6, and 7. A hammerhead turnaround would be provided for emergency vehicle turnaround. The project is required by City Code to install frontage improvements. Nile Ave. NE would require half street improvements including, but not limited to: half pavement width, curb, gutter and sidewalks unless deferred by the Board of Public Works. No request to date has been made by the applicanl. In addition, to ensure safe and efficient vehicular circulation, staff recommends that as a condition of plat approval, that no direct access to Lyons Avenue NE be allowed from any 101. This would ensure that the proposed lots would use the newly created Road A, thus eliminating potentially conflicting entrances onto Lyons Avenue SE. City of Renton PIB/PW Department • PARKLANE COURT PRELIMINARY'!ffJ.. T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DA TE: JANUARY 25, 2005 Page 8 of 10 HEX J)arklane.doc The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate impacts to the local street system, a Traffic Mitigation Fee based on $75.00 per average daily trip generated by the project was imposed by the City's Environmental Review Committee. The proposed 10 new residential lots would be expected to generate approximately 95.7 new average weekday trips (10 new homes x 9.57 trips per home = 95.7). The fee for the proposed plat is estimated to be $7,177.50 (95.7 total trips x $75.00 = $7,177.50) and is payable prior to the recording of the plat. Staff recommends the establishment of a homeowner's association or maintenance agreement for all common improvements, including but not limited to: utility and access easements, stormwater facilities and tracts, as a condition of preliminary plat approval. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Topography: The subject site is generally flat and is characterized by having rolling terrain The steepest slopes on site are about 8 to 10 percent at several isolated locations. The site slopes from the north, east and west sides of the property to the wetland located in the south-central area of the site. The property is vegetated with a heavy growth of native grasses and berry bushes with alder, fir and maple. All vegetation on the property would be removed with the exception of the vegetation located within the wetlands and associated buffers (excluding where buffer averaging and wetland filling is proposed). The applicant indicates that approximately 10,000 cubic yards of fill would be required for the project. Wetlands: A wetland assessment was prepared by Altmann Oliver Associates, LLC, dated October 25, 2004. According to the wetland assessment, the site contains five wetlands, labeled A through E. Wetlands A, C and D were determined to be non-regulated. Wetland B is a Category 2 wetland requiring a 50 foot buffer and Wetland E is a Category 3 wetland requiring a 25 foot buffer. Wetland A is located in the southwestern portion of the site and is approximately 1,329 square feet in size and has been determined to be non-regulated. Wetland B is a linear drainage area influence by runoff and a shallow, groundwater table. The wetland continues off-site on the adjacent property to the south (Emma's Plat) and is located in the eastern one-third of the site and is approximately 18,577 square feet in size and is categorized as a Category 2 wetland. Wetlands C and D are very similar and very small (C is 540 sq. ft. and D is 367 sq. ft.). They are located in the northeast portion of the site and were found to provide almost no wetland function relative to the surrounding upland areas. These wetlands have been determined to be non- regulated. Wetland E has been degraded from past clearing and conversion to lawn areas on its north side and is located mostly on the property to the north of the subject plat. The on-site portion is about 8,166 sq. ft. and has seasonal hydrology. This wetland has been determined to be a Category 3 wetland. The applicant is proposing to fill Wetlands A, C and D which total 2,236 square feet and 3,309 square feet of fill of Wetland E. The remaining portion of Wetland E, about 4,854 sq. ft., is proposed to be treated as a "paper fill". In this area of Wetland E, the buffer would be less than the minimum 25 ft. buffer and the affected area is included in the calculations for wetland mitigation. As a result of the proposed filling, the applicant is electing to create 9,802 square feet of new wetland area and enhance 17,624 square feet of existing wetland area. The new wetland area is proposed to be created along the boundaries of the existing Wetland B, while the enhancement is planned to occur within existing Wetland B. The enhancement would include the creation of deeper emergent areas, placement of vertical snags and large woody material and planting a variety of native trees and shrubs. In addition, the proposed stormwater facility perimeter and all degraded averaged buffers (24,050 square feet) would be enhanced with native plantings and habitat features to integrate the stormwater pond into the wetland system and to increase the overall structural and plant species diversity. City of Renton PIBIPW Department • PARKLANE COURT PRELIMINARY 1ff. T PUBLIC HEARING DA TE: JANUARY 25, 2005 • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP Page 9 of 10 In addition, the applicant is proposing buffer averaging and buffer enhancement. Along the western and northern sides of Wetland B, 6,808 square feet of the buffer would be reduced to no less than 25 feet and be replaced with 16,788 square feet of buffer in the southeast portion of the site and around the detention pond in Tract B. The reduced wetland buffer width would not be less than 50% of the required buffer width or less than 25 feet and would be in compliance with code provisions allowing buffer averaging (RMC 4-3-050M). Upon completion, all of the amended Wetland B and buffer would be located within a 71,756 square foot sensitive area tract (Tract A). Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding area includes single-family residences developed under the R-5 and R-8 zoning designations and similar King County Development Standards. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Community Assets: The plans indicate that all vegetation, except for that within the sensitive areas, would be removed for the development of the plat. As a result of the loss of existing vegetation and in keeping with the code, which requires adding attractiveness and value to the property, staff recommends the following condition: the applicant be required to plant two ornamental trees within the front yard setback area for all lots within the plat. In order to ensure the trees are maintained andlor replaced if damaged, the applicant shall be required to record a restrictive covenant against the property. The restrictive covenant shall indicate that two ornamental trees are required to be planted and maintained within the front yard setback area of each new lot. The restrictive covenant shall be recorded prior to or in conjunction with short plat recording; however, the trees shall be planted prior to final building permit inspection. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District. Based on the student generation factor, the proposed plat would potentially result in four to five additional students (0.44 x 10 = 4.4). Specifically, Maplewood Heights Elementary School, McKnight Middle School and Hazen High School are anticipated to have sufficient room to accommodate the students generated from this development. Storm Drainage/Surface Water: The applicant has submitted a Preliminary Drainage Report prepared by Peterson Consulting Engineers, dated July 13, 2004, with the land use application. Runoff leaves the site by entering an existing wetland on-site which straddles the property line and continues onto the parcel to the south. In the wet season, the wetland's water surface may extend to the property line while in the drier months, the water surface recedes away from the property line leaving a "meandering" swalellow area. Along the northeast portion of the next parcel to the south, in Parkside Court Plat, there is a 12-inch storm line with catch basins set at elevations to control the high water elevation of the neighboring wetland to the north. This interceptor system conveys the overflow drainage to the newly constructed detention pond City of Renton P/BIPW Department • PARKLANE COURT PRELIMINARY ~ T • Preliminary Report to the Hearing Examiner LUA-04-142, ECF, PP PUBLIC HEARING DA TE: JANUARY 25, 2005 Page 10 of 10 located in the southeast corner of the Parks ide Court plat. The pond outlets to the south through a tee type control structure with flow control elbow and orifices. From the site, flows run east and south into a series of pipes, catch basins and detention facilities, eventually flowing into Maplewood Creek. From Maplewood Creek, the discharge flows into the Cedar River approximately one and three-quarter miles from the site. The report indicates that surface runoff and roof drains will be collected in a storm drain system to be located under the new street within the plat and conveyed to a detention/water quality pond to be located at the northeast corner of the site within Tract B. Discharge from the pond is proposed to be into the existing wetland near the southerly portion of the site (Wetland B in Tract A). This project drains to Orting Hill sub-basin, part of Cedar River basin. The Surface Water System Development Charges (SDC) is $715 per building lot and is payable at the time the utility construction permit is issued. Water and Sanitary Sewer Utilities: The proposed development is within the water service area of Water District 90 (WD 90). The applicant has not provided the City with a water availability letter. A fire flow analyses will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire flow. Staff recommends as a condition of approval that the applicant submit a Certificate of Water Availability and provide it the City prior to the approval of the preliminary plat. Water service stubs are required to be installed to the each building lot prior to recording of the plat. There is an existing 8" sewer main in Lyons Ave NE. There is sewer main in Nile Ave NE. A sewer main extension to connect to the existing sewer system in Lyons Ave NE will be required. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. H. RECOMMENDA nON: Staff recommends approval of the Park lane Court Preliminary Plat, Project File No. LUA-04-142, ECF, PP subject to the following conditions: 1. No direct vehicular access shall be allowed onto Lyons Avenue NE from any lot within the plat. This condition shall be placed on the face of the final plat prior to recording. 2. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including fences, landscaping, utilities, private easements, etc. 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 recording of the final plat. 3. The applicant shall be required to plant two new approved trees within the 20-foot front yard setback area of all lots within the plat. The applicant shall be required to record a restrictive covenant against the property prior to final plat recording, which indicates that two trees are required to be planted within the front yard setback area of each new lot. This condition shall be subject to the review and approval of the Development Services Division and the trees shall be planted prior to final building permit inspection. 4. The applicant shall submit a Certificate of Water Availability to Development Services prior to the recording of the final plat. EXPIRATtON PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEXyarklane.doc .. -" ~'i(·;:{:(H)·,~,.,:(·: ;-:-:;;.,i~>"'':';''<;{>~'~!h'; '"', '.:":,;,,, "; : •. ~;~,~>;'I"~~;.~~ . ---~ .. ~ c 'l 'r' [ ~...£' 'J' '" ---,," .~ .. _.-".--'~9;c.-.. $:" I-'~·I-I·· =< M~ • ~!It· ; l '> ~ _ . ..ll..LJ • ~ ~ ~L.~.J ~ .. Ill.. '2l.cLL d. .. I'l ' , ~ " . ''', !A ~. -.. . , , ,--I~· " r V ~ ~ .... , I I • ~. ~.. ,'. '" Ii: ~ ~ .. 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F 6 L-e~~==-·_~_I8IPW_TECHNl __ CAL ___ V1_CB8_t_N_--_-_-_"'_"'_"'_'" _Umitoo ___ 1_5_T_12_-;_N_R_5_E_E_ E~HiRIT 18 • CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-04-142, ECF, PP PROJECT NAME: Parklane Court Preliminary Plat APPLICANT: Ronald & Janice Knight LOCATION OF PROPOSAL: 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south of NE 2nd St.) DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with recommendations contained in the Geotechnical Engineering Report, June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The satisfaction of this requirement shall be reviewed and approved by Development Services. 2. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 3. 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. 4. The project shall be designed to the 1998 King County Surface Water Design Manual for both detention (Level 2 flow control) and water quality improvements. 5. The applicant shall comply with the recommendations contained within the Wetland Mitigation Report dated October 25, 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 6. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. Signs shall be located along the fence in conspicuous locations indicating the presence of a wetland and its associated buffer. 8. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. The fee shall be paid prior to the recording of the final plat. EXHIBIT 9 i:~ Kathy Keollcer-Wbeeler, Mayor January 13, 2005 Roil Knight PO Box 6 Renton, WA 98057 SUBJECT: Parklane Court Preliminary Plat . LUA04-142,PP, ECF Dear Mr. Knight CITY flIFRENTON PIanning/Buildin!¥'Public Works Department Gregg Zimmerman P.E.,Adminlstrator This letter is to inform you that the appeal period has ended for, the Environmental Review Committee's (ERG) Determination of Non-Significance -Mitigated for the above-referenced project. . . . . .' :-; .. -' . ..... . An appeal has been received arid a copy fse.nclos~d . . A Public Hearing has been scheduled for January 25,2005 and the appeal will be heard as part of this hearing. The applicantorrepresentative(s) of the ilpplicant are required to be present at the public hearing.' A copy of the staff· report will be mailed to you one week before the hearing. If you have anyquestions, 'pleas~feel free to' contactme at (425) 430-7382. " " . For the Environmental Review Committee, ~~. Susan Fiala Senior Planner cc: Shigeki Mauri / Owner Debbie Bartlsley, Trapiavy & Riel Dararak, Aaron Fletcher / Parties of Record Ene. ---------;-I"05;-;5"S,-o"'uth:.::-rGccra:-;d"'y .. W,-ay-,--'R;;"'e::-n=to-=-n,'Wlla::-shL,in=-g-:to--:I\--:9"'g'""O"'55;-------~. * This paper cootains 50% recyded material, 30% post coosumer AHEAD OF THE CURVE '" '0, , , , ,. " '.-.' ; .~.~ '.' . ,', " .... ',. ',' .: .' " , " .', '., ~IT¥ ~ R.EN"1;'ON '; ." ',.,... :. H.earingExanlinet-'. ,,' .' '. FredJ; Kaufman'. ',' ',' '" ',; . ," '," . ~" ) '. :-..... January .11 ,2005 -.' . 1 I, • I,.,,; ". "',"',' ' . " .' . " Jennifer.Henning· ':' "',?evelopniei)! Sc~vice§' €ity pfRentoll.:-', .... : ·1055 South ,Grady'Way .:.~ .:..; " . . Renton;.W A' '98055 .. :, .' '. ' ~";' I ::,,:: ,.:. • • '~' ¥ .',' :'. ~ "R~:': Park,LajleC~llrt Preliminary'Plat , , LUA 64~142 1'1' ECF .: ~.:':' .. ::.~,~/,~~',~:.'\ /: ~~ .. Dear JennIfer:',;' , '~ ':z ...• ~l, i \ .\ ';,' \0' . ; . ". ".' ., . J ,'.{, :,: . , " ,'" :,: .. ' . (',' . " \ . .' " , ' ,t, ,' . "-.'," /' ," ~ . ,J " .'" .,J"'- .-', '.' . .... ' .', ": " . ~ : " ," ; .. '. ( " '.' r '.,j ) ,', .' " ~.' . 1 .. ," .. , .' .. '\ .. :. , ," .~, '~.' '.' -,-'.,' M, ilppeal \vas tiled on ihe ~b~~e'r~f~;~~ccd 'I~nd lise ~CtiOl;on·J~l1tiary. 10, 2005' .. A c~p;· of .. . wh·i~l~)s,. ',.tt/~C~l~d·t~' th i.s':ICitc.( ,:.. '.' ." .. " .. :~,.,~': ' . ~. -,.~,.'" '. ': ..... ,\. ," .': -'{,.:, 7 :, • ~:\:. • ~ r' • • .... '.J, • .J '. : ' •. l' .' '_ .~, _ .:. . _, • , .: ••.• .:;" -.' . J, :. :':" ~ '~:" ' • > .... ~,. , ' .' _ •. .' . : The.appeal'\viil be heard 'at thhametime as theliirid us\matter on Janllaiy.25;2005.·, ." : )~."'" ~,,\ '., , .'.' ., •• '<" ,. , ,'~': ' .• '._", __ • "'.' ... ~ ".' "7-, . ,.-." . .' ',' ," ,. -r .' '" :.:" !: .. r' " "., ":' I(y~~ h,ivi: 'iJly'qli~~tiOl1s;:p/c~e f~lrfree:loc~!C' ~'" ",. ' ',' . . .' .• '. '," " ' 'J"":' , '. • ., '. ~ ·,l· .:',: ", :-~. " , , .' ,.c' ""';' " '~-:'. '. :', Sii1cel:ely~' _ .1,' ,.. ' .. ' ".:; .. ",. ' ,': .. ',~, .,:' ." :', , . ., ' . ~ . , ,.' . . .. -":: , ',' :.:' ~,-{J:j't,)A""i';' ,<\:" ~: '.,,, ;:< :.~u~·~~ ,,' ,2> .-~ ." I.' ", -,;j'" j''>-'" ',' " ':Ered Kal;rinari . '.' " ' . ,! .,." , ' .. , ' '. ,., ., '.' "' . Hearilig Exanl"iricr ~-?~' .. '.,'::' ,," .'" ._ \.-:Ci't'y, .. ~t'.Rchio~( --: -"'. " ~ ~, .,.'2."'';'-:_t·,.": . .. : . , . . ,'. ., ,";' , . . ... .., .... .... . . ' ,,', ,~ /' ".\" '1 .. ' ~." ': " " '. , ~ ,:' '. " :.: ' , " . '-': . ,,~' , ;FKJi1t • '., .... . ,', .,', ....... ~. ,1-, '. .", \." < ;~ ',' :~.\ " '.'-:, .. " " e. " " ,-" '". .. .. , ~.". ", "', ' ,~. :1, .. , .. ', f-", , .-'. '. ' .. ".' '.,-,' ~: . , " !, .' ~'. ;: " .,' , '. ~ , .. ~ ... " ". ;, .' '. " .' ; ~ ". 'j, .~. ~ . :., ,. , .. ~ ',' '., " '. , '. " , .! .' .", 't,:' ~ '", " ',.~ " , . , ' , .. .' ! , ," .~ I' " " . ~.! .' , , " , ."' , ; '" ..;' . " :' .' .. ,. : ,t " ." I. " . .', , ',.if_ ;" "., ' · . " '~" . ". · .' '. , " ". ", , , :," ~. ".' ;',; . ; . .~ , I. ,~ , ',', .' , . ',' , ; , . ." ;:. " :-,. .. " " . : . '. ','" . ""-:-. .... l ~. ""-. .... :';, ,. 'r ',', :1·, . -': ,', '",~ .-.- , .' . , -~. ' .. '. " '.' ." " ~" " • < .i , . ... .., ,.",.,' , •. l , , ' . t: : . " ," .... '-: "'.>~ 1'. , . · ~, -. ".: ",' . ',' . , . ., '. ' , .... '.' , " " :-'. " ,,)'::-'c-··~~:-;·-c-,-,'.-.-'~ ''-:;O-5-~-,'-S.c.OU-,t-'-h·:-~-ra-d'''':;:-:w-a'-Y-'-R-en'':':-~n-':·,.,.w.-'a-s~-'m,-"~~to7'~_' 9-87~~~5·~~·-~(""·4'-25-'::~4-·~O~'-'-"':-51-~'-·;:~"-'·'-:-·:-''--,,-':it:'E':~(r:W ~" .: ;'" '.' . >'.c ® Thlspa~rcontaln~50%~CYcle~ma~en~I.;~%postcons~mer: -,,~HE~l~'op T~E ':=-~,~v~ . , , . ~', . -; , • ' r ~ "'." • • • " ,-• ''''.' ' "." , ,'" ',; . " -------------- JAN-07-2005 17:12 P.02/03 4ijNTON CITY CLERK OFC ~ APPEAL -HEARING EXAMINER CITY OF RENTON WRITIEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION 1AWt:r-{Jl'QOO§:lTY COUNCIL. ,,. .' J. !I} lIS 0 ... '" FILE NO. '!lfj -ii,' -Vi t RECEIVED M N CITY ClERK'S OFFICE APPLICATION NAME::_-J-f.:~W'.UiJ.""--.JLII./LLL..-I-LLi.'-IhUlii~_./.!.J!':L. _____ _ The undersigned interested party hereby files its Notice of Ap eal from the decision orCllY OF L RENTON recommendation of ) 'J' ') J.-' the Land Use Hearing Examiner, datedL_j..~t':.:("-,._-",r-~7~ _____ ~20 uti 1. IDENTIFICATION OF PARTY JAN 1 0 2005 APPELLANYJ ..-.' . REPRESENTATIVE (IF ANY) RECEIVED il . L I.!--/ /" { Name: . ql!!. 6'V] Lfel vtit'o" . CITY CLERK'S OFFICE Name: _____________ _ Address: st{ ( 4if /5/ f;VL 1&4 0"£ <tr:iU1 Address: ____________ _ Telephone No. L1}-(-.ljt -? { Utt Telephone No., _________ _ 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) ~ __ ~~~~~~ __ ~~-+~~~~CL~~~~~~r~'~~~~~~~/~! CONCLUSIONS: No. __ 3. SUMMARY OF ACTION REOUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) Reverse the decision or recommendation and grant the following relief: ModiJy the decision or recommendation as follows: Remand to the Examiner for further consideration as follows: -Other /J ~~ Appe Date HOTE: Please refer to Titl~ lV, Chapter 8, of the Renton Municipal Cod@, and Section 4~8·1'Of, for specific appeal proeeduroto. he.ppe.l.doc/forms • • • • """oc·"",~.,,,,,·,,·,,,·;~> ... ,-·-------'·--·'----.--.-~--~---.. -.. -.. ----.'. -.-.... ----.- Ronald & Janice Knight PO Box 6 Renton, WA 98057 SUBJECT: Parklane·Court Preliminary Plat LUA"04-142, ECF, PP . Dear ML & Mrs. Knight: crt.·OF RENTON PJannin!¥Buil~blicWOrksoepattment . Gregg ZIni..nerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) and is to ad~ise yOu that' they have completed their review of the subject project. The ERC issued a threshold Determinatiori of Non-Significance·Mitigatedwith Mitigation Measure·s. Please refer to the enclosed. Miiigation Measures document. . Appeals of the environmental detemination must be.fiIed ihwriting on o~ before 5:00 PM ori January 10, 2005. Appeals must be filed in writing together with therelluired $75:00 application fee with: Hearing Examiner, City of Rento';,.1055 South Grady-Way, Renton, WA 98055. Appeals tothe Examiner . are govemed by'City of Renton' MuniCipal Code ,SeciiCin+8'11 O.B. Additional. information ,regarding the appeal process may be obtained froni IheRentori'-CilyClerk'S;office, (425) 430-6510. '-', ' . ., .. . If ihe Environmental Dele;minationis appealed,apublici:)earing dale wiii beset and all parties flOtified, The preceding information will: assist you in planning for implementation of your project and emible you to exercise your appeal rights more fully" if you choose to do, so: If' you:' ha\(e 'any questions or desire .. clarificatiori of the above, please Ca,lInieat (425)430-7382 .•. ' . " . ","; '. '." -' . . . . " , . ,." ~. -, . For the Environmental Review Committee;' .-' "' .. " .. -. -,.', -. -,' .... Susan Fiala , Seriior Planner .... .. : .. .. ,:" ", Debbi B~rdSley, Trapiavy & Riel DararBk. Aaron Fletcher Iparties of Record Shigeki Marui IOwner . . cc: Enclosure ------------~IO~5~5~S-ou-fu~G~rn~d~y~W~a-y--~R-en~t-oD-,~W~·~~h~i-ng~t-on~98~0~5~5-------------~ ® This paper contains 50"10 rec:yded material. 30% post consumer AHEAD OF THE CURVE • CITY OF RENTON City Clerk Division 1055 South Grady Way Renton, W A 98055 425-430-6510 o Cash L.i 9 Check No,-<-I O_Cj_, --,, __ _ Description: Funds Received From: Name AMon ('k {r·he\" Address City/Zip o Copy Fee !11 A ppeaJ Fee lU,A - • Receipt ~h: ~ • t-. 230 Date ----'-,1,1-'/'--' !--L.'/_' ; __ ' ~_n_o-,?-,; __ o Notary Service 0 _________ _ I Amount $ -'1":;, () \) City Staff Signature ENVIRONMENTAL DETERMINATION & PUBLIC HEARING tsSUANCE OF A DETERM1NATION OF NON·SlGNlACANCE -MmGATED (ONs-M) POSTED TO NOTIFY INTERESTED PERSONS Of AN EINIRONMENTAL ACTION PIIO.IECTN.-..E: p_c-n~P .. , I'fIOJECT _KI'I, lUAOC-I.a,fCF. PP LDC.ll1Off; IOOIlJ .... k ofLyono "'_IEal .. L,..... A_HE .. _ ",NE :!"'SIIwo'1 DUCfIF'TlOH. lho~.~_~Aj __ "-"pIo'_" .... ,01ol_oI.U ........ ___ (1I-S)-._peroc.._~ _ __ -..,(Rt.DI ...... ---.. ...... -..... __ .. __ .. L.,.... • ..,Nt _ _ oilEr .. _ ..... _Io~y\o._G-Il....-_--'O_'"""L_ A_NE __ 'priw ___ Tho_ .. ~ ... _In .... -7,_oq.n.1O .. A7Oq-tt.T_~_--.... --.,. __ Iho-..... -___ bullw..-.glng .... __ """"'-.r<><J2-S-•. Tho ClI1 01 RcnIOo __ eo--(£RCI ..... __ .... ~ __ .... _·dgo>III.,... _nc-t ....... _ """'"*' ......... ____ bo_ ............... booI...-5000Ptlon~IO'_. ~ _"" _In -.g......-_ .... __ II7S.00___._.. lee wD: ~ f_. City 01 -. 1055 _ GndJ 'IV..,. -. W/I. MOSS. AppooIIo to tho E_ ... ""w ............ Cily of II ........ ............ Codo _ ..... "O.B. ,lddI.IonoIInl ........ 1on ..,. ....... Iho _, _. ""'1 boo ............ ""'" Iho _Clty~.~(425l_1Q. RENTON. DEVELOPMENT CERTIFICATION • I, Dd'e-IL -,o,.~ '" , hereby certify that:3 copies of the above document were posted l2Y me in 3, conspicuous places on or nearby the described property on IJ",cc",J.<c J..? ~o'1 ( . Signed:7?71:S~i~fd~?21C ~,J, ArrEST: Subscn~ :w?f~ before me, a Notary Public, in and f~~ te of -vt7 tJJ WashmgtonreSldl~ ,onthe,L';3:!? daYOf~l CJ{)I2C· /r."'~!LYN KAMCHEFF i;;'{ A??OlwTMENT EXPlfiES G·2~r=17 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Parklane Court Preliminary Plat PROJECT NUMBER: LUA04-142, ECF, PP LOCATION: 100 Block of Lyons Avenue (East of lyons Avenue NE & South of NE 2nd Street) DESCRIPTION: The applicant Is requesting environmental (SEPA) review and preliminary plat approval for 810 lot subdivision of a 4.3 acre site zoned residential five (R·S) dwelling units per acre and designated as residential low density (RLC) on the comprehensive plan land use. The site Is located east of !-yans Ave NE and South of NE 2nd St. Access to the site Is proposed via a new 42·ft. public road extending east from lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation, enhancement and buffer averaging are proposed for the category 2 and 3 wetlands. The City of Renton Environmental Review Committee (ERC) has determined that the proposed action does not have a significant adverse impact on the environment. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on January 10, 2004. Appeals must be flied in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Ren10n City Clerk's Office, (425) 430-6510_ .. , ........ . Project Location FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file Identification_ I~re Kathy Kcolker·Wheelcr. Mayor December 27,2004 Ronald & Janice Knight PO Box 6 Renton, WA 98057 • SUBJECT: Parklane'Court Preliminary Plat LUA"04-142, ECF, PP Dear Mr, & Mrs, Knight: ;; CIT~F RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator This letter is written' on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review, of the subject project The ERC issuf?d a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. ' Please refer to the enclosed, Mitigation Measures document ' , Appeals of the environmental determination must' be filed in writing on or before 5:00 PM on January 10, 2005. Appeals mu~t be filed in writing together with the required $75,00 application fee with: , Hearing. Examiner, City of Renl<;>n,:, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code;Section 4,8"110.B. Additional information regarding the appeal process may be obtained from the Renton'City Cterk's'Office, (425) 430-6510. , If the Environmental Determination is appe~led,a.publiC hearing date will be set and all parties notified.' The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you': have any questions or desire clarification of the above, please call me at (425) 430-7382. , For the Environmental Review Committee, ~Q..M.dLJ~/~~ 'lr Susan Fiala Senior Planner cc: Debbi Bardsley, Trapiavy & Riel Dararak, Aaron Fletcher tParties of Record Shigeki Marui tOwner . Enclosure --------:-l-,-OS"'S:-:S-o-uth-:-::G:-rad-:-y=W,-ay---:R:-e-nt-o-n,-::W~a-sh:-:i-ng-to-n-9"'g""0-SS------~ * This paper contains 50% recycled material, 30% post C()IlSUmer AHEAD OF THE CURVE I~Mt • CITy4t,F RENTON PIanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator ,Kathy Keolker-Whceler. Mayor December 27, 2004 Washington State Department of Ecology , Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 , Subject: Environmental Determinations Transmitted heiewith isa copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 21, 2004: DETERMINATION OF NON-SIGNIFICANCE -MlTtGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRtPTtON: Parklane Court Preliminary Plat, LUA-04-142, ECF,PP 100 Block of Lyons AvenueNE (East of Lyons AvenueNE and south of NE 2nd St.) , The applicant is requesting Environmental (SEPA) Review and ,Preliminary Plat approval for a 10.10\ subdivision of a 4.3 acre site ,zoned, Residential Five (R-5) dwelling units per acre and designated as, Residential Low, Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed: via ~riew 42-ft public road extending east from Lyons Avenue NE',that b'eCO'rTleS a private"access easement. The lots are proposed to'range in size from 7,996 sq. ft. to 9,627 sq. ft. Three rion-regutated wetlands and two regulated wetlands are located within the site. Wetland creation 'and enhancement and' buffer averaging are proposedJor theGategory2,arid 3wetlands. Appeals of the environmentat determination must be filed, in writing on or before 5:00 PM on, January 10, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way; Renton, WA 98055. Appeals toth'e Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Addiiional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, ~<»-. d WJ i ~; ... 7<.l......- \"'susan Fiala Senior Plann'er . cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) 4E"TllTiC:frIOJSSUUJrE:,e_li_ss_a_c_-;al",ve-:-rt=-':;;M_U...,c:;-kl-,e::-Sh_o-;-o_t=-cul_tu_ra-::I,-R_e,--so_U-,r"'ce:-s-;p-:'_o_gr_a_m-'==-=-_______ ~R E N TON' 1055 South Grady Way -Renton, Washington 98055 * This paper contains 500/0 recycled material, 30% post COfIsumer AHEAD OF THE CURVE • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA-04-142, ECF, PP PROJECT NAME: Parklane Court Preliminary Plat . APPLICANT: Ronald & Janice Knight LOCATION OF PROPOSAL: 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south of NE 2nd St.) . DESCRIPTION OF PROPOSAL: The. applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 1 O-Iot subdivision of a 4.3 acre site zclned'- . Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road . extending'east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,6,?7;.sqm:-Three flon-regulatedwetlands and tWo regulated wetlands' ."ar'lliocate.d,within thel·site. Wetland creation and enhancement and " 'buffer averaging are p',o~os~dfor the Category 2 and 3 wetlands. i, .:~, .'" -<' •• " ",' ,,\.;!./ '~"t~\>' LEAD AGENCY: .,TheCity of Rentori' <". Department of Planning/Buildingipublic Works .' Developm~l.lt.,F?I.?r"!rJing S¢ctiCin:-f;~, j. . '~', l'~.: ':~i:,: :., .. { _~:~:.-:'~·~:~'.~~.i;:') '\ '"'i ..' .' .... " '1'!ri1!C?o/ ,No,tes. t~jApplican~: :. .' The following notes af~ supplemeiital'iiilC?,'m';j!!on'piovideg inli;onjunction with the environmental determination. Because these'notes ,!r~'pro,itidea;Cl,s information only: they are not subject to the appeal . -• prcicessfor iJn'vironm'imtal determinatfons. . ... -, ',.'", '_~ •• ,:./. , C", " Planning. '. . . .."i'.)'· . . \_ '. A . ". . (~'!"~' ',P . 1. RMC section 4-4-030.C.2 limits ha6Ch6'Gr~.;be'Y'eer 8:3Qamt6 3:39p.rr,iMonday through Friday unless othel'oVise approved by the Development Services.pivision. ." ;, .-if" . . 2. Commercial, multi-family, new single fa';'ilY. and clth€'(o:honreSidelJ!ial''ionstruction 'lctivities shall be restri~ted to the hours betWeen seven o'clock (7:00) a.m. an~ eight.o.~c:.I()cU8:001 p.m., Monday through Friday. Work onSaturd<lYs shall· be. restricted to the hours betWeen nine. o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. . Fire 1. Afire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM .a·nd requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a'public street. 3. Fire Department access roads' are required to be paved, 20 ft. wide. Dead end roadways over 150 feet in' length are required to have an approved turnaround .. Parks & Recreation 1.' The area between the back of sidewalk and property line needs to be landscaped and maintained by the applicant. Plan Review ~ Surface Water 1. The Surface Water System Development Charges (SDC)is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review Water • • 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat.· Plan Review Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system in Lyons Ave NEwill be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. . 4. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This ·fee.is payable at the time the . utility constructiori permit is issued. Plan Review Transportation . 1.' Street' improvements including,' but not 'Iimited to: paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be requii.ed along the frontage of the parcel with 'Lyons Ave NE and along the"new street.'. interior.to the plat. . . .. 2. The. project is required by City Code to install frontage .improvements. Nile Ave. NE would require half street improvements including, but not limited to: half pavement width; curb, gutter and sidewalks' unless deferred by the Board of Public Works. No request to .date has been madE) by the applicant. . , '. _ :i,::<-:::,;p~'cry.'·>-." __ ,,,., _ ." .. 3. All wire utilities shall be installed underground.per thc;>.City of Renton Undergrounding Ordinance. . i"<-.,'''': ,,', > ,-'-_f:·, '. . , -i :i':-: -. Plan Review General .... ,! ., 1. All plans shall conform to the Rent~n Drafting Standards. -' ~~" . Property Services To be' provided under separate cover. L " • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-04-142, ECF, PP PROJECT NAME: . APPLICANT: ' LOCATION OF PROPOSAL: Parklane Court Preliminary Plat Ronald & Janice Knight 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south cif NE2nd St.) DESCRIPTION OF PROPOSAL: , The applicant is requesting Envirorimental (SEPA) Review and , Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per, acre and designated,as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via anew 42-ft: public road extending east from Lyons Avenue NE that becomes a private' access' easement. The ,lots are proposed to range in size from I,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are ,located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. ~,,:: '(,.'f/,"'::::'"'.,-, ",,/'-' .-. -,"' .... ",;::.,) LEAD AGENCY: ,.,,,·The,C.ty,·ofHenton . '.,,,. '~ DepartmEil\t of Planning/Building/Public Works DevelopmenlPlannin'g sedIon 'c.'" ,,'C "',., • .,;?" -~ MITIGATION MEASURES: i.·"·' '\ . .~; ""~,. .. '. ."', "'-. ',,= '" . 1. , The applicant shall comply 'Yith recOl;nm~nqati96.s;contairiEld in the Geotephnical Engineering Report, June 28, 2004, regarding "Excavation'and Slopes",':Grading,a'hdCompaction" and\~Utility Trenches". The satisfaction of this requirement shall be revi'ewed and approveiFtiy.Development Services.j' , ' ~4 "';,( ~ •• "~";"""-',~fii;~~;:':'~;:'-;: -i . ~~..... :: -.. 2. The project shall be required to be desig(1ElC:l, a~~a,. co1hply with th",'Depart,pent of Ecology's (DOE) Erosion and Se,diment ControlHequirements, outiinedin;Voli'!me II o{the 2001.'Stormw~ter Management Manual. ... , .... , '. '-' .. " 0:" .' ~c . '3. The project contractor shall 'perfo/m daily review and ~ainter;ance'ofJ~1I erosion and sedimentation control measures at ;the site during fIJi ci>-,,;tr,uctipn of both off,sii;<~nd.onfot,ite improvements as well as building , construction. " ,c'" ., ",' ,}' . 4. The project shall be designed to the"HI98 King to,H'nty SUrfa6'i;yiti;t~r Design Manual for both detention (Level 2 flow control) alld water quality improvements."" , " .•. ,:JY " .' ' .. .. -. .' -'""c.;.: ."""c~;'~_ .; .~. '-'--", . . 5. The applicant shall 'comply with ·the recommendations contained within the Wetland Mitigation Report dated Qctober 25; 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and, construction of the project.', ' 6. 'Th~ applicantshall be required to install brightly colored construction fencing along the edge of Wetland Bandits buffer prior to project construction. ' ' , 7. The applicant shall ,be required to erect a spilt-rail fence 'Or other fence type as approved by the Development Services'Division denoting the edge of the wetland buffer boundary prior to recording of the plat. Signs shall, be' . located along the fencein conspicuous locations indicating the presence of a wetland and its 'associated buffer. , 8. No vegetation removal shall be allowed within 'the wetland or its associated buffer with the exception cif . dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or , its associated' buffer shall require a letter from a qualified arborist and would be subjeCt to' inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. 9 .. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00,per each new average daily trip associated with the project. The fee shall be' paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new'single-family lot. The fee shall be, paid prior to the recording of the final plat. --------------------------------------------------------------------------- City Of. ton Department o( Planning / Building / pUbl.or~s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~liCC--COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF DATE CIRCULATED: NOVEMBER 19,2004 APPLICANT: Ron Kniaht PROJECT MANAGER: Susan Fiala PROJECT TITLE: Parklane Court Preliminarv Pial PLAN REVIEW: Juliana Fries SITE AREA: 188,542 sauare feet BUILDING AREA (aross): N/A LOCATION: Southeast of Lvons Avenue SE & NE 2nd Street WORK ORDER NO: 77345 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for aID-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and south of NE 2nd St. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Air Water ~ Plants Land/Shoreline Use Animals ~'. Environmental Health Public Se",;ces v" Energy/ Natural Resources . A:r~~;;: B. POLICY-RELATED COMMENTS C, CODE-RELA TED COMMENTS ";/- ------------------- • ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE December 21 , 2004 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, December 21, 2004 Time: 9:00.AM Location:.. . ... Sixth Floor Conference Room #620 Agenda listed below. Parklane Court Preliminary Plat (Fiala) LUA04-142, ECF, PP The applicant is requesting Environmental (SEPAl Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. Federal Reserve Bank -Seattle Cash Processing & Branch Administration Facility (Fiala) LUA04-145, ECF, SA-H The applicant, Federal Reserve Bank (FRB), is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan approval for the construction of a 95,415 sq. ft. cash processing facility and a 3,600 sq. ft. vehicle screening building on a 10.8 acre site in Longacres Office Park. The project also includes a stormwater detention pond, truck loading court, 120 surface parking stalls, and landscape and site improvements. Access to the property would be via an access drive connecting to SW 27th SI. (to be constructed per Strander Blvd.l27th St. Corridor Improvement by the City of Renton). cc: K. Keolker·Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EONS? Administrator ® B. Wolters, EONS? Director ® J. Gray I Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney lID STAFF REPORT A. BACKGROUND • • City of Renton Oeparlment of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERG MEETING DATE December 21, 2004 Project Name: Parklane Court Preliminary Plat Owners/Applicant/Contact: Ronald & Janice Knight and Shigeki Mrui PO Box 6 Renton, WA 98057 File Number: Project Description: Project Location: Exist. Bldg. Area gsf: She Area: RECOMMENDA TlON: Project Location LUA-04-142, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and butter averaging are proposed for the Category 2 and 3 wetlands. Continued on next page 100 Block of Lyons Avenue NE (East of Lyons Avenue NE and south of NE 2nd St.) N/A Proposed New Bldg. Area: N/A 4.3 acres Total Building Area gsf.-N/A Staff recommends that the Environmental Review Committee issue a Determination of Non'Significance -Mitigated (DNS-M). ~ ~~~J=' Jt-----l~·-Ill -. .. , ...... City of Renton PIB/PW Department a PARKLANE COURT PRELIMINARY ~ T REPORT December 21,2004 PROJECT DESCRIPTION CONTINUED: En.mental Review Committee Staff Report LUA-04-142, ECF, PP Page 20f7 The two-parcel 4.3 acre site contains critical areas, specifically two regulated wetlands. The site is located east of Lyons Ave. NE and south of NE 2nd Street, within the 100 block of Lyons. Ten lots and two tracts are proposed. Tract B would include the storm detention facility. Five wetlands were delineated of which two were determined to be regulated, Category 2 and 3. The remaining three wetlands are non-regulated and are proposed to be filled. The applicant is proposing wetland creation, enhancement, buffer averaging and buffer enhancement. Tract A would contain the wetlands and buffers. The site is zoned Residential-5 dwelling units per acre (R-5) as designated on the City's zoning map and Residential Low Density (RLD) on the City's Comprehensive Plan map. The proposed density would be 2.98 dulac after the deduction of the critical areas (wetlands), public right-of-way and the private access easement. Existing vegetation would be removed to provide for the proposed plat except for that within the regulated wetlands and associated buffers. Enhancement and creation within the wetlands and buffer areas would include the new native plant materials. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGA TION MEASURES DETERMINA TION OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The applicant shall comply with recommendations contained in the Geotechnical Engineering Report, June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The satisfaction of this requirement shall be reviewed and approved by Development Services. 2. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water Management Manual. 3. 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. 4. The project shall be designed to the 1998 King County Surface Water Design Manual for both detention (Level 2 flow control) and water quality improvements. 5. The applicant shall comply with the recommendations contained within the Wetland Mitigation Report dated October 25, 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. 6. The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to recording of the plat. Signs shall be located along the fence in conspicuous locations indicating the presence of a wetland and its associated buffer. 8. No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous andlor diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. City of Renton P/BIPW Department .- PARKLANE COURT PRELIMINARY ~ T REPORT December 21, 2004 En.mental Review Committee Staff Report WA-04-142, ECF, PP Page 3 0'7 9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 10. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. 11. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot. The fee shall be paid prior to the recording of the final plat. D, ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site is generally flat and is characterized by having rolling terrain The steepest slopes on site are about 8 to 10 percent at several isolated locations. The site slopes from the north, east and west sides of the property to the wetland located in the south-central area of the site. The applicant submitted a geotechnical report prepared by Dennis Joule, dated June 28, 2004. According to the report, the geology of the site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till approximately three feet thick. The ablation till is loose and it is in the material that soils of the Alderwood series formed. The consultant dug several test pits throughout the site. During the excavation, the geologist encountered medium dense silty fine to medium sand over moderately consolidated glacial till. The report concludes that the site is suitable for the proposed development, provided the applicant carefully backfills with compacted on-site inorganic soil or approved import soil. The report also notes that conventional shallow foundations bearing on firm natural soil or compacted structural fill would be acceptable. To ensure that the project is constructed according to specific recommendations of the Geotechnical Report, staff recommends that the applicant comply with those recommendations regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The property is vegetated with a heavy growth of native grasses and berry bushes with alder, fir and maple. All vegetation on the property would be removed with the exception of the vegetation located within the wetlands and associated buffers (excluding where buffer averaging and wetland filling is proposed). The applicant indicates that approximately 10,000 cubic yards of fill would be required for the project. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements and SEPA mitigation measures. In order to ensure minimal construction impacts on neighboring properties and to the site, staff recommends additional mitigation including that the project be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. Also, staff recommends that the project contractor is to 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. Mitigation Measures: • The applicant shall comply with recommendations contained in the Geotechnical Engineering Report, June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". The satisfaction of this requirement shall be reviewed and approved by Development Services. • The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. • 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. Nexus: SEPA Environmental Regulations ---------------------------------------------- City of Renton PIB/PW Department • PARKLANE COURT PRELIMINARY ~ T REPORT December 21,2004 2, Surface Water En.ental Review Committee staff Report LUA-04-142, ECF, PP Page 4 of7 Impacts: The applicant has submitted a Preliminary Drainage Report prepared by Peterson Consulting Engineers, dated July 13, 2004, with the land use application, The report discusses the downstream flow. Runoff leaves the site by entering an existing wetland on-site which straddles the property line and continues onto the parcel to the south, In the wet season, the wetland's water surface may extend to the property line while in the drier months, the water surface recedes away from the property line leaving a "meandering" swale/low area. Along the northeast portion of the next parcel to the south, in Parks ide Court Plat, there is a 12-inch storm line with catch basins set at elevations to control the high water elevation of the neighboring wetland to the north, This interceptor system conveys the overflow drainage to the newly constructed detention pond located in the southeast corner of the Parks ide Court plat. The pond outlets to the south through a tee type control structure with flow control elbow and orifices. From the site, flows run east and south into a series of pipes, catch basins and detention facilities, eventually flowing into Maplewood Creek. From Maplewood Creek, the discharge flows into the Cedar River approximately one and three-quarter miles from the site. The report indicates that surface runoff and roof drains will be collected in a storm drain system to be located under the new street within the plat and conveyed to a detention/water quality pond to be located at the northeast corner of the site within Tract B. Discharge from the pond is proposed to be into the existing wetland near the southerly portion of the site (Wetland B in Tract A). Because of existing drainage problems located in this recently annexed area of the City, staff recommends that the stormwater facilities be designed in accordance with the 1998 King County Surface Water Design Manual for Level 2 flow control for both detention and water quality treatment. Mitigation Measures: The project shall be designed to the 1998 King County Surface Water Design Manual for both detention (Level 2 flow control) and water quality improvements, Nexus: SEPA Environmental Regulations; 1998 King County Surface Water Design Manual 3, Wetlands Wetland Impacts: A wetland assessment prepared by Altmann Oliver Associates, LLC, dated October 25, 2004, was submitted with the application, According to the wetland assessment, the site contains five wetlands, labeled A through E. Wetlands A, C and D were determined to be non-regulated. Wetland B is a Category 2 wetland requiring a 50 foot buffer and Wetland E is a Category 3 wetland requiring a 25 foot buffer. Wetland A is located in the southwestern portion of the site and is approximately 1,329 square feet in size and has been determined to be non-regulated. Wetland B is a linear drainage area influence by runoff and a shallow, groundwater table. The wetland continues off-site on the adjacent property to the south (Emma's Plat) and is located in the eastern one-third of the site and is approximately 18,577 square feet in size and is categorized as a Category 2 wetland. Wetlands C and D are very similar and very small (C is 540 sq. ft, and D is 367 sq. ft.). They are located in the northeast portion of the site and were found to provide almost no wetland function relative to the surrounding upland areas, These wetlands have been determined to be non-regulated, Wetland E has been degraded from past clearing and conversion to lawn areas on its north side and is located mostly on the property to the north of the subject plat. The on-site portion is about 8,166 sq. ft. and has seasonal hydrology. This wetland has been determined to be a Category 3 wetland. The applicant is proposing to fill Wetlands A, C and D which total 2,236 square feet and 3,309 square feet of fill of Wetland E. The remaining portion of Wetland E, about 4,854 sq. ft., is proposed to be treated as a "paper fill", In this area of Wetland E, the buffer would be less than the minimum 25 ft. buffer and the affected area is included in the calculations for wetland mitigation. As a result of the proposed filling, the applicant is electing to create 9,802 square feet of new wetland area and enhance 17,624 square feet of existing wetland area. The new wetland area is proposed to be created along the boundaries of the existing Wetland B, while the enhancement is planned to occur within existing Wetland B. The enhancement would include the creation of deeper emergent areas, placement of vertical snags and large woody material and planting a variety of native trees and shrubs, In addition, the proposed stormwater facility perimeter and all degraded averaged buffers (24,050 square feet) would be enhanced with native City of Renton P/BIPW Department .. PARKLANE COURT PRELIMINARY ~ T REPORT December 21,2004 En.entat Review Committee Staff Report LUA-04-142, ECF, PP Page 5 of7 plantings and habitat features to integrate the stormwater pond into the wetland system and to increase the overall structural and plant species diversity. In addition, the applicant is proposing' Duffer averaging and buffer enhancethent: Along the western and northern sides of Wetland B, 6,808 square feet of the buffer would be reduced to no less than 25 feet and be replaced with 16,788 square feet of buffer in the southeast portion of the site and around the detention pond in Tract B. The reduced wetland buffer width would not be less than 50% of the required buffer width or less than 25 feet and would be in compliance with code provisions allowing buffer averaging (RMC 4-3-050M). Upon completion, all of the amended Wetland B and buffer would be located within a 71,756 square foot sensitive area tract (Tract A). In order to ensure the wetland continues to function at a satisfactory level, staff recommends that the applicant be required to adhere to all recommendations contained within the wetland evaluation report. 'Staff also recommends that the applicant be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. This condition would ensure the wetland is not disturbed during project construction. In addition, staff recommends that the applicant be required to construct a split-rail or other approved fence and place signage indicating the presence of an environmentally sensitive area in order to denote the edge of the wetland buffer. Staff also recommends a wetland mitigation condition, which prohibits vegetation removal within the wetland or its associated buffer. Lastly, staff recommends that the applicant place all of Tract A within a Native Growth Protection Easement (NGPE), which would ensure the site is left in a natural and undisturbed state. In order to ensure the wetland is protected and will continue to function as planned in the future the following mitigation measures will be required: Mitigation Measures: • The applicant shall comply with the recommendations contained within the Wetland Mitigation Report dated October 25, 2004 prepared by Altmann Oliver Associates, LLC in regards to wetland maintenance, monitoring and construction of the project. • The applicant shall be required to install brightly colored construction fencing along the edge of Wetland B and its buffer prior to project construction. • The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division along the edge of the wetland buffer boundary prior to recording of the plat. Signs shall be located along the fence in conspicuous locations indicating the presence of a wetland and its associated buffer. • No vegetation removal shall be allowed within the wetland or its associated buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the wetland or its associated buffer shall require a letter from a qualified arborist and would be subject to inspection and approval of the Development Services Division. This mitigation measure shall be placed on the face of the final plat prior to recording. • The applicant shall be required to record a Native Growth Protection Easement over Tract A prior to or in conjunction with final plat approval. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations, Critical Area Regulations 4. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. As the proposal would add ten (10) new single-family residential lots to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family lot. The total fee is estimated at $4,880.00 (10 new lots x $488.00 = $4,880.00). The payment of the fee is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. City of Renton PIBlPW Department • PARKLANE COURT PRELIMINARY ~ T En.mental Review Committee Staff Report LUA-04-142, ECF, PP REPORT December 21. 2004 Page 60f7 5. Transportation Impacts: Access to the site is proposed via Lyons Avenue NE. From Lyons Avenue NE, the subject site would then be served via a new 42-foot wide public right-of-way with 32 feet of pavement width. The new roadway. Road A. would become a private access easement to serve Lots 5, 6, and 7. A hammerhead turnaround would be provided for emergency vehicle turnaround. As the proposal would result in an increase in traffic trips to the City's street system, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence within the new lots is expected to generate approximately 9.57 trips per day. Therefore, the Traffic Mitigation Fee is estimated at $7,177.50 (10 new lots x 9.57 trips x $75 per trip = $7,177.50). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property (e.g., Maplewood Community Park) and it is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $5,307.60 (10 new lots x $530.76 = $5,307.60) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot. The fee shall be paid prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant . ....K....-Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 10, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. erc_ParkLNctPP _R5.doc City of Renton PIBIPW Department .. PARKLANE COURT PRELIMINARY ~ T En.enta, Review Committee Staff Report LUA-04-142, ECF, PP REPORT December 21. 2004 Page t0f 7 Advisory Notes to Applicant: The fol/owing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Fire Department access roads are required to be paved, 20 ft. wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. Parks & Recreation 1. The area between the back of sidewalk and property line needs to be landscaped and maintained by the applicant. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. Plan Review -Sanitary Sewer 1. A sewer main extension to connect to the existing sewer system in Lyons Ave NE will be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer System Development Charges (SDC) is $900 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcel with Lyons Ave NE and along the new street interior to the plat. 2. The project is required by City Code to install frontage improvements. Nile Ave. NE would require half street improvements including, but not limited to: half pavement width, curb, gutter and sidewalks unless deferred by the Board of Public Works. No request to date has been made by the applicant. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. Property Services To be provided under separate cover. N'fId lYld AHVN1t'1113(Jd • • ~---- • __ .w, _________________ _ NVld lO~1NO:) 3::l'v'NM:lG .,,-. '" , ' , " , , ~', ',' ,-, " i' 1. I. 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J n_L~ VOJ ... .". /:=, I~ 142nd Ave. S E ~ /143rd Ave. SE JL 143rd Ave. SE fl G 14211nd (I) t::J (') Ave. I I SE : :::: SE [ )/11 r /12% ~~ ~ 144th Ave./~ L[ 144th Ave. SE i ~ h5th Ave. SE) ~ I ~ J tol ~ gs ) -CAl ~ i:j CL /0 I en I ; ~ ~ ~;~~~~ '~----o I-;" 0 ........... _. S [146th Ave. SE) ~ L ons AYe. NE N i . ~ ~ 8 : C:=======: -~ . 148th ~ : ci< l~ 149th I~~ t: an Ie. ,PI. SE J Y [PI. SE ~II~ I rn '\ t::J ! --, , "'J" 1 "" j""" i' I I ' ----.-Ul-~--.Lr--'+c...u-~ f=:t: =! i ~ I \--,----- "1 ic-1'" I I ~ \--_J.JJL ;,;_.~_-A '-/~~'S=-r--;-,T", ~NING MAP BO~ RESIDENTIAL ~ a..ouree Con • .,rv.Uon ~ Residential 1 du/se ~ ReaidenUIIl 0 du/se ~ R ... ld .. nU.l 8 du/se I RI+I I RnidenU.l ".D.u1.clu~d Home. II;!-to I ResidenUal 10 dulac Hmp USE g:rmm ~ Center Neichborhood-o Cenler 8ublU'bllo" ~ Urb.a Center -North ~ UrbaD Center -North 2: ~ Cenler DoWlltoWD" ~ Ceille .. ornce Residential IIH~ I RomdenU.1 14 dulac COMMJRCAI I RIH I Residential !lulli-Family Inrut ~ Commercial Arteri.l" IRM-N\ RnidenUal YuIU-r..m.lly Nd,bbarhood Cenler ~ Commerel.l Omee" IRH~C I RHldeaU.1 Multi-F.mily Suburban Cenler ~ Convenience Commercial tND1lSTR!AL ~ Induatrilll -Hea.". o Industrial Yo:d.ium o Industrial -I4hl (P) Publicly owned --Renton City Umilll __ Adjacent Clly Limit.. PAGE IRM-T I RuldeaH'" MulU-Family Traditionsl IRM-u\ RnideoUal Multi-f.mil,. Urban Cenler" ... , include o...",rlll, Dilltricts. See Appendl. mapl. For 'additional .... (Ql.UO" ill. Overl.y Districts. please' .ee RWe 4-3, PAGE# INDEX SECTlT~ • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-142, ECF, PP APPLICANT: Ronald & Janice Knight PROJECT NAME: Parklane Court Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 1 O-Iot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Three non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. LOCATION OF PROPOSAL: LEAD AGENCY: 100 Block of Lyons avenue NE (East of Lyons Avenue NE & South of NE 2"d Street) The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on January 10, 20.05. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ew Dennis Culp, Administrator Community Services < -d~c2-~ Lee Wheeler, Fire Chief Renton Fire Department DECEMBER 27, 2004 DECEMBER 21, 2004 I}.../~I J () C; DATE I Il./t) /01 DATE ' /Z-~J7 DAT67----/ j DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM December 16, 2004 Susan Fiala Sonja J. Fesser ~ Parklane Court Preliminary Plat, LUA-04-142, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Note the indexing information for this plat on the "PRELIMINARY PLAT PLAN". The legal description, as noted, is incomplete. Said legal description should include a reference to the appropriate volume of plats and the page number(s). Information needed for tinal plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-IO-0423, respectively, on the drawing sheets, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land usc action number. Please nole that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare and stamp, sign and date the final plat drawing(s). Include a statement of equipment and procedures used, per WAC 332-130-100. Tie to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. \H:\Filc Sy.s\LND . Land Subdivisiun & Surveying Records\LND-IO -Plats\042..1\RV041210,doc December 16, 2004 Page 2 • Provide plat and lot closure calculations. • Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Required City of Renton signatures, for plat approval, include the Administrator of Planning!Building! Public Works, the Mayor and the City Clerk. An approval block fro the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final plat submittal, remove all reference to trees, utilities facilities, topog lines and other items not directly impacting the subdivision. Encroachments do need to be noted. Remove all references to building sethack lines. Setbacks will be determined at the time of issuance of building permits. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide the street name and the addresses for the proposed lots after the preliminary plat is approved. The addresses need to be noted on the drawing. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove references to density and zoning information on the final plat drawing. If there is to be a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. H:\File Sys\LND . Land Suhdivision & Surveying Rccords\LND-1 0 -Plnts\0423\R V04I 21O.doc\cor December 16, 2004 Page 3 • • The current positions of the city concerning ownership of sensitive and storm detention tracts apply to the subject plat. If there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "Tract A" (wetland tract) and "Tract B" (drainage) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Parklane Court Homeowners' Association (HOA) for a wetland area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract B is hereby granted and conveyed to the Plat of Parklane Court Homeowners' Association (HOA) for a drainage pond/wetland area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. If no HOA is established, then use the following language on the final plat drawing: Lots I through 10, inclusive, shall have an equal and undivided ownership interest in Tract A and Tract B. The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat, or reference a separate recorded instrument detailing the same. An update Plat Certificate will be required. The new private 20' access/utilities easement (noted over proposed Lots 5, 6 and 7) is for the benefit of future owners of Lots 6 and 7. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easement created until ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the henefit to accrue from this subdivisiun, by signing hereon covenant and agree to convey the heneficial haeres! ill H:\Filc Sys\LND -Land Subdivision & Surveying Rccords\LNIJ-1 0 -Plats\0423\RV0412 lO.doc\cor December 16, 2004 Page 4 • • the new easement shown on this plat to any and all future purchasers of the lots, or of allY subdivisions thereof This covenant shall run with the land as shown on this pial. The new private access/utilities easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the drawing, if the CC&Rs document does not address the maintenance issues. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\Fik Sys\LND -L:.lIld Subdivision & Surveying Rcconls\LND-1O -Plats\0423\RV041210.doc\cor • • Title (or both ofthe following paragraphs: NEW PRIV ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIV ATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIV ATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIV ATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIV ATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SER. FEE REVIEW FOR SUBDIVISIONS .004 ---.<7' ..... 0"'-__ RECEIVED FROM ___ -=-=---_ (date) JOB ADDRESS: SOl .tp+EASy q== 1 YouP A\Ij;" SE &-,,-'E e LID. tip P) WO#·~7--,-7.",~",S4:=_5,,-_____ _ NATURE OF WORK: /0-101= 101 K'i 13 ,oq (~RUJ AL 'E COLlo::q: F'I &f) LND #-'O~---,04.e;..z==:-,:a>::-:-::-c=c::-::--== X PRELIMINARY REVIEW (IF SUBDIVlSIOr\( BY LONG PLAT, NEIfu MORE INFORMATION: -LEGAL DF~CRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID D's VICINITY MAP -FINAL REVIEW OF SUBDIVISION, TillS REVIEW REPLACES SQUARE FOOTAGE -OTIIER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 084710 -ClO!"'<? -coel X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is me intenl of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of lhe property. All quoted fees are potential charges that may be due and payable at the time the comtruction permit is issued [0 install the on-site and off-site improvements (i.e. underground utilities. street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Pennir application. The existing house on SP Lot # , addressed as has not previously paid -:-:--,--,-----= SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are toucbed within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Tb ~ e 01lOWID2 Quoted ees do NOT mclude InspectIOn ees, Side sewer pemuts, r w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METIIODOF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER -0- Latecomer A.,.eement (pvt) WASTEWATER -0- Latecomer ~eement (pvt) OTHER -0- / Special Assessment DistrictlW A TER /-0 - EA'OT REUTo/.J I~R ...."..."., 'P. $284.52. X !..>UI'TS-i-10 Special Assessment DistricUW ASTEW A TER IL..i Joint Use Agreement (METRO) Local Improvement District • -Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -FUTURE OBLIGATIONS I SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC n:~: -Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Sine-Ie family residential $1,525/unit x -W. c.= Mobile home dwelline-Wlit $1220/unit in park 1=>P.OVIt::eP &/ W.&::fER Apartment, Condo $915/unit not in CD or COR zones x ~'~-' ~-I -.~. Conunercial/Industrial, SO.2I3/sq. n. of property (not less than $1,525.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2.800 GPM threshold) SYSTEM DEVELOPMENT CHARGE - W ASTEW ATER·· Estimated -PdPrev. -Partially Pd (Ltd Exem-"tion) -Never Pd Sine-Ie family residential S900/unit x 10 $q,OOO.OC Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in cn or COR zones x Conunercialflndustrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURF'ACEWATER .. Estimated -Pd Prevo -Partially Pd (Ltd Exemption) -Never Pd Single family residential and mobile home dwelli~g unit $715/unit x 10 ~7150.OC All other ·properties $O.249/sq ft of new impervious area of property x (not less than $715.00) I PRIlLIMINARY TOTAL $ I ~lt-n in ~. ,1z toOt.h ) 1~04 '< " • 0 • H 0 Signature_(levic i g AUlhorily DA E '" , .. H • ~ "'If suhject property is within an UD, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. < .. " Square footage figures are taken from the King County Assessor's map and are suhject to Change . • • .. Current City SDC fee ch~lrges apply to , 0 EFFECTIVE January I, 2004 City of .on Department 01 Planning / Building / pUbli"r~s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: . ?/Z:lOerN SV{S COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP~ ECF J DATE CIRCULATED: NOVEMBER 19, 2004 APPLICANT: Ron Knight PROJECT MANAGER: Sus&n Fiala PROJECT TITLE: Parklane Court Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 188,542 square feet BUILDING AREA (gross): N/A I,UV 19 2Dn" LOCATION: Southeast of Lyons Avenue SE & NE 20d Street WORK ORDER NO: 77345 7JJ;[,R,F REAl.,., SUMMARY OF PROPOSAL: The applicant IS requestin9 Environmental (SEPA) Review and Preliminary Plat app~~~rlfMS:.·lO-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and south of NE 2nd St. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. Non·Code) COMMENTS Element of the Probable Probable More Element of the Probable, Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth HousinG M Wate' 'Iants Inimals ~ :"':'9!: Q. A:r~!~::: B. POLICY-RELATED COMMENTS .:" C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date • • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." ~ .f;ad:,~~LcvY7c1 -e>. Cvucc f»6fJ2/Jlluu~ b-C(/Y7d ~~cI b; ~~,t;;Jtu.::.a--1~" Parks Mitigation Fee City of R!n Depanment of Planning / BUildin~ / Public IkS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: +=ttr-~ APPLICATION NO: LUA04-142, PP, ECF APPLICANT: Ron Knight PROJECT TITLE: Parklane Court Preliminary Plat SITE AREA: 188,542 square feet LOCATION: Southeast of Lyons Avenue SE & NE 2"d Street .... COMMENTS DUE: DECEMBER 3, 20Q4'~';; DATE CIRCULATED: NOVEMBER 19, 4Q~O)-' _,,\,. . .)-(/ PROJECT MANAGER: Susan Fiala_,,'i" , r2>J, " PLAN REVIEW: Juliana Fries .., BUILDING AREA (gross): N/A WORK ORDER NO: 77345 ~ SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10·lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and south of NE 2nd st. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non·regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth HousinQ_ Air Aesthetics Water Li htiGlare Plants Recreation Lancf/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoridCultura/ Natural Resources Preservation Airport Environment 10,000 Feet , 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular aNention to those areas in which we have expertise and have identified areas of probable impact or are~e additional informati needed to properly assess this proposal. Id-/O?/oi Date r 7 • City of Renton Dear Sir/Madam: oev~~~~~~N'NG DEC -,3 .200+ . RECEIVED • We are residents of Renton currently residing at 5621 NE First Circle Ct. This letter is in response to the Parklane Preliminary Plat. This project proposes to cut down the wetlands directly behind our house. My husband and I are strongly opposed to this project. First, had we known there was a possibility of tearing down the wetlands behind our house we would not have bought the house. The main reason why we wanted this particular location is for its privacy, and the view of the lush trees. We can not express to you how upset we would be if the proposed plan is passed. We understand Washington is growing and development is good for our economy, but a line has to be drawn some where. There is so much development in Washington. New houses are being built everywhere. There is plenty of space in Washington to continue to build new homes without tearing down areas that have been reserved as wetlands. We don't deny that growth is great for our economy, but we also have to consider preserving and protecting our environment. If projects like this continue to pass, Washington will lose much of its character and will not be as great a place to live as it once was. We strongly urge you not pass this project. Best Regards, Trapiavy Dararak Riel Dararak • • City of Renton Planning Dept Ms. Susan Fiala November 29,2004 Senior Planner Development Services 1055 South Grady Way Renton W A 98059 Re: land use # LUA04-142, PP, ECF Project Name: Parkland Preliminary Plat Ms. Fiala, This letter is written in response and strong opposition of the proposed land use and Notice of Application put forth to build on the proposed plat above. Having been a current homeowner in the area bordering the proposed area for the past year, developing on or displacing the Designated Wetlands-both regulated and non- regulated it would severcly impact both me and surrounding neighbors, not to mention the environment and wildlife. Over the course of the past year, I have seen and will provide you at the hearing on January 25th, 2005 current (3 wks ago) pictures of the inhabiting deer in the area being forced out of the area as well as other displaced wildlife (ducks, frogs & coyotes etc); this is probably a result of the current development adjacent to the plat and proposed land use as per the above land use #. I and fellow neighbors are gravely concerned about not only the environment but of our quality of life and property value as well. I bought my home (as did my neighbors) with the bordering wetlands being a huge factor not only effecting the purchase price, but qualities of the home and property in its total scope. As a current trusted Real Estate professional I know all to well the impact on both my property value and way of life having such development "encroach" on the wetland's bordering my back yard. That in fact was one of the main reasons for moving to this unique home / plat I bought 1 yr ago, was for the bordering of the Wetland's behind me and peace of mind that gocs ~ith it. I would like to obtain more information and a better of understanding of the Mitigation process as well as the DNS-M process. Please feel free to contact me and provide such information if you may. I look forward to seeing you at the hearing and thanks for your time. Si~, ~er Neighboring ho eowner CITY OF RENTON RECEIVED DEC 0 I 200lt BUILDING DIVISION • Phone: (4251227-9200 E-Mail: aaronf@johnlscottcom Address: Renton Office 4735 NE 4th St Renton, WA 98059 Jon" L Scll!': KMS. R03Ilton Off"", This offICe is ,"depend~ntly ownad and Dperated • Sales Associate (425) 444-5848 [Btil 30hn IL.S:otf REAL ESTATE ", , ,-' ',-.,- • • S# ~OD Project Name: YAUI.-AM?" CoyRr PV:> Project Address: L'j Ot...l':, ~!j(:; ~ 0(; 'Z. nA. ::i' Contact Person: RQu \Zt-lI",I-\T Permit Number: LV/\ b~ -ILld... Project Description: ......!.J.,!,O::......!Lo=,,_-"S~F"-R.I::::..._~¥..J.:\qJ-=-_______________ _ Land Use Type: Method of Calculation: ~ Residential o Retail o Non-retail Calculation: 10 'f.. q.Sr ::: "\S,/O I\D\ q S .10 Y. 8 IS ;::.. 1\.1) 171, SO Transportation Mitigation Fee: Calculated by: Date of Payment: u;::rITE Trip Generation Manual, 7th Edition o Traffic Study C~ 10 '> <; F (L _ o Other "'\-'S"1 ~ Date: n-I=)~ City of R!n Department of Ptanning / Building / Public -.S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ,.. CCl.¥ £,~y~n,..... , APPLICATION NO: LUA04-142, PP, ECF APPLICANT: Ron Kniaht PROJECT TITLE: Parklane Court Preliminary Plat SITE AREA: 188,542 snuare feet LOCATION: Southeast of Lvons Avenue SE & NE 2"" Street COMMENTS DUE: DECEMBER 3, 2004 DATE CIRCULATED: NOVEMBER 19, 2004 PROJECT MANAGER: Sus&n Fiala PLAN REVIEW: Juliana Fries 1111" .. A BUILDING AREA (aross): N/A ·'V r ~ G l,UU4 WORK ORDER NO: 77345 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan land Use. The site is located east of Lyons Avenue NE and south of NE 2nd St. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wellands and two regulated wellands are located within the site. Weiland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wellands. A. ENVfRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water UahVGlare Plants Recreation LandlShoreline Usc Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment to,OOO Feet 14,000 Feet S, POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS Sz.e.-cz:ttcz.c1L€-d with particular attention to those areas in which we have expertise and have identified areas of probable impact or 1s needed to properly assess this proposal. Date I DATE: TO: FROM: SUBJECT: • CITY OF RENTON MEMORANDUM December 1st 2004 Susan Fiala Juliana Fries (x:7278) • Parklane Court Preliminary Plat -LUA 04 -142 100 Block of Lyons Ave NE I have reviewed the application for this 1 O-Iot plat, located at the 100 Block of Lyons Ave NE, and the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS The proposed development is within the water service area of Water District 90 (WD 90). The applicant shall obtain a certificate of water availability from the District and provide it the City prior to the approval of the preliminary plat. A fire flow analyses will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire flow. The proposed project is located outside the Aquifer Protection Zone. There is an existing 8" sewer main in Lyons Ave NE. There is sewer main in Nile Ave NE. A storm drainage plan and drainage report was submitted. The applicant is proposing a pond for detention and water quality. This project drains to Orting Hill sub-basin, part of Cedar River basin. There are no curb/gutter and sidewalks fronting this parcel with Lyons Ave NE. CODE REQUIREMENTS WATER 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. SANITARY SEWER 1. A sewer main extension to connect to the existing sewer system in Lyons Ave NE will be required. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 4. The Sanitary Sewer systeAevelopment Charges (SDC) is $900 t building lot. payable at the time the utility construction permit is issued. SURFACE WATER This fee is 1. The Surface Water System Development Charges (SDC) is $715 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcel with Lyons Ave NE and along the new street interior to the plat. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards CONDITIONS 1. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 2. Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 1998 King County Surface Water DeSign Manual to meet both detention (Level 2 flow control) and water quality improvements. 3. The applicant shall comply with the recommendations contained in the "Geotechnical Engineering Report" dated June 28, 2004, regarding "Excavation and Slopes", "Grading and Compaction" and "Utility Trenches". 4. This project shall comply with the erosion control measures per the Department of Ecology Manual. 5. 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. cc: Kayren Kittrick City af R.!n Department of Planning I Building / Public _5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PIM 'JJpv ieu-.J COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF DATE CIRCULATED: NOVEMBER 19,2004 APPLICANT: Ron KniQht PROJECT MANAGER: Susan Fiala PROJECT TITLE: Parklane Court Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 188,542 square feet BUILDING AREA (oross): N/A .. Q. ,r:.~ LOCATION: Southeast of Lyons Avenue SE & NE 2'· Street WORK ORDER NO: 77345 \\~... ,. SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and south of NE 2nd St. Access to the site is pmposed via a'newA2-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A_ ENVIRONMENTAL IMPACT (e.9_ Nan-Cade) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mtff. Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants LandlShoreline Use Animals tr Environmental Health PublicSe~ Energyl Natural Resources A:r£fo~::: B_ POLICY-RELATED COMMENTS .. " C. CODE-RELATED COMMENTS a::fio-~ rticular attention to those areas in which we have expertise and have identified areas of probable impact or eded to properly assess this proposaf. Signatur City of Rein Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:5u..rldcr jWf)I;:j,.U "','" COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF ' DATE CIRCULATED: NOVEMBEIlI//i),,2QO.v ?nnJ APPLICANT: Ron KnJght PROJECT MANAGER: Susan Fiala PROJECT TITLE: Parklane Court Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 188,542 sauare feet BUILDING AREA (gross): N/A LOCATION: Southeast of Lyons Avenue SE & NE 2"· Street WORK ORDER NO: 77345 SUMMARY OF PROPOSAL: The applicant is requesting Environmentat (SEPA) Review and Preliminary Plat approval for aID-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Ptan Land Use. The site is tocated east of Lyons Avenue NE and south of NE 2nd SI. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regutated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e_g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Majar Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LightIGlare Plants Recreation LancVShoreline Use Utilities Animals T ransJ)Ortation Environmental Hea"h Public Services Energy/ Historic/Cultural Natural Resourr::es Preservation Airporl Environment 10,000 Feet 14,000 Feet B_ POLICY-RELATED COMMENTS ... C_ CODE-RELA TED COMMENTS with particular attention to those areas in which we have expertise and have identified areas of probable impact or is needed to properly assess this proposal. Date City of Rlon Department of Planning / Building / Public .~s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~Lt.0l-ion COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF DATE CIRCULATED: NOVEMBER 19,2004 APPLICANT: Ron Knight PROJECT MANAGER: Sus&n Fiala PROJECT TITLE: Parklane Court Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 188,542 square feet BUILDING AREA (gross): N/A LOCATION: Southeast of Lyons Avenue SE & NE 2"" Street WORK ORDER NO: 77345 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and deSignated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and soulh of NE 2nd S1. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sqJ\n"liwo non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and ~(~mging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. No -Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housin Air Aesthetics Wafer UghtIGlare Plants Recreation LancVShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoricJCuitural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application w· particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh "additional information eeded to properly assess this proposal. Signat Date Parklane Court Preliminary • 11123/2004 Relevant Comprehensive Plan Policies Residential Low Density Land Use Designation • 3 Policy LU-J43. Within the Residential 4 du/acre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy LU-l44. Ensure quality development by supporting site plans and plats that incorporate quality building and landscaping standards. Policy LU-J45. Interpret development standards to support projects with higher quality housing by requiring: 1) A variety of compatible housing styles making up blockfronts; 2) Additional architectural features such as pitched roofS, roof overhangs, andlor decorative cornices, fenestration and trim; and 3) Building modulation and use of durable exterior materials such as wood, masonry, stucco, or brick. Policy LU-146, Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include: 1) Allractive residential streetscapes with landscapedfrontyards that are visiblefrom the street; 2) Landscaping, preferably with drought-resistant evergreen plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips; 5) Low-impact development using landscaped buffers, open spaces, and other pervious surfaces; and 6) Significant native tree and vegetation retention andlor replacement. Community Design Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Policy CD-l3. lnfill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. lnfill development should draw on elements of existing developlllelll such as placement of stl'llctures, vegetation, and location of entries and walkways to reflect the site planning and scale of existing areas. Transportation Policy 1~9. Streets and pedestrian paths in residential neighborhoods should be arranged as an intercol/necting network that serves local traffic and facilitates pedestrian circulation. Documcnt2\cor City of Rlon Department of Planning / Building / Public Ir~s ENVIRONMENTAL & OEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ECcn • Lev COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF DATE CIRCULATED: NOVEMBER 19,2004 APPLICANT: Ron Knight PROJECT MANAGER: Sus&n Fiala Rr('[r'r.v~n --PROJECT TITLE: Parklane Court Preliminary Plat PLAN REVIEW: Juliana Fries SITE AREA: 188,542 square feet BUILDING AREA (gross): N/A I~UV I q ZUU4 LOCATION: Southeast of Lyons Avenue SE & NE 2,d Street WORK ORDER NO: 77345 ECONOMIC lJEVELOPMENT NEIGHE',ORHOODS ' Mo • .., V I MI\, culL. I"'LANI\IING SUMMARY OF PROPOSAL: The applicant is requestin Environmental (SEPA) Review and Preliminary Plat approvallQi'aro'lOt subdivision of a 4.3 acre site zoned Residential Five (R-51 dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Use. The site is located east of Lyons Avenue NE and south of NE 2nd St. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. ft. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary anh Housing ~use Aesthetics LiQhtIGlare Recreation Utilities Transportation Public Services ~~ru;::, Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: • • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM November 22,2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal~t Parklane Court Preliminary Plat, I.:yons Ave. SE & NE 2nd St. MITIGATION ITEMS; l. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: l. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20 wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. See attached diagram. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. • • • . FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x '/2.(;-1/30-7000 = , \ City of Re.n Department of Planning I Building I Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fire.... COMMENTS DUE: DECEMBER 3, 2004 APPLICATION NO: LUA04-142, PP, ECF DATE CIRCULATED: NOVE'l' ~I! I? 0 ~n ? r---.- APPLICANT: Ron Knight PROJECT MANAGER: SUSa !~iJIL I!; ~lJ I!; U \'/ 1!;,1!~1 I In, PROJECT TITLE: Parklane Court PreliminaryPlat PLAN REVIEW: Juliana Fries! t!:tl SITE AREA: 188,542 square feet BUILDING AREA(gross): NIA UJ-l NOV I 9 LOO4 LOCATION: Southeast of Lyons Avenue SE & NE 2" Street WORK ORDER NO: 77345 ----,~~. ! .... ':_ LIlI' liminary (Plef: approval-ifoiTa 10-lot SUMMARY OF PROPOSAL: The applicant is requestinR Environmental (SEPA) Review and P subdivision of a 4.3 acre site zoned Residential Five (R-5 dwellin units per acre and deSignate as _neSIUenlla, LOW uensny (HLU) on the ComprehenSive Plan Land Use. The site IS located east OPLYOnS Avenue NE and south of NE 2nd SI. Access to the site IS proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. ft. to 9,627 sq. fl. Two non-regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Eaf1h Housing Air Aesthetics Water Lioht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreselVation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS ~~ ~e/t ith particular attention to those areas in which we have expertise and have identified areas of probable impact or -:-'=~-"' pY.1 Date , . • • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 19th day of November, 2004, I deposited in the mails of the United States, a sealed envelope containing NOA, Environmental Checklist, PMT's documents. This information was sent to: . -. . " , -,: . Na':;:';;":;' ~ '. ''':;-; "';:::1'';"-!>:~= -!. , . .. - Agencies (Signature of Sender): Jblf~ ./ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) ,--.:., .. -~ -~-: -<::. :~: ~ :._.:~ _z' :;.-' See Attached Repre~entlng·'. -:-.'~ '." -,-:: .... , ... "",'\\ ~-~--~N "'. "" ~ ,~, 'V'\A." -~ ~' ....... ''''0 " f ~(;'J\ssloiV:;; ... ~"" • :o~ +A)' "" ~ : :" \,\OTAI?}-~". -n ~ S i m: ~ , . ~.~ en: .. ~(J)! /:J : ~ ..-'. "·0 iJsuc . : ','Yo. /~:: ...;w" .. -r. " 1:-'··6"<'9 07 .. ' 0 .: I certify that I know or have satisfactory evidence that ~'--::J I~ .... O;;· .. ·: .. ···~0'\.~-: signed this instrument and acknowledged it to be his/her/their free and voluntary a~ttf\\~\'\~~and purposes mentioned in the instrument. \\\t~ ... ~ Dated: f1 0 (/-29' .. 'UitJ,/ , .. Notary (Print): ____ -ft:bl_I'fII1( __ ~------------MARltYN K"AMel=J~FF My appointment expires: MY APPOINTMENT EXPIRES 6-29.07 Parklane Court Preliminary Plat j,,~ LUA04-142, PP, ECF Section PO Box 47703 Olympia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) c/o Department of Ecology 3190160'" Ave SE Bellevue, WA 98008 Attn. SEPA Reviewer 39015-172"" Avenue SE Dept. Cultural Resources Program Attn: Ramin Pazooki King Area Dev_ Servo, MS-240 PO Box 330310 4717W Marginal Way SW Seattle, WA 98106-1514 Division· Environmental Planning Supervisor Ms. Shirtey Marroquin 201 S. Jackson ST, MS KSC-NR-050 Sound Energy Municipal Liason Manager Joe Jainga KSC-TR-0431' I PO Box 90868, MS: XRD-01W i Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 WA 98124-4018 Attn: Ms Melissa Calvert 390t5172"" Avenue SE Office Preservation· Attn: Stephanie Kramer PO Box 48343 , WA 98504-8343 Ity ot I ukwi Steve Lancaster, Responsible Official 6300 Southcenter Blvd. Tukwila, WA 98188 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application .• Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Detennination paperwork. template -affidavit of service by mailing • • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M)· DATE: November 19, 2004 LAND USE NUMBER: LUA04·142. PP. ECF PROJECT NAME: Parklana P'OIllmlnary P1at PROJECT DESCRIPTION: TI\Q appllo;ant is 'IKIvesting EnVll'OOmenlal (SEPAl ReVlOW arid Preliminary Pial IpprovailOf a 10-101 subdMslon 01 a 4.3 acre $~e zoned A8~idential FIViI (A-5) d'MIlilng units per acre and designated as Resk:llntlal Low Density (RlD) on the ComprehensiV<l Plan land Use. The slle is located easl of Lyons A~ .. nue NE and IJOUIh of HE 2nd SI. Access 10 the ue is proposed via a new 42·ft. pUblic ,,,,,d 8~tomding aaslfrom Lyons Avenue NE thaI becQmes a pltYatll acee" easamllnt. The lots are proposed 10 range in size from 7,996 sq. 11. 10 9,627 sq. It. Two non· regumted wellands and IWO regulatlld _lIands ar~ located within the Sile. Wetland ~realion end enhancement and buffer avwraging .... proposed lor the Category 2 and 3 wetlands. PftOJECT LOCATION: Southeast of L)'<lns Avenue SE and NE 2'" Sireel OPTIONAL DETERMINATION OF NON-SIGNIACA.NCE, MmGATED (DNSoM): As the lead Agency, tho CIty 01 Renton hu ~ir1ed that sfgnKicanl environmental Impacts are unlil<.aly to resl1T\ from the proposed projse!. Tharafore, as perm~ed under Ihe RCW 43.21C. 110. tha Ctty 01 Renton is uaing tha Optional ONS·M process to gil'<! notoce that a DNS· '" isllk.ty 10 be issued. Comment period!Ilor the p10jsel and the proposed DNS-M are integral&!! into a single comment period. There win be no comrmmt period loltowng !he issuance 01 the Thra,hold D<ltarm~atoon of Non-Signilocance· Mnigatlld (ONS-M). A 14·day apP8al period wililollow th<3 issuance ot tho ONS-M PERIIfT APPUCATION OATE: Nowmbsr 4. 2004 NOTICE OF COMPLETE APPUCATlON: November 19, 2004 APPUCANTIPROJECT CONTACT PERSON: Ron Knight; Tel: (425) 25$01777 Requnled Stud1ft: Location wha,. application ITUIY berev ...... ad: PUBUC HEARING: CONSISTENCY OVERVIEW: ZonlnjJILand U .. , EnYIn)n"",n~1 Documanta thai EVIJuata the PnlpoHd Pro ..... t; Oftalopmenl Rl1Iula110na Uud For ProJa<;t Mitigation: Environmental (SEPA) Rav;"w, Prelim~ary Pial Utility, Construclion and Build,"g Permits Weiland, Storm Draina~. GlIOt9Chnicallllpons Planning/BulldtnglPublic Woru Oepanmanl. Development Sarvieas Division. I SI.:th Floor Renton City Halt. 1055 South Grady Way, Renton, WA 98055 , Public h(!ar~g tantatlvely schoduied 10' January 25, 2005 balore th<3 Ranlon I Haartng Exam"""r in Rantan Council Chambers. Heanflt;ls bsgm at 9:00 AM on the 7th ltoor 01 the new Ranton Crty Halltocatlld all055 South Grady Way. I Tha subject s~a is d"$ignalad Resloonti .. i Five (R-5) dwelling umt, per acre on the CIty's Zoning Map and Rellden~allow Dana~y (RlD) on the Comprohanslva Plan land UN Map. The desognatlon ,mcouragBS and permla slogla lamJly rHldential developmant at a nat density range from no minimum 10 5.0 dulac lor thu R-5 zooe. The proposal lor 10 lots would rusult on II nat dan$ity of 3.9 dulac I altar the deduction 01 lands lor critical areas lwetlands and streamSI and stroot. ' The proposed subdivision is con"slent with the both land usa dua~natoons. SEPA Checklt5l, We!1and Report The project wlU be sub)act 10 tha City's SEPA ordn~, loning Coda, Publit; Works Standards. SubdivtslOO Regulallons. Building and Fora Codes and other applicable COdas and rogulatlons as appropriate. I • Propoaad MItI;atlon M_: Tho followng racommendad Mitigation Maasullls WIlt lIkely be imposad on !he proposad proiact to address projact impacts not coverod by existing codes and regula~ons '8 cit&d atlow: • T1!$ appIicanf..tll btl f9qUired ropay rM approptiata TranspMation Mitigation FfI9. • The appIicB.nt wiN be required '0 pay the appropriare Fire Mitigation FfHI. • The BPPI/cant wiI btl raquirsd to pay the appropriIlra Palf<s MitiQahOO Fae. Comm""ta on tha above application mUlt be lubmltted In wrillng to Sunn Flltla, Senior Ptanner, o.velopmanl Servlt;a' OIvl,lon, 1055 Sooth G,.dy Way, Ftanlon, WA 98055, by 5,00 PM on December 3, 200.. This maner is also tentatlyetv !!Chtdu!?d lor a public hUring on Januery 25 2!!!!4 al 9'00 AM, Counclt Chambers, Seventh Floor. Renlon City Hall, 1055 South Grady Way, Renton. II you are inler<3stlld In atlHndlng Ihe hoanng. plaase contaet tha Devolopmenl Seovlca:l OMaion, (425) 430-7282. to ensu,a thai lila h8al"~g has not bean roscheduled. II comments cannot be Submitted In writing by the data Indicated ebcwe, )'<lu may sbll appear al tha hearing and presenl )'<lur oomments on the propo~1 belora tI1e Hearing Examiner. 1\ you have questions about this proposal, or Wish to be made II party ot record and receive additional ~forma!lon by mail. plaasa contact the project manager. Anyooe wt>o SUbmIts wnnon comments will automatically become a party 01 r9COtd and will bo nOblIlld of liflY decision on thiS proteei CONTACT PERSON: Susan FIala, SenIor Planner; Tel: (425) 430-7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like 10 be made 0 party 01 record to receive further information on this proposed project. completo this form and relum to: City of Renton, Oevolopment Plllnning, 1055 So. Grady Way, Renton, WA 98055. File NoJNome: LUA04-142, PP, ECF I Par\(lono Court Preliminary Plat NAME: ____________________________________________________ _ MAILlNG ADDRESS: ____________________________________________________ __ TELEPHONE NO.: ________________ ~ ,-,,' !\\",'''''-'vlV ", -~"i . ~ .. 0" ~-I: .• ~" CERTIFICATION ! !CJ Nor-1~J-"%:\ ~ ~ ~cn: N~'~ m: ~ ~ ~ \ (;81 'f'" CIJ/ : , I. ,_I V • , '(, ':.: \ ".6;' '" •• ': I .=,\QLy \uc..he¥ ,here~certifY that 3 copies ~r.:tlf~~:~;?H?\·~~Q.~o;"f , 1 II, ~J1.:; l" ...... above document were posted by me in conspicuous places on or nelttUy",,,-,'" the described property on NClvembeY ''', z.ro.l 07 ~r)"1.1' M Signed: .)(W~~~ 1!leSl-"_~om fo;' mt. Notary Public, in and for '") ~tJ' /. :p,~t1zflb~ , on the ex.. 41 day of _~7-I.==-"c..o",----,7",- r,.~t"!~\,'N Kf..!vir.HHF ·-·;11;~[NT ~l:::;j::~S £··Yj-S"J • • I NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: November 19, 2004 LAND USE NUMBER: LUA04-142, pp, ECF PROJECT NAME: Parklane Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 10-lot subdivision of a 4.3 acre site zoned Residential Five (R-5) dwelling units per acre and designated as Residential Low Density (RLD) on the Comprehensive Plan Land Usa. The site is located east of Lyons Avenue NE and south of NE 2nd Sf. Access to the site is proposed via a new 42-ft. public road extending east from Lyons Avenue NE that becomes a private access easement. The lots are proposed to range in size from 7,996 sq. It. to 9,627 sq. It. Two non· regulated wetlands and two regulated wetlands are located within the site. Wetland creation and enhancement and buffer averaging are proposed for the Category 2 and 3 wetlands. PROJECT LOCATION: Southeast of Lyons Avenue SE and NE 2nd Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permined under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November 4, 2004 NOTICE OF COMPLETE APPLICATION: November 19, 2004 APPLICANT/PROJECT CONTACT PERSON: Ron Knight; Tel: (425) 255-1777 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlnglLand Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For ProJect MItigation: Environmental (SEPA) Review, Preliminary Plat Utility, Construction and Building Permits Wetland, Storm Drainage, Geotechnical reports Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing tentatively scheduled for January 25, 2005 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Five (R-5) dwelling units per acre on the City's Zoning Map and Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The designation encourages and permits single family residential development at a net density range from no minimum to 5.0 dulac for the R-5 zone. The proposal for 10 lots would result in a net density of 3.9 dulac after the deduction of lands for critical areas (wetlands and streams) and streets. The proposed subdivision is consistent with the both land use designations. SEPA Checklist, Wetland Report The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Building and Fire Codes and other applicable codes and regulations as appropriate. Proposed MItigation Mea.: The following recommended Mitigation M.S will likely be imposed on the proposed project to address project impac 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. • 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 December 3,2004. This matter is also ~~iiIT~~~~H!~~~~~~~~~~;T,f.~~h;;~~~~il,;council Chambers. Seventh Floor, Renton ( you are i hearing, please contact the Development Services Division, (425) to ensure that the hearing has not been rescheduled. If comments cannot be submitted In writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to Ii.e made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become 'a party of record and wiU be notified at any decision on this project. CONTACT PERSON: Susan Fiala, Senior Planner; Tel: (425) 430-7382 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I .. ~k ~ .. .. " ..... EMMA'S PlAT PARKS/DE .. , . COURT " If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No.lName: LUA04-142, PP, ECF I Parklane Court Preliminary Plat NAME: MAILING ADDRESS: TELEPHONE NO.: ________ _ • • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 19th day of November, 2004, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter documents. This information was sent to: I. J,,,t.';~ ;~, . • • 0. • •• , ;~,-;"'N~"rne'<'. :"';':1;· ;'·;.~iiI< . '-" ' ~;. ,;~.;~. ··.~F ;'~;, ';,(j Fi~pr'eseJ;ti ~g.,'F: .. ;;i.o .•. ~;~ •.• ; ........ :.~ Ronald & Janice McKnight Owner/Applicant Shigeki Marui Owner ~ ~'''''''\\\\'' ..-1 ... 11. ..-----' \..'(N IV! "" (Signature of Senderl;., ~ ---~~~ ........... ""C' .... , : ~.~""\SSlO",~ .. ~.,,, STATE OF WASHINGTON ) : .... ~ ~WT4 *i ... "1\ ~ :: ~r 'j)'. -n ~ ) ss ': ... m: ~ ~U>: ;:, .... en: ~ COUNTY OF KING ) ~ ~ \ iJsuc .' ; 'I :;.A", e. ... ~ ;- . .. '" ~ ''';?9-07 .. /0" :-I certify that I know or have satisfactory eVidence that S+O£!:fTuc.~ "'.0'" vit-· .... i~0:.---- signed this instrument and acknowledged it to be his/her/their free and VOluntary act 'r<'J! ... ~tt~1ind purposes mentioned in the instrument. Dated: 1,1 L I7tI Of k-~,..-<T;" te of Washington Notary (Print): ____ -Mj\ftftYltiMl>!r.MI'l'I'-____________ _ MAAlt''N IMMetfEl'l' My appointment expires: MY APPOINTMENT EXPIRES 6-29-07 Parklane Court Preliminary Plat LUA04-142, PP, ECF ~'M!' Kathy Keolker-Wheeler, Mayor November 19, 2004 Ronald & Janice Knight PO Box 6 Renton, WA 98057 • . Subject: Parklane Court Preliminary Plat. . LUA04-142, PP, ECF Dear Mr. & Mrs. Knight: CITY .• F RENTON PIanningIBuildinglPublicWorks Department Gregg Zimmerman P.E~ Adminlstrator The Development Planning Section of the City of Renton has. determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is. tentatively scheduled for consid~ration by the En~ironmental Review Committee on December 21, 2004.' Prior to that review, you wiJI be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on January 25,2005 at 9:00 AM, Council Chambers, Seventh' Floor, Renton City Hall, 1055 South Grady Way, .Renton. The' applicant or representative(s) ·of the' applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. . Please contact me at 425"430-7382 if you have any questions. Susan .Fiala Senior Planner cc: Shigeki Marui fOwner , .... ------------~lO~5~5~S~o-ut~h~G~rn-d~y~W~a-y--~R-en-t-on-,~W~a~Sh~in-g-to-n~98~O~5~5------------~ * This paper contains 50"10 recycled material, 30% post consumer AHEAD OF THE CURVE L:~ Kathy Keolker~Wheelcr. Mayor November 19, 2004 Superintendent's Office Renton School District #403 300 SW 7'" Street Renton, WA 98055-2307 • · Subject: Parklane Court Preliminary Plat LUA-04-142, PP, ECF CITY.F RENTON PIanning/BuildinglPublicWorks Department Gregg Zimmerman P.E~ Administrator The City of Renton Development Services Division has received an application for a 10-lot single-family subdivision located at SE of Lyons Avenue and NE 2nd Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and ·return this letter to my · attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by December 3, 2004. Elementary School: ____ ~~ __ ~.,_'--'..;~------'---~~-------- Middle School: __________ ~ __ --'-,~ ___ ~ ____ __:_--~-- · High School:_· ---'--______ ---'--____ ----, __ ---,---~~ _________ _ . . .' .' Will the schools you have indicated be ableto·handlethe impact of the additional students estimated to come from the proposed development? . Yes No __ _ · Any Comments: ___ --:-______________________ ~_ Thank you for providing this important information. If you have any questions regarding this · project, please contact me at (425) 430-7382. Sincerely, ~u.e~1f Susan A. Fiala Senior Planner _E_n_C_1. -----;:1O~5:-;:5-;;S:-o-:uth;-;:G:-ra-d;--y-;:W;-;'a-y--"'R:-en--:t-on-,-;;W-;-a--;sh-:-in-g-,.to-n-9;:;8;-;;O~55;-------~ ® This papel'" contains 50% recycled malerial, 30% post consumer AHEAJ} OF THE C;URVE , ! -------------------------------- • • EV'Th~'t,~W:JfJ'~ING NOV 0 ~ 2t}0It RECEWED City of Renton LAND USE PERMIT MASTER APPLICATION . PROPERTY OWNER(S) PROJECT INFORMATION NAME: Ronald R. & Janice Knight and PROJECT OR DEVELOPMENT NAME: Shigeki Marui Parklane Court Preliminary Plat ADDRESS: P.O. Box 6 PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: Lyons Ave. S.E. (146"' Ave. S.E.) approximately 3OO-teet CITY: Renton, WA ZIP: 98057 sou1h ofthe intersection of N.E. 2"" St. (S.E. 132"" Sl) Zip Code: 98059 TELEPHONE NUMBER: 425·255·17n KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 08471~80 & 084710.ooa1 APPLICANT (if other than owner) EXISTING LAND USE(S): Vacant NAME: • See Above - PROPOSED LAND USE(S): 10 lot SinglHamlly Residential Subdivision COMPANY (if applicable): . EXISTING COMPREHENSIVE PlAN MAP DESIGNATION: ADDRESS: Residential (RLD) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable): NlA TELEPHONE NUMBER EXISTING ZONING: (R-6) Residential 5 dulac PROPOSED ZONING (if applicable): NlA CONTACT PERSON SITE AREA (in square feet): 188,542 sf NAME: Ron Knight SQUARE FOOTAGE OF ROAfNVAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING COMPANY (if applicable): THREE LOTS OR MORE (if applicable): 15,470 sf ADDRESS: P.O. Box 6 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 2.98 dulac CITY: Renton, WA ZIP: 98057 NUMBER OF PROPOSED LOTS (if applicable): 10 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): 10 425·255·17n ----------------------------------------------------------------------- I • IN FOR ... NUMBER OF EXISnNG DWELLING UNITS (if applicable): 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2,845 sf x 10 = 28,445 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NlA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NlA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NlA MATION I,.n •• ~i PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): IJ AQUIFER PROTECTION AREA ONE IJ AQUIFER PROTECTION AREA lWO IJ FLOOD HAZARD AREA IJ GEOLOGIC HAZARD IJ HABITAT CONSERVATION IJ SHORELINE STREAMS AND LAKES • WETLANDS ___ sq.ft ___ sq.ft ___ sq.ft ___ sq.ft 26743 sq. fl. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE Northeast QUARTER OF SECTION ~,TOWNSHIP 23 N. ,RANGE 5 E. ,W.M. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON . . TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. Environmental Checklist 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) , 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 contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of OWnerlRepresentatlve) (Signature of OWner/Representative) I certify that I know or have satisfactory evidence that=========;o.: signed this Instrument and acknowledged tt to be hlslherltheir free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print), ____________ _ My appointment explres: _________ _ • • I, (Print NameJs) , 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 contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of OwnerlRepresentative) (Signature of Owner/Representative) I certify that I know or have satisfactory evidence that =;;;:::;:c;:=c:-:::==c:::;::::=== signed this instrument and acknowledged it to be hislherltheir free and voluntary act for the uses and purposes mentioned in the Instrument. Notary Public in and for the State of Washington Notary (Prlnt) ____________ _ My appointment expires: ___________ _ I, (Print NameJs) . declare that I am (ptease 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 contained and the information herewith are in all respects true and correct to the best of my knowtedge and belief. (Signature of OwnerlRepresentative) (Signature of OwnerlRepresentative) I certify that I know or have satisfactory evktence that=;;;:c:;:-;:=c:-:::=-:::cc:::;::::,,-;:== .. signed this instrument and acknowledged it to be hislher/thelr free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Nota~(Prlnt) ________________________ ___ My appointment expires: ___________ _ • • Legal Description: Parcel A: The South Half of Tract 12, Black Loam Five Acre Tracts, According to the Plat Thereof Recorded in Volume 12 of Plats, Page 101, In King County, Washington. Parcel B: The North Half of Tract 12, Black Loam Five Acre Tracts, According to the Plat Thereof Recorded in Volume 12 of Plats, Page 101, In King County, Washington. Situate in the Northeast Quarter of Section 15, Township 23 North, Range 5 East, Willamette Meridian. In the City of Renton, King County, Washington. PRdIlcTINFORMATrl~O~N~(~4Co~n=t=in=Ja~I) _____________ ~ NUMBER OF EXISTING DWELLING UNITS (of applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (of applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (of applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (of applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (of applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (of applicable): PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): a AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA sq. ft. a GEOLOGIC HAZARD sq. ft. a HABITAT CONSERVATION sq. ft. a SHORELINE STREAMS AND LAKES sq. ft . . X WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following Infonnation included) SITUATE IN THE QUARTER OF SECTION -' TOWNSHIP _, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. (1YtJ./ j=lf1/iP tRiM 3. , 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I. (Print Name/s) ¥vt..-;f;:;:1',"j.jl . declare that I am (please check one) ~e current owner of the property Involved in this application or __ thitlluthorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are In all respects true and correct to the best of my knowledge and belief. ~ __ I certify thall know or have satisfactory evidence that fOil kill /tkt ~ signed this instrument and acknowledged H to be hislherllheir free and Vdluntary act for the ~ uses and purposes mentioned in the instrumenl ~ ................... """" /'" ", ?-"-Hl;: '" (Slgnalule..lIf.OwnerlRepresentative) ---'"' -( .• :.':: .... :,::1-. "L E "":"0SI0N €'j:; .. <S' 't., ~ 'j"'~. -~'..' -~'"""7'::J::f!::.!.~'f:::-~~':!:::2.':.t..J~~~-i.,f~~ ~ OIA" Y 'f-\ : .,.. • ..-0 (0: r the State, of Washington " \0 PUBLIC j ,,: ~ In 0. : 0 ' , v). ". '" .. '" ~ 'tt "l ···..'0·20,0:.··· 0 ," Notary(Print),_\",",),-,U,-"It",-1~4/--~A,----",-_~ __ !_7e_-e-,'~=/~,2~·;;·;~S0\"".: (Signature of OWnerlRepresentatlve) My appointment ""Pires:._-'-/.;::O:../ .... W"""'----"'O'-b.!:....._ Q:lWEBIPWlDEVSERVlFonnslPlanninglmasterapp.doc08I29/03 • • City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: PROJECT OR DEVELOPMENT NAME: ADDRESS: PROJECT/ADDRESS(SYLOCATION AND ZIP CODE: CITY: ZIP: TELEPHONE NUMBER: -KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): .' APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): - COMPANY (if applicable): PROPOSED LAND USE(S): --. . ~ .. ADDRESS: . EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: " CITY: ZIP: . PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER EXISTING ZONING: CONTACT PERSON PROPOSED ZONING (if applicable): NAME: SITE AREA (in square feet): SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if applicable): FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): ADDRESS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): CITY: ZIP: NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): Q;IWEBIPWlDEVSERVlFonnsIPJanning\masterapp.doc08I29/03 • • LIST OF SURROUNDING PROPERTY OWNERS WITHIN lOO-FEET OF THE SUBJECT SITE·; 1 .. ;, ' City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PROJECT NAME: fQ.xIatK_ Cov-rt f}~,. Pla.t APPLICATION No:._D!.!..J<./_-...!I:...'-fL!:2.=-________________ _ The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development NAME ADDRESS ; " "f" 1'~ . ·w ..... ·.),: • :, " . " Q:\ WEBIPWlDEVSERVlFonnslPlanning\owners.doc08129f03 ASSESSOR'S PARCEL NUMBER .; • • (Attach additional sheets, if necessary) NAME DEVELOPMENT PLANNING CITY OF RENTON NOV 0 4 20IJIt ~IECEIVED ADDRESS ASSESSOR'S PARCEL NUMBER // -Zf'--. &z; Applicant Certification I, );;;i~ J2&A , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: Title Company Records , )~ -...on. RecoRI, SO'" ~ /;,f;fl;f;t~r -~"·rS\ONI2i:."'<S> '" N6TARY' -r~... ~ d sworn before me, ~o~li6'FfIr ~ for1he Sljlte of Washington,,,. L residing at • o~e: !"I:I~f Cnlt2~r ,20ft. ~(fl;' SUG l~! 'I. :"A-. ·'0· Signed , .••. .!O'20.()~ .. ··&.f 'I, t:' .... : ..• :.;:. \'" . .:~ -For City of Renton Use-, ... ,"""\\\ •• ' .IN k' ... ~'" ... _ ........ ~\.." •••• :.~ 11" CERTIFICATION OF MAILING : ~~;.:J.iSS'OIy'i;/2~'" ." .~' '-t:"~" ~ f ':(1 t\OTA~ ~"'"1'1 ~ I, I Ucher ,hereby certify that notices of the proposed apl!ica~n ~,~* ~ (Employee) No h".,. ~ ~,.,,-.( I ~ CI>: ,oua Ie : : each listed property owner on ~vetnWClr I LUJ1 $" -;; ••••• 8. L ./ ~ j ~ ...::Jut.Jur " (i-• •• ;29·07 .... ",0.: " 0 ......... --Signed Date: ".". \t\':.--~ ,\\\\""'''' ............... ... NOTARY A~bscribed and sworn before me, a Notary Public, in and for the State of Washington residing at a...Ac-n on the ,;;;'30/ day of :7u II· ,20,& 2 prepared for: Ron Knight Washington State Properties POBox6 Renton, W A 98057 • DEVaoPMENT PLANNING CITY OF RENTON NOV 0 4 20IJIt RECEIVED PROJECT DESCRIPTION Knight/Marui PARCEL COUNT = • .... '" . .;. [,' .'. '" info,maliOn.·p,ovided by:: '.TICOR TITLE 10/19/04 Thank you and don't forget to specify Ticor Title for yonr title and escrow services prepared by: Diane Brittenham Tieor Title -Kent -Property Information 13106 SE 240th St Suite 110 Kent, WA 98031 phone: (253) 631-3990 fax: (253) 631-3991 brittcnhamd@ticortitle.com Account Representative The infonnation compiled for use in this report(s) was imported from a vendor provided database source. Although the information is deemed reliable and every effort has been taken to correct data imperfections, Ticor Title cannot be held responsible for any inaccuracies. SMART TOOLS FOR TODAY'S REAL ESTATE PROFESSIONAL © 2004 Ticor Title Company The information presented is deemed reliable, but is not guaranteed. • • • @)King County ~~ Parcel Map and Data Parcel Number Address Zipcode Taxpayer 0847100080 KNIGHT RONALD R&JANICE A The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness. timeliness, or rights to the use of such information. King County shall not be liable for any general. special. indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." Parcel Number Address Zipcode Taxpayer Parcel Number Address Zipcode Taxpayer Parcel Number Address Zipcode Taxpayer Parcel Number Address Zipcode 0847100041 BLAKE LAWRENCE E 0847100060 5615 NE 2ND ST 98055 FOSTER C THOMAS 0847100062 150 LYONS AV NE 98055 HISER WILLIAM J 0847100064 14419 SE 132ND ST 98055 • Comments Parcel Number 0847100053 Address 14444 SE 132ND ST Zipcode 98055 Taxpayer BAREl LOUIS Parcel Number 0847100061 Address 5511 NE 2ND ST Zipcode 98055 Taxpayer PUGSLEY BRAD+CYNTHIA Parcel Number 0847100063 Address 14417 SE 132ND ST Zipcode 98055 Taxpayer C T LEE PROPERTIES LLC Parcel Number 0847100065 Address 13206 144TH AVE SE Zipcode 98055 King co'nty -.-,< ...... -.~ --" ... ~. Home ...' _," 'N _~. • _ • Servic Parcel Ma and Data !l~~~~''Number NOV 0 ~ _dress RECE1.code Taxpayer i':'~ ___ ·!./'··"~~ 0847100080 KNIGHT RONALD R&JANICE A . Parcel 1/ 084710 0041 084710 0053 084710 0060 084710 0061 084710 0062 084710 0063 084710 0064 084710 0065 084710 0066 084710 0068 084710 0069 084710 0070 084710 0071 084710 0072 084710 0073 084710 0074 084710 0075 084710 0076 084710 0077 084710 0078 084710 0080 084710 0081 084710 0082 084710 0083 084710 0084 084710 0085 084710 0086 084710 0087 084710 0088 084710 0090 144450 0010 144450 0020 144450 0030 144450 0040 144450 0060 144450 0070 512630 0010 512630 0020 512630 0030 512630 0040 512630 0050 512630 0060 512630 0070 512630 1030 512631 0750 512631 0760 512631 0770 512631 0780 512631 0790 512631 0800 512631 0810 512631 0820 512631 0830 512631 0840 512631 0850 512631 0860 512631 0870 512631 0880 512631 0890 512631 0900 512631 0910 512631 0920 512631 0930 4Ibtroscan / King (WA) ~ Owner Name Site Address Blake Lawrence E *no Site Address* Barei Louis 14444 SE 132nd St Renton 98 Wu Ray C C 5615 NE 2nd St Renton 98059 Dararak Trapiavy 5511 NE 2nd St Renton 98059 Hiser William J 150 Lyons Ave NE Renton 980 Ct Lee Properties Llc 14417 SE 132nd St Renton 98 Sadar Frank 14419 SE 132nd St Renton 98 Shaw Edmund D 13214 144th Ave SE Renton 9 Quesnel Maurice J/Norma E; 13218 144th Ave SE Renton 9 Palmer Robert L/Dana L 13205 146th Ave SE Renton 9 Romero Peter/Tracy 14415 SE 132nd St Renton 98 Harding Edward D 13207 146th Ave SE Renton 9 Halili Florante M 13217 146th Ave SE Renton 9 Sadar Frank C *no Site Address* Brenden Roger 13224 144th Ave SE Renton 9 Rice Byron 13219 146th Ave SE Renton 9 Wofford William E 13323 146th Ave SE Renton 9 Noyola Larry/Juana C 13226 144th Ave SE Renton 9 Bardsley Joseph P/Debra M 13309 146th Ave SE Renton 9 Martinez Jose J 13222 144th Ave SE Renton 9 Knight Ronald R/Janice A *no Site Address* Marui Shigeki *no Site Address* Carroll Donald F/Marna A 5622 NE 1st Cir Renton 9805 Wu Ray Chien Chun & Yen Ju *no Site Address* Findley Sean/Ginger 5634 NE 1st Cir Renton 9805 Wofford William E *no Site Address* Dararak Trapiavy & Riel *no Site Address* Cazalot Brian J/Michele A *no Site Address* Fletcher Aaron/Andrhea 5633 NE 1st Cir Renton 9805 Facilities & Operations Ct 13430 144th Ave SE Renton 9 Zinsli Diane M 5508 NE 2nd St Renton 98059 Bjarno Glenn/Donna M 5516 NE 2nd St Renton 98059 Lambert Marshall E & Elsa 5522 NE 2nd St Renton 98059 Sanchez Victoria M 5528 NE 2nd St Renton 98059 Cox James B 5620 NE 2nd St Renton 98059 Lee Charles T/Una J Truste *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Canst Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Martin Jeanne M 5801 SE 2nd Ct Renton 98059 YB 1963 1978 1952 Owner Phone 1954 425-226-2688 1934 1961 1943 1940 1941 1934 1941 1941 425-255-9656 1963 1946 1998 1943 1943 2003 425-204-1920 2003 2003 2003 2003 2003 425-226-8309 1969 1962 1962 1962 1963 1966 425-255-6089 2003 Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Const Co Burnstead Canst Co Burnstead Canst Co Burnstead Canst Co Burnstead Canst Co Burnstead Const Co Burnstead Canst Co Burnstead Const Co Burnstead Canst Co Burnstead Canst Co Burnstead Canst Co *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *00 Site Address* *no Site Address* *no Site Address* *no Site Address* *no Site Address* *00 Site Address* *no Site Address* DEVELOPMENT PLANNING CITY OF RENTON NOV 042004 RECEIVED Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness a/information contained in this report. Parcel # 512631 0940 512631 0990 512631 1000 512631 1010 512631 1020 512631 1030 512631 1040 512631 1050 512631 1060 512631 1070 512631 1080 512631 1090 512631 1100 512631 1110 512631 1120 512631 1130 512631 1140 512631 1150 512631 1160 666903 0010 666903 0020 666903 0030 666903 0040 666903 0050 666903 0060 666903 0070 666903 0080 666903 0090 666903 0100 666903 0110 778789 0170 778789 0180 778789 0190 778789 0200 778789 0210 778789 0220 778789 0230 778789 0240 778789 0250 778789 0570 778789 0580 778789 0590 778789 0600 778789 0640 .troscan / King (WA) • Owner Name Site Address Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Canst Co *no Site Address· Burnstead Const Co *no Site Address* Burnstead Canst Co *no Site Address* Burnstead Canst Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address· Burnstead Canst Co *no Site Address· Burnstead Canst Co *no Site Address* Burnstead Const Co *no Site Address· Burnstead Canst Co *no Site Address* Burnstead Const Co *no Site Address· Burnstead Canst Co *no Site Address· Burnstead Const Co *no Site Address* Burnstead Const Co *no Site Address* Woodbridge Mark G 5500 SE 2nd Ct Renton 98059 Nelson William L/Barbara A 5506 SE 2nd Ct Renton 98059 Nguyen Anthony/Tina D 5512 SE 2nd Ct Renton 98059 Zhang Fangzhi 5518 SE 2nd Ct Renton 98059 Wang Victoria 5524 SE 2nd Ct Renton 98059 Acheson Anne E 5530 SE 2nd Ct Renton 98059 Truitt Elisa D 5602 SE 2nd Ct Renton 98059 Shin Kyung-soo 5608 SE 2nd Ct Renton 98059 Dahl Teresa 5614 SE 2nd Ct Renton 98059 Bradley Randall C/Catherin 5620 SE 2nd Ct Renton 98059 Robbins John C & Kristen M 5626 SE 2nd Ct Renton 98059 Conner Homes Company 219 Lyons Ave NE Renton 980 Lund Fay L 213 Lyons Ave NE Renton 980 Rhoades Millicent M 207 Lyons Ave NE Renton 980 Chinn Kenneth Y/Ahmee Q 201 Lyons Ave NE Renton 980 Dizdar Nermin/Anita 5503 NE 2nd Ct Renton 98059 Natividad Margie B 5509 NE 2nd Ct Renton 98059 Velasco Allen P/Charmaine 5515 NE 2nd Ct Renton 98059 Boone William/Lori 5521 NE 2nd Ct Renton 98059 Hazen Paul M/Christine C 5527 NE 2nd Ct Renton 98059 Nemani Srinivasa S 5322 NE 2nd St Renton 98059 Yip Ricky Y/Fanny 5328 NE 2nd St Renton 98059 Hoffer Lewis A 5334 NE 2nd St Renton 98059 Sharick James 5340 NE 2nd St Renton 98059 Conner Homes Company *no Site Address* v,~~\'#i> ~~~~J'~O~ oel~~~OY. ~~~ \\"~ ~~C~\'l~O Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. YB 2003 2003 2003 2003 2003 2003 2003 2003 2003 2003 2003 2004 2004 2003 2004 2003 2004 2004 OWner Phone 2003 425-235-1916 2004 2004 425-226-7937 2003 425-227-4888 2004 2003 . .. • • AFFIDAVIT OF OWNERSlllP I, Shigeki Marui, a resident of Kobe, Japan, declare that I am the current owner of the property involved in this application. The Applicant, Ron R. Knight, has my permission to prepare and submit this Land Use Permit Master Application to develop up to the maximum number of lots permitted on my property under the zoning code and land use regulations in effect in the City of Renton, state of Washington, United States of America, as of the date of this Affidavit of Ownership. Signature of Owner Date: J./oll • 1st ,2004 I certify that I have satisfactory evidence that Shigeki Marui signed this instrument and acknowledged it to be his true and voluntary act for the uses and purposes mentioned in the instrument. '"~~ ature of notary public or other official authorized to take oaths in the jurisdiction Print Name: '(0 &(,~ V>\c,V'1A H\\V'C\.~ Title: Uo to.. V1 Date: ,v eli -e. M b.e v / / :z. 0 0 'I- Place of Residence: k <) be., J Cl 0 QY\ ) My Appointment Expires: _____ _ Seal of Notary Public or Official (if any): Yoshimaru Hirai Kobe District Legal Alfairs Bureau NOTARY Edomachi, Chuo-ku, Kobe, Japan • • Registered No. 0274 NOTARIAL CERTIFICATE This is to certify that Shigeki Marui swore before me, in accordance with legal procedure, that the statement in the attached document is truthful, and he signed the document in my presence on this 1st day of November, 2004. Yosnimaru Hirai Kobe Oistrict Legal Allairs Bureau NOTARY 95 Edomachi, Chuo-ku, Kobe, Japan 95 Edomachi, Chuo-ku, Kobe, Japan, Kobe District Legal Affairs Bureau. 0' ~ .. ' : . :-' ," . '.': :-. o , , • • -, o , o 0 ~ ~ A 11 it ~ 1~H±, l'idt 0) ~ ~ 1;:1JE -::> -C, * ~ A 0) iii M -z-, 0':: 0) IDE :@f(lJ ~c tit iJ~ ~ ~ -Z-;h Q ,:: ,~ 0 . '., ..... ' , J:: -::> -c'::o tL ~o~ IDE,T Q 0 -0- _00 o _. II~I-'i'-1ft' 1 6 1f. 1 1 JI 1 S *. ~ m-I;:~ It' :-( .. ~" . . " . '.". " 0, • ': I. ',-," . - .. " ',. . ~. ,'-. ~. "'. 'I , I -0 , : • .-. " , ' 'j ,'- , , ., i ~ .- ~/ .. .....t"1 ~ -': --; 'l:~., '-\ ... ~-~ " , " . , t, ~. ~I : .. ,- " I ,~ -1 J -: f t; .. ~ ... - " ., 'j . ...,. .. .J ,j :.. -I ..... • ., - " ~> ,--; • . :-:-,~ .• , , , -r , ' ~ • • ~ ~ ~ ~ "" ::i! "" :!: -.I 5 -.I ~ Q ::. J:: Q 5£ bl ~ "" i!:: SE ~ PARK· SE 140 _---=-~~D ST Pc ETERSON CONSULTING I '\i (, I '\ I I I~ ... - 4030 Lake Washington Blvd. N,E, SuIte 200 KIrkland, W A 98033 Tel (425) 827-5874 Fax (425) 822-7216 • OWN. BY: AAL CHKO.BY: J. HOPPER ~ ~ "" Q ~ ~ Q ~ 15 N£ 2ND ST PARKLANE COURT VICINITY MAP DATE: ' .• JOB NO. .7 /14/0~" MISe-OIOB SCALE: '. ". . " NTS' .,ELOPMENT SERVICES DIVISION • WAIVER lJJ: SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Elevations, ArchitecturabAND' ~ Existing Covenants (Recorded Copy). Flood Data. Geotechnical 2 AND 3 Plan, Detailed 2 Assessor's Map Site. Labels for Property Owners. Application Form. Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section . 4. Development Planning Section ''', ~ plANNING o\:.\J££~'t>~ fI£~ON ~()'4 \\ ~ ~ Re.Ce.Ne.O PROJECTNAME: ____________________ __ DATE: __________________ ___ Q:IWEBIPWlDEVSERVlFormslPlanninglwaiver.xls • DEVELOPMENT SERVICES DIVISIOa WAiVeR OF SUBMITTAL REQUllfEMENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement • Inventory of Existing Sites Lease Agreement, Draft 2 AND' Map of Existing Site Conditions 2 AND. Map of View Area 2AND. Photosimulations 2 AND • This requirement may be waived by: 1. Property Services Section PROJECT NAME: _~-"·'-"">'>~!q!\!'l~,~.=:.C"",,\9V,b~J...k ___ _ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: __ /..:.,jt-::d~O-+(-",O--"L(L-___ _ ..... ' .. I. : ~:. ~ J • . ' . Q:IWEB\PWlDEVSERVlForms\Planninglwaiver.xls . ' • • AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) being first 2. I have attached a copy of the neighborhood detail map marked with an 'X' to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the reqUirements of Chapter 7 Title 4 of Renton Municipal Code. ~ ~ NOV 042004 RECEIVED Q:\WEB\PW\DEVSERV\Fonns\Planning\pubsign.doc08127/03 , 1' ...• , ..... . • J 4" 1 :' 14' J ... ~<~~:-~; .. .' .~ .,' . . . 'I1'Tl£3"Aii.c.rh: ·.'.()1!.tP~11~.~,~J'I'lt+~CASE Q:lWEBIPWlDEYSERVlFormslPlanning\pubsign.docll8l27/03 10 ... "'. "\ .'"- '~, '. -" tJI' • • DENSITY WORKSHEET DEVELOPMENT City of Renton Development Services Division CITY OF AE~~%N'NG 1055 South Grady Way-Renton, WA 98055 NOV 0 ~ 2004 Phone: 425-430-7200 Fax: 425-430-7231 RECEIVED 1. Gross area property: 1. 188,542 2. Certain areas are excluded from the calculation. 11,767 (row) These include public roadways, private access + 3,703 (esmt) easements serving 3 or more dwelling units, +26,743 (wetl) and critical areas. * Total excluded area: -2. = 42,213 3. Subtract line 2 from line 1 for net area (or total of lot areas): 3. 146,329 square feet square feet square feet 4. Divide line 3 by 43,560 for net acreage: 4. __ 3"'."'36:........_ acres 5. Number of dwelling units (d.u.) or lots planned: 5. __ ....:1.:::,0 __ units/lots 6. Divide line 5 by lIne 4 for net density: 6. _--..:2::.:..9::.:8=--_ d.u.lacre 10 lots or units would result in a net density of 2.98 dwelling units per acre. ·Critical Areas: Are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations not including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. -Alleys (public or private) do not have to be excluded. \\Pce--IICI'Ver\project reports and correspondcnce\MISC-QlO8\Density Worksheet ~ MISCOI08.ooc 7/27/2004 ~. " '" • • PROJECT NARRATIVE "PARKLANE COURT" RESIDENTIAL SUBDIVISION July 12,2004 1. Project Name, Size and Site Location The "Parklane Court" residential subdivision is a proposed 1 O-Iot residential subdivision on an approximately 4.3J-acre site located in Renton. The site is more specifically located between Lyons Ave. S.E. (146th Ave. S.E.) and 148th Ave. S.E. The north property line lies approximately 300 feet south ofS.E. 132001 St. Access to the site will be from a public residential access street to be constructed to intersect with Lyons Ave. S.E. approximately 450 feet south of S.E. 132001 St. The site is located in the northeast 114 of Section 15, Township 23 North, Range 5 East, W.M., in the City of Renton. The site comprises two parcels recorded as King County Assessor's Parcel No's. 084710-0080 and 08471O-O08l. 2. Land Use Permits Required for the Proposed Project gnv'~ ;w<-?Cft<J Preliminary Plat Approval, Engineering Construction Plan Approval,( and Final Plat Approval are the only land use permits or approvals known to be required for the proposed subdivision. 3. Zoning Designation of the Site and Adjacent Properties The site is currently zoned R-5 (Residential 5 dwelling units per acre). The property to the east of the site is single family under construction, property to the west is Maplewood Heights Elementary Schoo~ property to the north is developed single family residential and property to the south is the proposed Emma's Plat (City of Renton File No.: LUA 04-025, PP, ECF). The proposed Parklane Court residential subdivision conforms to all requirements of the zoning designation. 4. Current Use of the Site and Any Existing Improvements The site is currently vacant. Portions of the site have been cleared. ".J~VELOPMEm CITY OF RE~~%NING NOV 0 ~ 201J1t ReCeIVED Peterson Consulting Engineers \1Pce-&:rVer'i>ro:ject reports and oorrcsponderu:e\MISC-DJ 08\Project NattBtive -M1SCOJ08.doc Page 1 • • 5. Special Site Features A total of five wetlands are currently located on site. A Wetland Delineation report has been prepared by Gary Schulz, and is included in the Preliminary Plat submittal package. The total area of all the wetlands is 28,979 sq. ft. Three of the five wetlands have been determined to be unregulated. The wetland near the north property line has been determined to be an isolated category 3 wetland and the wetland in the southerly portion of the site has been determined to be a category 2 wetland. All wetland areas that are proposed to be filled will be replaced (no net loss) on site within the southerly wetland. Wetland buffers will be enhanced and a minimum 25-foot enhanced buffer will be provided along the northern and western edges of the category 2 wetland. A wetland mitigation/enhancement plan is being prepared by Altman Oliver Associates. 6. Soil Types and Drainage Conditions Soils are classified as A1derwood Series, Gravelly Sandy Loam. A geotechnical report has been prepared by Dennis Joule, P.E. Drainage Conditions. See the Preliminary Drainage Report prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004 that accompanies the preliminary plat application. 7. Proposed Use of the Property and Scope of the Proposed Development . As depicted on the preliminary plat, the project proposes the development of 10 single family residential lots, an associated open pond-type storm drainage facility to be located within a drainage facilities tract, a public street to access the proposed lots, and a sensitive area tract containing an enhanced and mitigated wetland area. 8. Number, Density and Range of Sizes of the Proposed New Lots See the Lot Area Table and the Density Calculation table prepared by Peterson Consulting Engineers, Inc. on Sheet 1 of the Preliminary Plat drawings for a density analysis of the 10 proposed lots. Lots range in size from 7,996 sq. ft. to 9,566 sq. ft. The overall density is 3.02 dulacre. 9. Access Public Residential Access Street. A new public residential access street from Lyons Ave. NE is planned to serve the proposed development. The right-of-way proposed to be dedicated to the city is 42-feet wide. The proposed street is planned to extend into the site for approximately 280- feet and end in a tee turnaround that is designed to emergency vehicle access standards. Peterson Consulting Engineers Page 2 \\Pce-server'iJro.ect reports and ""1~ ... 1MlSC-1l108\Project Namotive -M1SC0108.doc .. ' " ..... -_._------------------------- • • 10. Proposed Off-Site Improvements (i.e., Installation or Sidewalks, Fire Hydrants, Sewer Main, Etc.) Improvements consisting of curb, gutter, and sidewalk along the frontage of the site on the east side of Lyons Ave. NE as depicted upon the Preliminary Plat drawings. Connections will be made to the existing storm drainage, water, sewer mains and other utilities lying in Lyons Ave. NE. 11. Total Estimated Construction Cost and Estimated Fair Market Value ofthe Proposed Project The cOst of the site grading and infrastructure improvements for the subject project has not yet been estimated. The proposed residential lots have an estimated value oUx,xxx,xxx. 11. Estimated Qnantities and Type or Materials Involved If Any Fill or Excavation is Proposed The site will require grading to establish fiat pad lots, the proposed public street, and the proposed stormwater detention-water quality facility. Approximately xxx,xxx cubic yards of cut and approximately Xxx,"xxX cubic yards of fill are anticipated. Please see the preliminary grading plan (Sheet 4 of the preliminary plat drawing set). It is anticipated that the site will require fill material from olfsite sources to raise the lot areas to a feasIble elevation above the existing low wetland area. 13. Nnmber, Type and Size or Trees to be Removed All trees 1ying outside of the proposed Sensitive Areas Tract are planned to be removed as a result of uti1ity installation and site grading. 14. Explanation or Any Land to be Dedicated to the City WIthin the site, the proposal's public street rights-of-way will be dedicated to the City on the final plat. The storm drainage pond tract is also proposed to be dedicated to the City. 15. Any Proposed Job Shacks, Sales Trailen, and/or Model Home During site infrastructure construction, a temporary construction office/trai1er will likely be situated on the project site. A sales trailer and/or one or more model homes may ultimately be situated on the site. 16. Any Proposed Modifications Being Requested A reduction in the required right-of-way width for the proposed residential access street, more specifically a reduction to a 42-foot wide right-of-way is being requested. Peterson Consulting Engineers Page 3 \1P~rq>oIUand""i ............ IMI~108lProj""'Namdive·MJSC0108.doc • • Parklane Court Environmental Checklist DEVELOPMENT PLANNING CITY OF RENTON NOV 04 2OO't RECEIVED Prepared By: City of Renton File No. 03-124 July 13, 2004 Prepared for: Ron Knight P.O. Box 6 Renton, W A 98057 Peterson Consulting Engineers Joseph M. Hopper, EIT PCE Job No. MISC-OI08 Plat A. BACKGROUND 1. Name of proposed project, if applicable: Parklane Court Preliminary Plat 2. Name of applicant: Ron Knight 3. Address and phone number of applicant and contact person: Applicant: Ron Knight P.O. Box 6 Renton, WA 98057 (425) 255-1777 4. Date checklist prepared: July 13, 2004 5. Agency requesting checklist: Contact Person: Peterson Consulting Engineers, Inc. 4030 Lake Washington Blvd. NE Suite 200 Kirkland, WA 980333 (425) 827-5874 Attn: Joe Hopper, EIT City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): 711312004 Preliminary plat approval is expected during the summer of 2004. Construction of site infrastructure improvements is expected to begin duringfall of2004 and to be completed during summer 2005. Home construction is expected to begin during summer 2005. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No forther additions, expansion, or forther activity is proposed related to this proposa/. Peterson Consulting Engineers Page I \\Pce-scrver\prOjecl reports and corrcspondc:nceIMISC.() I 08\Environmental Checklist· MISCO 1 OS.doc Environmental Plat • 7/13/2004 8. List any envirorunental infonnation you know about that has been prepared, or will be prepared, directly related to this proposal. The following environmental documents have been prepared related to this proposal: Level 1 Downstream Drainage Analysis, prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004 Preliminary Drainage Report, prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004 Wetland Determination report prepared by Gary Schulz, dated July 7, 2004 Geotechnical Engineering Report prepared by Dennis Joule, P.E., dated June 28, 2004. Wetland Mitigation/Enhancement Plan being prepared by Altman Oliver Associates. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No other pending government approvals are know to be associated with this project. 10. List any goverrunental approvals or pennits that will be needed for your proposal, if known. Issuance of a SEPA Threshold Determination by the City of Renton Environmental Review Committee Administrative approvals by the Administrator of the City of Renton Department of Planning/Building/Public Works (or his designee) for a proposed reduction in the required right-of-way width for the proposed residential access street. City of Renton Preliminary Plat approval City of Renton approval of construction plans for site infrastructure improvements (streets, storm drainage system, sanitary sewer system and water system and site grading) Washington State Department of Ecology NPDES Permit Washington State Department of Natural Resources Forest Practice Application City of Renton Clearing and Grading Permit (if applicable) City of Renton Final Plat approval Issuance of Building permits for single-family residences by the City of Renton's Development Services Division (following later application) Peterson Consulting Engineers 1,\P(;e-servcrlproject repons &Dd corrcspmdcnccIMlSC-OI08\Environmcntal Checklist -MlSC0108.doe Page 2 Environmental Plat 7/1312004 II. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The "Parklane Court" residential subdivision is a proposed 10-lot residential subdivision on an approximately 4. 33-acre site located in Renton. Along with the 10 single family residential lots the project will also include, an open pond-type storm drainage facility which will be located within a drainage facilities tract, a public street' to access the proposed lots, and a sensitive area tract containing an enhanced and mitigated wetland area. See the Lot Area Table and the Density Calculation table ' prepared by Peterson Consulting Engineers, Inc. on Sheet 1 of the Preliminary Plat drawingsfora density analysis of the 10 proposed lots. Lots range in size from 7,996 sq.ft. to 9,566 sq. ft. The overall density is 3.02 du/acre. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located between Lyons Ave. s.£. (146'h Ave. S.E.) and 14s'h Ave. S.E. The north property line lies approximately 300 feet south ofS.E. 132"d St. Access to the site will be from a public residential access street to be constructed to intersect with Lyons Ave. S.E. approximately 450 feet south ofS.E. 132"d St. The site is located in the northeast 114 of Section 15, Township 23 North, Range 5 East, WM .. in the City of Renton. The site comprises two parcels recorded as King County Assessor's Parcel No's. 084710-0080 and 084710-0081. Please see the attached Vicinity Map and project maps for location. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); ~ kollin!il, hilly, steep slopes, mountainous, other ------' b. What is the steepest slope on the site (approximate percent slope?) The site is mostly flat and/or rolling terrain. The steepest slopes on the site are approximately 8 to 10 percent at several small isolated locations. Peterson Consulting Engineers \IPce-servuI.projcct reports 8IIIi oorrcspoDdmccIMlSC'()I08.lEnvimnmartal Cha:klisl:· MISCOI OS.doc Page 3 ----------- Environmental Checklist Plat 711312004 c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Soils are classified as Alderwood Series. Gravelly Sandy Loam. A geotechnical report has been prepared by Dennis Joule. P.E. (copy attached in the Appendix) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not Applicable. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site will require grading to establishflat pad lots. the proposed public street. and the proposed stormwater detention-water quality facility. Approximately :~'fA"'l:JII',.~ '-'-'4V:_~"~-jil fO.fu cubic yards of cut and approximately !~j;il:~ cubic yards offill are anticipated. Please see the preliminary grading plan (Sheet 4 of the preliminary plat drawing set). It is anticipated that the site will require fill material from offiite sources to raise the lot areas to a feasible elevation above the existing low wetland area. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur due to land clearing activities during construction. Erosion controls will be implemented prior to clearing in conformance with an engineered Temporary Erosion and Sedimentation Control (TESC) Plan to be submitted to the City of Renton for review and approval along with project site infrastructure construction drawings. Erosion control measures are expected to include Best Management Practices such as construction of drainage ditches. installation of silt fencing. construction of sedimentation control ponds. and construction access pads at the site entry and other measures as appropriate. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 29-percent of the site will be covered with impervious surfaces. including the proposed public roadway. private driveways. sidewalks. and future single-family residential structures. Peterson Consulting Engineers Page 4 \1Pt;e-!la'\terlprojcct reports and com:spondenccWISC-OI08\Environmmtai Checklist -MlSCOI08.doc Environmental Court Plat • 711312004 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: As noted in Section B.1 f above. temporary erosion and sedimentation control Best Management Practices will be implemented to control erosion and sedimentation during site construction. Grading of the site is to conform to the recommendations set forth in the Geotechnical Engineering Report prepared by Dennis joule. P.E. Erosion and sedimentation control measures will include hydro seeding of all exposed areas of earth. In addition. to better avoid significant downstream erosion or sedimentation impacts. the proposed stormwater facility for the project will be designed in accordance with the King County Surface Water Design Manual (1998) as adopted by the City of Renton Public Works Department. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of such transitory emissions to the air is expected to be minimal. Once the project is completed. emissions will be those typically associated with a residential development (such as emissionsfromfomaces andfireplaces). b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. The applicant is not aware of off-site sources of emissions or odors that will affect this proposal. c. Proposed measures to reduce or control emissions or other impacts to air, if any: During the site work construction phase of the project. watering dusty portions of the site to help control dust. Peterson Consulting Engineers Page 5 \\Pce-SQ'ver\project repln, and com::spondencclMlSC-OI08\Environmenlal ChcckJist -M1SCOI08.Wc --------------- Environmental Plat 711312004 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. A total offive wetlands are currently located on site. A wetland report has been prepared by Gary Schulz. and is included in the Preliminary Plat submittal package. The total area of all the wetlands is 28.979 sq. ft. Three of the five wetlands have been determined to be unregulated. The wetland near the north property line has been determined to be an isolated category 3 wetland and the wetland in the southerly portion of the site has been determined to be a category 2 wetland. 2) Will the project require any work over, in, or adjacent to (within 200 feet of) the described waters? If yes, please describe and attach available plans. All wetland areas that are proposed to be filled will be replaced (no net loss) on site within the southerly wetland. Wetland buffers will be enhanced and a minimum 25-/00t enhanced buffer will be provided along the northern and western edges of the category 2 wetland. A wetland mitigation/enhancement plan is being prepared by Altman Oliver Associates. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Approximately ~ cubic yards of fill material will be plg;ed in the Category 2 Wetland near the northern property line. An additional;g cubic yards offill material will be placed in the three Unregulated Wetlands. Fill material will be obtainedfrom an off-site source. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No withdrawls or diversions are required for development of this site. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. The site does not lie within a JOO-year floodplain. Peterson Consulting Engineers Page 6 \\Pce-SClVerlprojcct reports and cOlTCSpOndcncelMlSC-O I 081EnvironmCDtal. Checklist· MISCO lOS_doc Environmental Checklist/or Par.oun Preliminary Plat • 711312004 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No discharges of waste materials are proposed to surface waters. The on-site stormwater facility will treat project-generated stormwater for water quality and flow control prior to release to the off-site ditch to the south. b. Ground Water: I) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater withdrawals or discharges are proposed as part of this project. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The proposed project will discharge domestic sewer into a new public sanitary sewer system. No waste material will be discharged into the ground. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Project-generated stormwater will be collected in a pipe and catch basin system and routed to the proposed stormwater facility. The stormwater facility will be designed to the parameters of the City of Renton 's design standards and the King County Surtace Water Design Manual (1998)for water quality andflow control. The facility will discharge to the south into the existing wetland on southerly side of the project site. Drainage will ultimately flow to the Cedar River. 2) Could waste material enter ground or surface waters? If so, generally describe. Stormwater runoff from paved surfaces may include residue from petroleum- based products associated with vehicular travel. These pollutants will be treated in the proposed stormwater facility. Peterson Consulling Engineers Page 7 \\Pcc-servcr\project reports and cnmspondencclM1SC-OlOgIEnvil"onmmtal Checklist -MJSCOI08.dIx ----~----- Environmental Checklist for Park. Court Preliminary Plat • 71/312004 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The proposed stormwater facility will be designed and constructed in conformance with the King County Surface Water Design Manual (1998) as adopted by the City of Renton Public Works Department. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: ~maple, aspen, IOtheq evergreen tree: M ~ pine, other shrubs grass pasture crop or gram wet soil plants: cattail, buttercup, bullrush, skunk cabbage, ~ water plants: water lily, eel grass, milfoil, other other types of vegetation For additional iriformation, see the Wetland Determination Report prepared by Gary Schulz, dated July 7, 2004. b. What kind and amount of vegetation will be removed or altered? Evergreen and deciduous trees as well as under-story plants will be removed during project development. As depicted on the Preliminary Clewing Limits Plan (see Appendix), the portion of the site lying outside of the proposed Sensitive Areas Tract will be cleared and graded for development of the proposed project. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project's stormwater facility will be planted as required by the King County Surface Water Design Manual {l998}. The remaining areas within the Sensitive Areas Tract will be planted as specified in the wetland mitigation/enhancement plan being prepared by Altman Oliver Associates. Peterson Consuliing Engineers \~reportamdWIIC$pOjdalce\MISC-OI08\EnvironmentaCbocklist.MISCOI08,doc Page 8 Environmental Checklist Court • 71/312004 S. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other: !CrowS Mammals: ~ bear, elk, beaver, other: Small rodents! Fish: bass, salmon, trout, herring, shellfish, other: __ ~ b. List any threatened or endangered species known to be on or near the site. There are no known threatened or endangered animal species on or near the subject property. c. Is the site part of a migration route? If so, explain The site may be part of the Pacific Flyway for migratory birds. d. Proposed measures to preserve or enhance wildlife, if any: Leaving the Sensitive Areas Tract naturally vegetated will provide habitat for wildlife. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The project is expected to use electric and natural gas energy sources for heating. lighting. small appliances. and other uses as applicable. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The fUture residences will be designed and constructed in conformance with the Washington State Energy Code. No other energy conservation features are proposed. Peterson Consulting Engineers Page 9 \IPce-servcr'lproject reports and com:spondence\MISC-OLOSl.Environmcntal Cha:klist -MISCOIOS.lbc Environmental Checklist for pare Court Preliminary Plat • 71/312004 7, ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None known. 1) Describe special emergency services that might be required. Typical emergency services for single-family residential uses will be required. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? . Traffic noise from area streets may be audible at the site as well as noise from passing overhead aircraft. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During site construction, the noise of trucks and heavy equipment will create noise. Construction-related noise will also be created by home construction activities on the site. Because these activities will be short term, the associated noise will be short term. Note that for "[cJommercial, multi-family, new single- fami/v and other non-residential construction" (emphasis added), Renton Municipal Code Section 4-4-030C.3 provides that "[cJonstruction activities which require construction or building permits and which are conducted in residential areas or within three hundred feet (300') of residential areas shall be restricted ... to the hours between seven 0 'clock (7:00) a.m. and eight 0 'clock (8:00) p.m., Monday through Friday[. wJork on Saturdays shall be restricted to the hours between nine 0 'clock (9:00) a.m. and eight 0 'clock (8:00) p.m. [and nJo work shall be permitted on Sundays. Long term, traffic noise and other noise commonly associated with single-family residential developments will ultimately be created by the proposed development. Peterson Consulting Engineers Page 10 \IPce-saverIJlfOject reports and correspondc:nce\MISC-OI08\Emoironmental Checklist -MlSCOI08.doc Environmental Plat • 71/312004 3) Proposed measures to reduce or control noise impacts, if any: Limitation of construction activities in accordance with the City of Renton's permitted work hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently vacant. Portions of the site have been cleared. The property to the east of the site is single family under construction, property to the west is Maplewood Heights Elementary School, property to the north is developed single family residential and property to the south is the proposed Emma's Plat (City of Renton File No.: LVA 04-025, PP, ECF). b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There are no structures currently located on the site. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? The site is currently zoned R-5 (Residential 5 dwelling units per acre). f. What is the current comprehensive plan designation of the site? The site is currently has a City of Renton Comprehensive Plan designation of Rural Residential (RR). g. If applicable, what is the current shoreline master program designation of the site? Not applicable. Peterson Consulting Engineers Page II IIPce-serverlp-oject rtpolU and corrcspondencelMISC-olOSIEnvironmcntal Checklist -MlSC0108_00c Environmental Plat 7/l3/2004 h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. The following environmentally sensitive areas under City of Renton classifications exist on the Sunset Bluff site: A total of five wetlands are currently located on site. A wetland report has been prepared by Gary Schulz, and is included in the Preliminary Plat submittal paclwge. The total area of all the wetlands is 28,979 sq. ft. Three of the five wetlands have been determined to be unregulated. The wetland near the north property line has been determined to be an isolated category 3 wetland and the wetland in the southerly portion of the site has been determined to be a category 2 wetland. All wetland areas that are proposed to be filled will be replaced (no net loss) on site within the southerly wetland. Wetland buffers will be enhanced and a minimum 25- foot enhanced buffer will be provided along the northern and western edges of the category 2 wetland. A wetland mitigation/enhancement plan is being prepared by Altman Oliver Associates. 1. Approximately how many people would reside or work in the completed project? Approximately 25 people would reside in the completed project. J. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This project has been carefolly designed to provide desirable housing and infill development in conformance with the City of Renton Comprehensive Plan. All 10 of the proposed lots are (a) located within the current R-5 zone and (b) designed to be consistent with the site's R-5 zone regulations. Further, the 10 proposed lotsfall below the maximum number of lots (21) allowed under the current zoning designation, and will be limited to detached single-family residential use. Peterson Consulting Engineers Page 12 \\Pce-savcrlpz-ojcct reports and correspoDdeDcclMISC-O I 08IEnvironmcmal Checklist -MISCO 1 OS.doc Environmental Plat • 7//3/2004 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Ten (J 0) new single.family detached homes will be provided, one for each of the single:family residential lots that are proposed. The homes are expected to be in the upper middle-income housing bracket. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Noi applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The tallest site structures will be single.family residential structures in accordance with the City of Renton maximum building height regulations for the R-5 zone. Those regulations currently limit building height to "2 stories and 30ft. in height ". b. What views in the immediate vicinity would be altered or obstructed? No views will be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: This project has been carefolly designed to provide desirable housing and infill development in conformance with the City of Renton Comprehensive Plan. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minor amounts of light or glare may occur from vehicles entering and exiting the site as well as from internal streetlights along the proposed residential access street and from the ultimately constructed homes. In addition, light will emanate from streetlights planned to be installed along the east side of Lyons Ave. NE. These light sources are expected to occur during evening and nighttime hours. Peterson Consulting Engineers Page 13 \\PCMCI'Vcrq,rojed repons and com:spo~IMISC-OI08\EnviromnenuJ Ched.li51:· MlSC01OS.doc: Environmental Checklist Jor Park.Court Preliminary Plat • 71/312004 b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources oflight or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. RECREATION a. What designated and infonnal recreational opportunities are in the immediate vicinity? Maplewood Park is located southwest of the site. near the intersection of SE I3tf' St. and I 44th Ave. NE. In addition. Cedar River Regional Park is located within I mile of the site. b. Would the proposed project displace any existing recreational uses? Ifso, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: City of Renton park impact fees will be paid in c01!iunction with the development of the project. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. No known landmarks or evidence of historic. archaeological. scientific. or cultural importance are known to be on or next to the site. Peterson Consulting Engineers Page 14 \1Pce-scrver\projcct repons IIIld corrcspondence\M1SC-O]OSlEnvironmcnul Checklist -MlSCOI08.doc --------- Environmental Checklist for Parkla:ourt Preliminary Plat • 711312004 c. Proposed measures to reduce or control impacts, if any: If archaeological site(s) are discovered during excavation and/or construction. the contractor will stop work in the vicinity of the site(s) and the owner will notify appropriate agenc(ies) for direction as required by law. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is served by Lyons Ave. NE. which abuts the western property line of the site. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Metro transit route III serves SE 128'h St. in this location. Transit stops are available at the intersection of SE 12tfh St. (NE 4'h St.) and 144'h Ave. SE (Jericho Ave. NE) several blocksJrom the site. See Appendixfor Metro route map and schedule. c. How many parking spaces would the completed project have? How many would the project eliminate? At least two off-street parking spaces will be provided on each of the proposed lots when homes are developed on the lots. Curbside parking is anticipated to be available along the residential access street where the street width would be 32 feet from face of curb-to-face of curb. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? A new public residential access street Jrom Lyons Ave. NE is planned to serve the proposed development. The right-ol-way proposed to be dedicated to the city is 42- feet wide. The proposed street is planned to extend into the site for approximately 280-feet and end in a tee turnaround that is deSigned to emergency vehicle access standards. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. Peterson Consulting Engineers \\PCMl;tVcr\projecl reports and colTtSpOocknce\MISC·0108\Environmenlal Checklist _ M1SC010S.00c Page 15 ) Environmental Plat 711312004 f. How many vehicular trips. per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately ~Q vehicular trips per day will be generated by the proposed project. Peak hour volumes are expected to occur between 3 and 6 p.m. During the PM peak hour approximately 11 trips are expected to be generated. g. Proposed measures to reduce or control transportation impacts, if any: Improvements consisting of curb, gutter, and sidewalk and streetlights along the east side of Lyons Ave. NE will be constructed along the site's frontage. City of Renton traffic impact fees will be paid in conjunction with the development. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. An incremental increased need for public services. including fire protection. police protection, health care, schools. and other services are expected to be needed for the project. These needs will be typical for single-family residential development. b. Proposed measures to reduce or control direct impacts on public services, if any. As required by the City of Renton. Renton Fire Department impact fees will be paid in connection with the development. Other services will be paid for by property taxes assessed against each of the proposed lots. 16. UTILITIES a. Circle utilities current! available at the site: ~lectricit)i, ~ ~ kefuse servicq, el hon ~anitary sewell. septic system, ~ . b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Puget Sound Energy will provide electricity and natural gas. Water and sanitary sewer services will be provided by the City of Renton. Qwest Communications will provide telephone service. Comcast Cable Television will provide cable television service. Utilities including pipes equal to or exceeding 12 inches in diameter may be installed on and/or off site during the construction phase of the development. Peterson Consulting Engineers Page 16 \\Pct-!la'Vcr\project reports and com:spondencc\MlSC-010SlEeviromncntal Checkli3t -MlSC01Q&.doc -------- Environmental Checklist for Park.Courl Preliminary Plat • 71/312004 c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above infonnation is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full d· sure on my part. Proponent: Name Printed: Ron Knight Date: July 13, 2004 Peterson Consulting Engineers Page 17 \\Pcc-servdlproject rcpons aDd correspondcnccWlISC-OI08'Environmc:mal Checklist -MlSCOI08.!bc • • Appendix • Preliminary Drainage Report, prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004 • Levell Downstream Analysis, prepared by Peterson Consuhing Engineers, Inc., dated July 13, 2004 • Wetland Determination report prepared by Gary Schulz, dated July 7, 2004 • Geotechnical Engineering Report prepared by Dennis Joule, P .E., dated June 28, 2004. • . Vicinity Map (Thomas Guide page 656/657) • 11" x 1 T' Reduction of Preliminary Plat Plan Set • Metro Bus Route III Map and Schedule , • DEVElOPMENT PlANNING CITY OF RENTON NOV 0 4 200lt CITY OF RENTON Planning/Building/Public Works RECEIVED M E M 0 RAN DUM DATE: TO: FROM: SUBJECT: December 23, 2003 Pre-Application File No. 03-124 Jason Jordan, Senior Planner, X721~ Parkland Court Preliminary Plat • General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes In eIIect on the date of review. The applicant is cautioned that Information contained in this summary may be subject to modification and/or concurrence by off~lal decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other deSign changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject property is located north of the intersection of 2nd Place SE and Lyons Avenue NE, between Nile Avenue SE and Lyons Avenue SE (north of the Parkside Court Subdivision). The proposal is to subdivide two existing lots totaling approximately 188,178 square feet (4.31-acres) into 15 lots for the eventual development of detached single-family units. The site is currently vacant. Access to the development is proposed from Lyons Avenue SE, from Lyons Avenue SE the applicant is proposing a new 42-foot wide public street, which would serve the proposed lots. The applicant has also noted that they may pursue a street vacation for the westem portion of Nile Avenue SE. . ZonlnglDenslty Requirements: The subject property Is located within the Residential - 5 dwelling units per acre (R-5) zoning designation. The density range required in the R-5 zone is up to a maximum of 5.0 dwelling units per acre (dulac). In order to calculate net density, proposed right-of-way, private access easements serving three or more units, as well as critical areas, must be deducted from the gross area of the property. In .this case, the applicant would be required to deduct the 42-foot wide proposed right-of-way and any regulated wetland areas. No other areas are required to be deducted on the subject site. Not enough information was provided in order to determine the exact area of right-of-way dedication or If there are any regulated wetlands on-site. However, It appears that the 42-foot wide roadway Is approximately 23,000 square feet (estimate only). Therefore the net density of the proposal is 148,143 or 3.4 acres (188,178 -23,000 roadway = 165,178 or 3.79 acres (this does not Include any regulated wetlands), which equates to a net density of 3.96 dulac (15/3.4 = 3.96). This calculated net density falls within the required range for subdivisions within the R-5 zone. Development Standards: The R-5 zone permits one residential structure 1 unit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. These standards will be verified at the time of building permit submittal. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-5 is 7,200 square feet. A minimum lot width of 60 feet for interior lots and 70 feet for corner lots, as well as a minimum lot depth of 70 feet, is also required. The lots do not appear to meet the minimum width requirements for the R-5 zone. SpeCifically, Lots 1 and 15 would be considered corner lots and would need to be a minimum of 70 feet In width. The remaining Interior lots appear to comply with the R-5 development standards regarding lot width, depth and size. Parkland Court Preliminary Plat P.Pllcalion Mealing December 23, 2003 Page20f3 • Building Standards -The R-5 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included In building lot coverage calculations. These standards will be verHied at the time of buildinQ permit submittal. Setbacks Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the R-5 zone are 20 feet in the front, 25 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets. These standards will be vernied at the time of building permit submittal. Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Again, this standard will be verHied at the building permit submittal stage. Street Improvements: Full street improvements (curb, gutter and 6-foot wide sidewalk) along the site's street frontage (Lyons Awnue SE) will be required for the plat. In addition, the proposed 42-foot public road would also need to complete full street Improwments as a condition of the preliminary Plat approval. Staff generally supports the reduced right-of-way width (minimum of 42 feet); howewr, utility easements may be necessary. Access: Each lot would be required to haw access to a public street. The proposal appears to provide each lot with direct access to the 42-foot wide proposed public street. Street Vacation: For your review, I have Included a copy of the Street Vacation Process. The street vacation would be processed by the City's Property Services Section. Please contact Karen McFarland with the City of Renton's Property Services Division at (425) 430-7209. Critical Areas: Based on the information submitted, the subject site appears to have two isolated wetlands (one located near the southern boundary and one located near the northem site boundary). No additional information was submitted regarding the presence of wetlands. City records indicate the presence of a category II wetland on the site direclly· south of this project. A recent delineation shows that the wetland continues Into the SUbJect site. In addition, the City's consultant notes the presence of an additional wetland located west of the larger southem wetland. Staff could not verify the category or location of the wetland located north of the project site boundary. As such, a full wetland delineation will be required as part of the preliminary plat revlew_ Please note, that the delineation I proposed mitigation will more than likely be sent off for secondary review by the City's consultant. As an altemative, you may elect to have the City's consultant review the property in order to determine the extent and category of the weiland. Nevertheless, any proposed weiland fill would trigger the requirement of creating or restoring existing wetland at the code-requinad ratio (please see RMC4-3-050Mll). In addition, depending of the wetland type a 25, 50 or l00-foot buffer would be required. However, buffer awraglng is allowed in some cases per RMC 4-3-050M4f. . . Environmental Review: As the subject site Is a preliminary plat with potentially regulated wetlands, environmental (SEPA) review would be required. The SEPA review process Is Incorporated into the preliminary plat approval. The fee for environmental review Is $500.00. Permit Requirements: Preliminary plats require environmental (SEPA) review, a Hearing Examiner recommendation and final approval from the City Council. The land use process would be completed within an estimated time frame of 12 to 16 weeks for preliminary approval. The application fee is $2,500.00 (includes SEPA review) plus $0.37 per mailing label required for notHication to surrounding property owners within 300 feet of the site. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded. Pre03-124 (1510( plat in the R-S with wetlands issues ),doc\ Parkland Court Preliminary Plat pr.Plication Meeting Dece~er23.2003 Page 301 3 • Fees: In addition to the applicable building and construction permit fees. the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $530.76 per new single family residence; and. • A Fire Mitigation Fee based on $488.00 per !!!r! single family residence. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary plat approval. the preliminary plat approval is valid for five years with a possible one-year extension. cc: Jennifer Henning Pre03-124 (IS lot plat in the R-S with wetlands issues ).doc\ rroposed Woodhaven Subdivision Wetland DeUneation Review -The Watenhed Company 12116/03 , Areas where delineated wetland boundary should be re-examined Wb -'" • 11-;t" : ....... I.._IHO.t:!i.I. _1 " ~. :'~ /, t, ,. _, , ~";/' r -__ ':;-, '""\.: _, __ , • .1.-, --ry -~?' '-, (.@. ~ ~~N. ~"' .. ""* ~.,w'" 'n ,.;;n"'" ~ ;(<<"." """""-oS ..... y' " ... _ .... I ""0" =It 5L14' ,. .... --r\:.r \~\i;:~i}fu:Hort., ... W tot . .,· lUI.' _I l-/uehlo ~ lRACT A 8a,.~ <t'~k • • , ! • • ~ N i:; ~'. 1 \::n.-~ 3 4 5 6 7 f4 .17',.· W Ut.H" I I • 'sablNE N'EA -A'? ..... TMcn TRACTC (STORU DETENTION) ~ ~ '( I; tr. .... I! JO' I ;1 To: From: Date: • CITY OF RENTON MEMO PUBLIC WORKS Jason Jordan Juliana Fries December 16,2003 • Subject: PreAppUcation Renew Comments PREAPP No. 03-124 Parklane Conrt PreUminary Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The follpwlng commeuts on development and permitting Issues are based on tbe pre-appUcation submittals made to tbe City of Renton by the applicant. The applicant Is cautioned tbat information contained In ibis summary may be subject to modfficatlon and/or concurrence by omclal decision makers (e.g. Bearing Examluer, Boards of Adjustment, Board of Public Works and aty Council). Review comments may also need to be revised based on site planning and otber design cbanges reqnlred by tbe City or made by tbe applicant. I have reviewed the preliminary application for this plat, located at Lyons Ave SE. WATER 1. The proposed development is within the water service area of Water District 90 (WD 90). The applicant shall obtain a certificate of water availability from the District and provide it the City prior to the approval of the preliminary plat. 2. The proposed project is located outside an Aquifer Protection Zone. SANITARY SEWER 1. There is an existing 8" sewer main on Lyons Ave NE. There is an existing 8" sewer main in Nile Ave NE (undeveloped Right-of-Way east of the property). A sewer main extension to connect to the existing sewer main will be required. 2. This parcel iss ubject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 3. The Sanitary Sewer System Development Charges (SOC) is $900 per lot (Effective 12128/03). These are payable at the time the utility construction permit is issued. SURFACE WATER 1. Due to downstream flooding and erosion problems, staff is recommending a SEP A condition requiring this project to comply with the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality (basic) improvements. 2. The Surface Water System Development Charges (SOC) are $715 per building lot (Effective 12/28/03). These are payable at the time the utility construction permit is issued. ------------------------- Parklane Court Preliminary Plat • 1211612003 • Page 2 TRANSPORTATION I. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along Lyons Ave NE and within the new proposed street interior to the plat. W~? 2. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of20-feet wide with 12-feet paved. 3. Dead end streets from 300' to 500' in length will require a cul-de-sac. 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All plans shall be prepared a ccording to City of Renton drafting standards by a licensed Civil Engineer. "Z-z..:,i"">"f. c.. (n Srl,z:el~ 2. Permit application must include an itemized cost of construction estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $iOO,OOO, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 cc: Kayren Kittrick DATE: TO: FROM: SUBJECT: • • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM December 11, 2003 Jason Jordan, Senior Planner 01 . Jim Gray, Assistant Fire MarshalilJ ( . \ Parklane Court Preliminary Plat, Cons Ave NE 7 SE 2nd·CT Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. ~y lots bey~nd ::;00 feet on a dead end street !ll"e required to be spnnklered. This will be based on the fmal subnuttal. . Please feel free to contact me if you have any questions. • • CITY OF RENTON ECONOMIC DEVE'LOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: TO: FROM: STAFF CONTACf: SUBJECT: December 18, 2003 Don Erickson Parklane Court Preliminary Plat, SE 34th, if extended and Lyons Avenue NE; PRE-03-124 The applicant is proposing to subdivide approximately 4.4 acres into 15 lots for single-family detached dwellings. The subject site is east of Maplewood Elementary School on Lyons Avenue NE mid-block between SE 136th Street on the south and SE 132"" Street on the north. A wetland has been identified along the northern portion of the rectangular shaped site resulting in a wetland buffer/mitigation area. Relevant Comprehensive Plan Land Use and Environment Policies are attached. Analysis: Whereas there is no minimum specified density in the Residential Low Density land use designation, densities up to five homes per acre should be provided except in areas constrained by steep slopes, erosion hazards, floodplains, and wetlands (policy LU-26). The proposed density for this preliminary plat is approximately 4.21 units per net acre. In terms of satisfying relevant neighborhood polices this and the abutting Woodhaven Preliminary Plat that staff just commented on (see attached) fall short. Neither plat provides linkages within or between neighborhoods by providing an interconnected network of sidewalks, pedestrian paths, or bike paths (Objective LU- M and Policy LU-70). As noted in our Woodhaven Preliminary Plat comments of December 12, 2003, the provision of a minimum six-foot wide pedestrian easement between these plats would do a lot to enhance neighborliness and facilitate alternative pedestrian circulation and passive recreation. Recommendation: Support this proposed 15-lot subdivision while encouraging the applicant to provide pedestrian paths/easements with the Woodhaven Preliminary Plat to the south and the underdeveloped properties to the north. Attachment cc' Doo Ericltsoo H:\EDNSP\lnterdepartmental\Developmmt Review\Preapps\Commcnts\RR\Parklane Ct Prelim Plat.doc\d • • RELEVANT RESIDENTIAL RURAL LAND USE POLICIES Policy LU-23. New development within all residential designations except Rural Residential should achieve a minimum density. The minimum density may be adjusted to reflect constraints on a site. Policy LU-26. Maximum development densities should range from 1 home per 10 acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes. erosion hazard, floodplains. and wetlands where density shall not exceed 1 home per acre. RELEVANT NEIGHBORHOOD LAND USE POLICIES Objective LU·M: Provide more linkages within and between neighborhoods by developing a system of residential streets that serves both vehicles and pedestrians and creates a continuous. efficient. interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70. Streets. sidewalks. pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathWays should be used to connect adjacent andfoture development. H:\EDNSP\lnterdcpanmcntal\Development Rcvicw\Preapps\Comments\RR\Parklane Ct Prelim Plat.doc\d \ \ . , • • arrl1l_ON RECEIVED MEMORANDUM IKIIJ1iD DATE: TO: Construction Services, Fire Prevention, Plan Review. EDNSP, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: tag, U~Vl feW ~J \1u 1\ 1'111 ~ P)~ LOCATION: E: of ~U1S, N Q~ '5t-2(1£ c+ PREAPP NO. ;pRe. ~. /24 A ou:eting with the applwant has been scheduled for . It) am, iC'14i€t) JkCR.m Ix., Z -::t-, in one of the 6'" floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit lever review at this time. Note only maJor Issues that must be resolved prior to formal land use andlor building permit application submittal .. Plan Reviewer assigned is \~lldrn Please submit your written comments to . \ '(I SD ~ least two (2) days before the meeting. Thank you, ......... (Planner) at l mpehV1l, 11VYll dL-\-e -Iv -tluh£iaV\ ~() ~. 'S-peC \0 \. I' j /~f~' ~~~ ;;/tIl6.J H:\Division.s\Dcvelop.ser\Dev & Plan.ing\Template\Preapp2 Revised 9/00 • • CONSTRUCTION MITIGATION DESCRIPTION "PARKLANE COURT" RESIDENTIAL SUBDIVISION May 18, 2004 A. Proposed Construction Dates (Beginning and Ending Dates): Construction of project infrastructure is anticipated to occur primarily during the summer and fall of2004 and be completed in the fall of2004. B. Proposed Houn and Days of Construction Operations: The hours and days of site infrastructure-related construction activities would be those set forth in Renton Municipal Code Section 4-4-030C.3.b: namely, 7 a.m. to S p.m. Monday through Friday and S a.m. to S p.m. on Saturday. C. Proposed Hau1ingffransportation Routes: Import of engineered structural fill from off-site soil resources is anticipated to occur as a result of proposed site grading. Should the hauling of material on or off-site be necessary upon the finaJ design reccomendations, the project transportation routes to be used will most likely include: Lyons Ave. S.E. (146th Ave. S.E.), N.E. 2nd St. (S.E. 132nd St.), Nile Ave. S.E. (14Sth Av. S.E.),. Jericho Ave. S.E. (l44th Ave. S.E.), and Primary Arterial N.E. 4th St. (S.E. 12Sth St.). D. Measures To Be Implemented To Minimize Dust, Traffic and Transportation Impacts, Erosion, Mud, Noise and Other Noxious Characteristics: Watering of the site during dry portions of the construction period will limit the quantity of dust particulates created by workers' vehicles and heavy machinery. The size of the project and scope of work will limit the number of construction vehicles utilized during operations. Because the site is located a considerable distance from S.E. 12Sth St., no substantial impacts on traffic and transportation are anticipated during the construction of the project's on-site improvements. Special signage and flaggers will be employed in relation to construction of the frontage improvements along Lyons Ave. S.E. DEVELOPMENT PlANNING . CITY OF RENTON NOV 042004 RECEIVED l to • • Site construction will be done in accordance with an engineered Temporary Erosion/Sedimentation Control Plan to be submitted to the City for approval along with the. civil construction drawings. Installation of a temporary quarry-spall construction access at the entrance to the development site during construction will minimize vehicle tire-related transport of mud from the site onto Lyons Ave. S.E. during construction. Frequent monitoring of the entry location and street sweeping will further help control transient mud in relation to Lyons Ave. S.E. Noise and other generally noxious characteristics associated with land development will be temporary and construction activities will only take place during the hours and days of operation noted above. Because the southeastern portion of the site is vegetated and proposed to only be enhanced with additional vegetation and not physically distwbed, a natural noise barrier exists for the neighboring properties to the south and east of the site. The natural barrier also minimizes visual impacts of construction for properties to the south and east. The project's impacts to nearby residents resulting from construction activities should be minimal. E. Proposed Special Hours for Construction or Hauling: There is no need to request for additional construction hours at this time, the construction shall be in accordance with the above mentoned operational times. F. Preliminary Traffic Control Plan: The project contractor will submit a traffic control drawing to the City of Renton for approval after actual construction drawings for the improvements to Lyons Ave. S.E. have been prepared. Peterson Consulting Engineers Poge 2 \\P~ect ...,.,... and ~\MISC-Ol 08\Constnu:tioo Mitigation Description -MiSCOJ08.doc • • FLOOD HAZARD DATA "PARKLANE COURT" RESIDENTIAL SUBDIVISION May 18,2004 The proposed project is not located within a known flood hazard area. The City of Renton Flood Hazard Area Map (see attached) does not note a flood hazard area anywhere near the proposed project site. • - - - ------------~-~---- • CITY OF RENTON 1lBN8lT1VB AREAS • ......... FLOOD HAZARD AREAS --a,. ..... • • Geotechnical Engineering Report 'Parklane Court' Preliminary Subdivision Renton, Washington June 28, 2004 Prepared For: Ron Knight P.O. Box 6 Renton, Washington 98057 Prepared By: Dennis Joule, P .E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering ... ~ Nile Avenue N.E. North Scale: 1"=80' '\ \ \ \ 415' --. / . ~--- TP-6,,' , \ \ .", 1 \ '.----'\S~-Tract \Retention \ . , \ \ \ ' , , "' ' \ - ond '". ' , \ ".\ , , i (\ I I I \ llli 7. , i \ i --'---=1=P_5" Lo 6 -. Lo 5 I Lot 3 .. ', ! I .. '.'):.: . TP-1lndicates Location Of The Trackhoe Test Pits - 410' \ \ '.",' \ " "'. ----.- .Jracf'N. :-": ::: ,:,~,:~ : : . : \ \. .. ;~.-' .. --->-- \ \ 'lP-1 -8\ ~410' (146th Avenue S.E.) Geotechnical Investigation Parklane Court Renton, WaShington Dennis Joule, P.E. 46th Street w."'"'~" 98tl24 • • GEOTECHNICAL ENGINEERING REPORT INTRODUCTION Parklane Court Preliminary Subdivision Renlon, Washington June 28, 2004 The project site, located on the east side of 146th Avenue S.E. about 230 feet south of S,E. 132'" Street, is about five acres in area and approximately rectangular in plan. The property is known as • Lot 12 Black Loam 5 Acre Tracts' . The planned development consists of a subdividing the property into ten single-family residential lots, with associated roads and utilities. There is a current subdivision proposal for the property inunediately to the south. Since there is a continuous Wetland and drainage path between the two properties, it will be necessary to coordinate the drainage facilities with those for the plat to the south. INFORMATION PROVIDED A site plan, showing the site location, dimensions, topography, mapped wetlands, proposed storm water detention pond location, and proposed lot configuration was provided by Peterson Consulting Engineers of Kirkland. This information was used in preparing the drawing on the opposite page, which also shows the locations of the backhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of six backhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the geotechnical aspects' of site' development, and 3. Preparation of this report in accordance with Chapter 18 of the U.B.C., presenting the findings and recommendations. Page J • FINDINGS Surface Conditions • Project 1864 June 28. 2004 The property is essentially flat with minor ground undulations. At the time of the field investigation the ground surface was covered with a heavy growth of native grasses and berry bushes with alder, fir, and maple trees. No structures were observed on the property. There are five mapped wetlands on the property. Standing water covered the lowest portions of the site. Geology The soils and land types of the King County Area formed largely in deposits of glacial drift laid down during the Vashon period of the Fraser glaciation late in the Pleistocene. This site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is loose, and it is in this material that soils of the Alderwood series formed. Subsurface Conditions The site is mapped by the U.S. Soil Conservation Service as Alderwood gravelly sandy loam (Ag). Within the ten-foot maximum depth of exploration, the site is underlain by medium dense silty fine to medium sand over moderately consolidated glacial till. Seepage was encountered in test pit I at three feet. Soil characteristics, such as color mottling and texture, indicate a perched seasonal groundwater on top of the glacial till. Weathered glacial till was encountered at from three to five feet below the surface. Refer to the test pit logs in Appendix A for details. Page 2 • CONCLUSIONS Existing Mapped Wetlands • Project 1864 June 28, 2004 There are five mapped wetlands within the property. The underlying glacial till restricts water infiltration into the ground. The wetlands are a result of seasonal perched water, most of which originates from the properties to the north as surface or subsurface runoff. The main Wetland lies in the proposed Open Space -Tract 'A'. This Wetland is continuous with the Wetland within the adjacent property to the south. The depth of water is this continuous Wetland is controlled by the inlet invert elevation of the existing culvert within the subdivision to the south (south of the adjacent property). Seismic Considerations As with all land in the Puget Sound region, this property lies in Seismic Zone 3. Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site,. the possibility of earthquake induced ground rupture appears to be remote. Even if severe ground shaking were to occur at the site, the medium dense sands and moderately consolidated glacial till encountered in the exploration will not liquefy because they are generally not saturated and do not have the characteristics of materials prone to liquefaction under dynamic loads (too compact). Compressible Soils No compressible soils were encountered. Seasonal Perched Groundwater The moderately consolidated glacial till underlying this site is relatively impermeable. Water landing on the site as rain, or water entering as off-site drainage percolates through the permeable surface soils, and is then trapped on top of the less permeable glacial till. This condition is the cause of the existing wetlands. Groundwater should be anticipated in excavations made anywhere within the property during or just following the wet season. See the Test Pit logs in Appendix A for more specific groundwater information Page 3 • RECOMMENDATIONS Site Preparation • Project 1864 June 28, 2004 Depressions and loose soil zones resulting from the removal of trees, large shrubs, or underground structures (that may be encountered during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. The surface of the site within the proposed fill, building, and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for planning purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Wet Season Construction and Pre-Construction Site Inspection It is likely that water will flow onto and/or across the site during the wet season, and foliowing periods of heavy rainfall. Most of the low-wet areas are located in the Open Space-Tract 'A'; however, isolated areas of wet soil may be encountered throughout the proposed development area during or just following the wet season. On-site soils will not be suitable as structural fill if they are too wet to achieve proper compaction. See the section below regarding Grading' and Compaction. It is recommended that I inspect the site prior to clearing and grading to determine if the site soil/water conditions are suitable for grading, and that the grading operations will not create an environmental issue. At that time it may be recommended to wait for drier conditions or special recommendations regarding the grading operation may be made. Road and Building Pad Elevations Road and building pad elevations must be high enough to allow proper site drainage. This will require structural fill within portions of the road and some building pads. Site drainage will be controlled by the inlet invert elevation of the culvert draining the Wetlands. Building pads should be high enough to allow footing drains to drain by gravity to the storm sewer system. Footing drains should be at least six inches below the final grade within the crawl space beneath each house. Excavation and Slopes Cut or fill banks should not exceed slopes of 2: 1. These slopes should immediately be covered with visqueen. The visqueen should remain until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. Page 4 • Grading and Compaction • Project 1864 June 28. 2004 Structural fill is anticipated for portions of the road and some of the building pads. Structural fill placed within the building pads should be monitored and tested. A licensed professional engineer specializing in geotechnical engineering should certify completed building pads. If any import fill is required it should be inorganic. of low expansion potential, and should contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 90 percent of the maximum value as determined by ASTM Test 01557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or 70-5). Structural fill using on-site inorganic soil or import inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill is to be placed in horizontal lifts. Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to ten feet. See the section regarding Seasonal Perched Groundwater. Vertical trench excavations up to four feet deep should be capable of standing either unbraced or with minimal bracing for short construction periods. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is all material placed in a trench below the backfill. Unless concrete bedding is required around utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM 01557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 90 percent of the compaction test maximum (ASTM 01557-70). Page 5 • Rockeries • Project 1864 lime 28, 2004 Rockeries are not earth retaining structures. Rockeries may be used as slough wall against stable earth cuts only. It is recommended that rockeries not be constructed over four feet high within this site. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with U.B.C. Section 1806.8.2.1, lateral bearing (SI or S3) may be taken at 150 Ib/ft2/ft depth below ground surface. Building Foundations When determining minimum earthquake forces for structures in accordance with U. B. C. Section 1629.1, consider the site to be underlain by soil Profile Type So. The proposed single-family residences may be supported on conventional shallow foundations bearing on firm natural soil or compacted structural fill. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. Individual reinforced concrete foundations, such as may be used for supporting columns, may also be designed to impose pressures of up to 2000 pounds per square foot from dead plus normal live loading, but should be at least 24 inches in minimal plan dimension. As a minimum, isolated concrete pads shall have two #4 bars. These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete. Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a minimum 2: 1 slope drawn between the bottom of the footing (point nearest the slope) and the toe of the cut bank or slope. Foundations should be embedded at least twelve inches below existing grade or adjacent finished grade, whichever is lower. Foundations constructed on certified building pads may be founded on top of the building pad. Page 6 • Concrete Slabs-On-Grade • Project 1864 June 28. 2004 Concrete floor slab should be constructed on compact soil subgrades prepared as described in the sections under Grading and Compaction. Where floor dampness must be minimized, a minimum 4-inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least lO-miI thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Footing and Retaining Wall Drains Footing drains are required for all footings. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 112" to 1" drainrock. The drainrock should be covered with filter fabric· paper, and a layer of native soil should be placed over filter fabric as a soil cap .. Footing drains should drain by gravity to the storm sewer system. General Surface Drainage The main Wetland lies in the proposed Open Space -Tract 'A'. This Wetland is continuous with the Wetland within the adjacent property to the south. The depth of water is this continuous Wetland is controlled by the inlet invert elevation of the existing culvert for the existing subdivision two parcels to the south (south of the adjacent property). Road and building pad elevations must be high enough to allow proper site drainage. This will likely require structural fill within portions of the road and some building pads. Building pads should be high enough to allow footing drains to drain by gravity to the storm sewer system. Footing drains should be at least six inches below the final grade within the crawl space beneath each house. Page 7 • Individual Lot Drainage • Project 1864 June 28. 2004 Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Landscaped ground should slope down away from building foundations at a mm1ffium five percent slope for at least five feet from the footings. Paved ground should slope down away from building foundations at a minimum two percent slope for at least five feet from the footings. Drainage pipe should be provided to catch and dispose of downspout rainwater, discharge should be into the storm sewer. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. Report Prepared By: EXPIRES 7·9·{)5 Page 8 • Appendix A Test Pit Logs --:-;-;.----- - - ----.---~-.---~-'-..,....~--.-• SOIL LOG -TEST PIT No.1 PROJECT: 'Parklane Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: INITIAL 3' Seepage SOIL I COLOR I U"'<Tlle< I Silty Fine to Medium Grained SAND I Dark I Moist ! Iwith Small Rounded Gravel Brown , I I ------Seepage into hole at 3' Red Brown Very Silty Fine to Medium Grained SAND Gray Moist with Rounded Gravel, Slightly Cemented Mottled Orange (Weathered Glacial Till) Gray Damp I II:\ODom Hole 10' I I • Trackhoe had to scratch to advance hole FINAL i ~c ! Loose , t , i Medium I Dense , , i Dense Very Dense· I , ! , I I DATE: 6-1 7-04 HOLE ELEVATION: 408' LOGGED BY: DJ CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL i JOULE, P.E. CIVIL SOIL LOG -TEST PIT No.2 PROJECT: 'Parklane Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: INITIAL-- Silty Fine to Medium Grained SAND with Small Rounded Gravel Very Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Weathered Glacial Till) I Hole 8' • Trackhoe had to scratch to advance hole i COLOR I Red i Brown i I Gray Mottled Orange Gray I I FINAL ! i I I Moist ! Loose I I Medium I Dense I I I I I I Moist I Dense I , I I Damp i Very I Dense* I I , , , DATE: 6-17-04 HOLE ELEVATION: 412' LOGGED BY: DJ I SOIL TYPE DEPTH PENITR. SPF -1- -2- -3- -4- I I -5-I I I SPF -6-I , I I I , -7 - I I -8- -9 - -10- I -11-I I -12-I -13- -14- -15- -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TDRVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL ---------------------------------------------------------------------------------------- SOIL LOG -TEST PIT No.3 PROJECT: 'Parklane Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: INITIAL--FINAL DATE: 6-17-04 HOLE ELEVATION: 408' LOGGED BY: DJ ·"1' ,IvN 1 COLOR ! ""'OTOID" I I SOIL TYPE DEPTH PENITR. Silty Fine to Mediwn Grained SAND with Small Rounded Gravel i Dark I Brown I Moist ! Loose I SPF I , :-:-:-:--+ i I -1- Vef'j Silty Fine to Mediwn Grained SAND with Rounded Gravel, Slightly Cemented (Weathered Glacial Till) Bottom Hole 8' • Trackhoe had to scratch to advance hole Mediwn ______ 1 Dense Red . Brown Gray Mottled Orange Gray I I , , I I I I I i Moist Dense Damp I Very I Dense· I I , , i I -2- -3- -4- -5- SPF -6- -7 - -8- -9 -I i I -10- , , ! -11- ; ! -12- I i -13- I , I -14- -15- -16- -17- -18- -19- I I -20- I CONSISTENCV AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL .UUII.", P.E. CIVIL SOIL LOG -TEST PIT No.4 PROJECT: 'Parklane Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: INITIAL--FINAL DATE: 6-17-04 HOLE ELEVATION: 403' LOGGED BY: DJ COLOR i "",on ,ec i I I SOIL TYPE DEPTH PENITR. Silty Fine to Medium Grained SAND IWith Small Rounded Gravel v-;;:; Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Weathered Glacial Till) HoleS' I· Trackhoe had to scratch to advance hole Dark Brown Red Brown I Gray : Monied I Orange I Gray I I I Moist I Loose I SPF I ___ -+- Moist Damp Medium Dense Dense Very Dense· SPF -1- -2- -3- -4- I -5-, ! I -6- -7 - I -8- I -9 - -10- -11- -12- I -13-I I 1 -14- -15- I -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL .IOIIT";, P.E. CIVIL SOIL LOG -TEST PIT No.5 0pr. 11:::, 'Park/ane Court' Preliminary Subdivision -"-'\\1 TED BY: Komatsu PC-60 Trackhoe Ut:r'1 H TO GROUNDWATER: INITIAL-- on" iSiiiY Fine to ' " •• ,""" SAND I with Small Rounded Gravel IVery Silty Fine to Medium Grained SAND with Rounded Gravel, Slightly Cemented (Weathered Glacial Till) Bouom Hole 7' • Trackhoe had to scratch to advance hole i COLOR Red Brown Gray Mottled Gray FINAL I MOISTURE Moist Loose Moist Medium Dense Dense Damp Very Dense· DATE: 6-17-04 HOLE ELEVATION: 414' LOGGED BY: DJ SOIL TYPE DEPTH ! PENITR. SPF , I -1-! " , -2- -3- , -4-, : -5-I SPF I , ! -6- I -7 - -8-, ! I -9 - ! I : -10- ! , -11- I ! -12- -13- -14- -15- -16- , -17-I I -18-! I -19- I : -20- ! i CONSISTENCY ANO SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS U\llll<', P.E. , aVIL -. SOIL LOG -TEST PIT No.6 PROJECT: 'Parklane Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Tracklwe DEPTH TO GROUNDWATER: INITIAL-- SOIL I Silty Fine to Medium Grained SAND with Small Rounded Gravel Verr. Silty Fine to Medium Grained SAND with Rounded Gravel. Slightly Cemented (Weathered Glacial Till) Bottom Hole 8' • Trackhoe had to scratch to advance hole COLOR Red Brown Gray Mottled Orange Gray Moist Moist : Damp FINAL I Loose Medium Dense Dense , Very Dense· ------------~- DATE: 6-17-04 HOLE ELEVATION: 409' LOGGED BY: DJ SOIL TYPE i DEPTH i PENITR. I SPF -1- -2- -3- -4- -5- SPF -6- I -7 - I I , -8-I i i I -9 - -10- -11- -12- -13-I -14-I -15- i -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL IS JOULE, P.E. CIVIL .. ~. ·;·-.:"".,t .... : : . ., •... • CHICAGO TITLE INSURANCE COMPANY 701 5th Avenue, Suite 3300 Seattle, Washington 98104 FAJ(:(l06)6l8-S6S7 UN/TIO BUILDERIDEVELOPER SERVICES FROM: ~keRarris o Keith Eisenbrey o S"'e KiDBella o Bobmoedel o Hulll Nguyeu Title OfIieer Title OIII~r CoDdo Coordiuator Sr. Title Examiner Asst. Title otlieer (lO6) 628-5623 (286) 628-8377 (286) 628-5614 (286) 618-5623 (206) 628-5623 Date:_10/20104 __ To: JOHN NELSON -- Compaay: PETERSON CONSULTING --Number of pages: _7_ (lnclflding caver page) RE: KNIGHT -MARUI -- COMMENTS _SUPPLEMENTAL NO, 1 & CLAIM OF LlEN. __ ORDER NO. 1129710 The materials enclosed with this FAX IransmiAli6ft aN private and oonficIential and are the property at the sender. ~ informatiOft contJ;inild In the 1'T, .... '.1s is privileged and Is intended for the ule of the inc:tviduall or '"tit: ... named above. If you heve recetved Ihis fAA "",mla,i •• " .... r, pie ... l",rnecI'atIIly notify OS by Ielep~ontI to anange for the ro11lm 01 111_ dOC\l.,.nta Ie the lender. TOO~ OT lU;,l nlIJ. ®V:>IH~ I , , • • CHICAGO TITLE INSURANCE COMPANY 701l'FrH AvENuE. #3.100, SEATr....E, \\""98104 " . . " . ;. . . "" . ORDER NO: YOIJRI'O, lINlTNO: LOAN NO; 001129710 KNIGHT/MARUI PROPERTY 10 SUPPLEMENTAL COMMITMENT ORDBR REFERBNCE I.FORMATION SUPPLJ!lI1BNTAL NUMBER, SELLIi:R. : PURCHASllR/BCRROWER: PROPERTY ADDRESS, 1 RONALD R, 1rn!GH1' AND JANICE A, JtNICt'.T. AND SHIGBKI MARUI WASHIliIGTON OUr Title Commitment <I"ce<l 03/10/04 et 8:00 A.M. is supplemented as follcws, I o THE FOLLCWINC; I'ARAGAAPIl (5) HAS (HAVE) JilIlSN ADDED TO OUR CCM1I'TMEN'I, p PAI'AGi<APH HllMBER 7, • 1. LAl!OR AND/OR MATBRIAL LISN: C .... ,AIMIlD lilY: 1'.GAINST: IN THE AMCUN'! 01': WORK CCM'lENCED OR MATERIAL DELIVERED, RECOP.DE!l : RECORDING !,i'rJMBER: rE7ERSON CONSULTING ENGINgBRS. :NC, RONALD R. KNIGH'::', JANICE A. KNIGHT AND MARUI SHIGBKi $ 21.703.31 MA..~c!-! 2~. 2004 OCTOBER 4. 20C4 20041004001716 • i'AAA:lIl.l\PH l':"JMElER (5) 3 Al'D 4 AA5 (HJ\VJ!) ElEEN A"'lENDEf> 1'.$ I'OLLC'n5 I • PARA:;RJ\PH ~U'.BER 3: x •. GENERAL A.\lO S?ElCIAL TAXES AND C!-!AI'GBS, PAYABLE FllllRUARY 15, Di1..INQtJElJ'l' IF FIRST HA1..F UN~AID ON l'lAY 1. SECC:® HALF DELINQUENT If UNPAID ON NOVEMBER OF THE 'TAX YEAR (A'IIIO:JNTS DO NOT INCLUDE IllTERBST AND PJ>lJA1..TliSJ : YEAR, TAX ACCOUNT NTJMBER: Lgvy CODE, 200 .. 054710-0031-01 2147 SEE NEXT PlIGi I ' l , • • " • • .,.-., CtuCAGO TITLE INSURANCE COMPANY Order No.: Your No.: UuitNo,: 112~71D KNIGHT IM"'!UJr PROPBR'I'Y 10 St.JPPLEMENTAL COMMITMENT (C01ItiDucd) ASS~SSI!D VALtm-LAlID: ASSESSBD VALUE-IMPROVEMBNTS. GENERAL & SPECIAL TAXES: AFFECTS: PAAC!L A PARAGRAPH NUM!I!1l 4: $ 12B,OOO.00 $ O. 00 BI~~EO: $ 1,494.40 PAID, $ 1,484.40 UNPAID, $ 0.00 , , 3. GENERAL k~ S?ECLAL TAXES k~ CHARGES, PAYABLI! FI!SIlUAAY 15, DE~INQUINT IF I l'IRST !lALF UN?AID ON MAY 1. BECON:! HALF DELUlOUKNT I F UNPAID ON NOVl!MBllR l!. OF THE TAX YBAR (AMOUNTS DO NOT tNC~U:>B INTERl!:ST A!'7D PllN~TI3S I , YEAR. TAX ACCOUNT NUMBER: LiVY CODi. ASSESSED VALUE-LAND: ASSESSED VALtm-IMPR~NTS: GBNERAL & SPECIAL TAXiS: AFFECTS: PARCBL B 2004 084710-0060-08 2147 $ 128,000.00 $ 0.00 aI~~!D. $ 1.484.40 PAID, $ 742.20 UNPAID: $ 742.20 THERE HAS BiBN NO CHANGE IN THIS CCMMITMllNT SINCE MA.'<CH 10 .. 2u04, EXCBPT THE MATI'SRS NOTED nEREINABOVE. OCTOBBR 20. 2004 A~THORI2ED BY: MIKE HARRIS • NOTE: THE FOLLO~ING PARTIES KAVE BEEN SENT A COpy or THIS SUPPLEMiNTAL COMMITMENT: RON KNIGHT PETERSON CONSULTING ENGINEERS JOE HO?nR 1/1 1/1 , . , . ;." ," " ................ . !;.,:!' . " . . ' . ", . .-. ' lbmnI Addraa: 1t" (0' J J?c;.terwn >: " :" '" . -,. '" . '!.'.: .. : . .:~:. ," "';," ..... ,., " , ---• • WAMING1'OJf STAn: UO ...... 'S c.. ... 1IIIeet Due. 51 t 1'II1II(.) (Dr b 7' . , ~ IIlIIIIIiII,): (11-, So £' 11>_' _--ill> 1. Cdl1im 4-Ut~ 2. 3. •• .r uM , (,).t •• tI. 's '., n , . AUld II. .·._ .. ~~II~ •• '" I I (Q) 0._ 8M_lIIiMI) G,AAM't""E I ~u~ Ctw.\.I.l!!~ i!n6\tU-!!:t Z. ---' -- AddIItaul __ JIIIF_III I r¥f;~ ~F1F-'m"7!\Ani(L ~~i@l-r JA~ AddIIiaaol __ JIIIF __ III LepI~(, "t:1 l"Iat.~JIotCII~.r~ ' • .-p) ,lnr}\ot.,L411. j rE.WI.W! \=Nt IN ~(;; J~ (/iMkd w~ l<!,~ Mc.Ir.«<;. £;NA:t1)c t't.,t >Jfrrt l ?Wln-\.S.IJ.3 u ,t Sf1lSt',wfllo"a~~ .. ltm,u:~ AddII~_IeJIIIt..... ~.~ Ii . D ·-~t~m~ T.f~~{jmN--O· • Tat .. ,. ........ --I !:~triIL t'IIiJ' oa \lie b .......... II'OIItIod ... \IIe....... no rf111111IiII .... ftIItl tbo """ •• DC II> "-ar .~fb8 ..... J l1li RfIU ...... aD -PiC) 1M ..... 'erJ J~ fix" _ .sdilianal tW II prvvIded in RCW 36.18.010. I uadentIInd that the recotdiJla ptIIC! 'II ~may _up orotb«wile . _________ siplure ofhqucBtlngPuty ; , ' :: ", ; ',;:;,);. ,'di:,;,>:' ',':> ~ 'i .\'" c·,,;";: \,;:":1\/,;.;,:,;:,\:,;,,,): ", . ',: ,." .. '," :. c , ' , "', "." . ' '," ;,.; . " , '. ;.~,' ; '.: ':; :,;' .) " . ,;, '; ',." ,,;: .' " .,' "-' . ····1· , ,-'.' . ::, ;. .".' .. CLAIM OIl LIEN PE11lItSON CONSUL 11NG ENG~BBNIII"'II. INC., CCJilllf .... w. RONAlD R ICNWHr, JANICE A 1BGGUf, AND YAJlUl SHIGI!IU, NIee or.,._s} . i 1$ , 10+; WI' Nackeia...,,;.v. dIIl ...... .-.. below .... 11m ..-_ tID ' lAw *,,04 RCW. In IiIPJIIIIt of ....... 1IIe ................. ia.d ail .. d: 1) NAMEOPLIENCI AIIIMNf: '1'I!IJiPROHE Nt]' °RP' AJ)DJtPSS~ ,.. .. 0 dli., SA L .. lac. (425) &27-58'74 -4OJ01Ab W·+; .... BlwL, NE "200 , KW-I, WA 98033 2) DATE ONWilEllnlECLAiMAHT BEGAN 1'0 PBRflOIIM lABOR, PIIOVIDE PQFI!SSJOIQL S VKES, SIIllPLYMATDML 0Jt0~. OIl 'DIE DATE ONWHDII!MPIOYEI! BENI!PlT CON'I1tIBtTllON Bl!.CAME DUE. March 23, 2004 3) NAME OF PERSON(S), INDEBTED 1'0 mE CLAIMANT. RmIIId 11 ~ IIIIitle A IC.IIigbt 4) DESCRIPTION OF nm PllOPEllTY AGAINST WHICH ALIEN IS CLAIMED: LEGAL DESCIlIPTION, North ~ Lot 12 or8leck to.m. Fne "-Trace.. -.led with KiDs Coumy A lIIDOI. Siluale iJllIIe NE ~ orSectioa 15, TOMIIbip 2) Nortb, .... S Bat, WM, in the City o(IleatOIl, Wlllhif¥ull toplber wtdI; , ".' . I " ,.",: " i ", , . " . . . .' _ <.'.', ,;.-, ,'l .. ··· . . ,," ." ", ."j •...• : •. :;;.,'\ •• , ••• Li .. ;~~:.j::DL.,,<.,~i .. : i,),.:,: .• ··:· : ...... .',,:. ..' ... " ... .!,<, .. ' .• ,'.., .---.. ..-., 20041004001716.003 South ~ ,LOt 12 otm.ck LoIII1'-ne AGe TnctI II -u.s willi ICiIIa c...y ,It I WI. u-e III the HE ~ orSec:liolll~, TOWIIIblp 13 Nonh, Raap 5 &It. WM, m the aiy of'Rmtad, \\'1IIIiu&IocL ICiaa Caumy hnleIa NuIIIlIc 084710-D0l0..r 0I4110.«18J 5) NAMI! Of 0WNmI(S) ORItP.PUI'ED OWNI!R(S): &ould R. Knisbt. hakle A Km,t.t. and Mana m .. '! 6) nm LAST DATE ON WHtOILABOI. WAS lImlFOJlMI!D PROI'ESSIONAL SEIlVIa!S WERE FUaNISHBD; 00Nl1lJ8Ul10NS 1'0 AN I!MPLOYEE BENER't PLAN WIIRB DUE OR MA1'BlUAL, OR I!.QUIPNRHr WAS PURNIIHI!D. AUSI* 20, 2004 1) I'ltINaPAL AMOtiNT POI. WlBOi THI! L1BN IS CIA? "'IS: S 21,70UI Priucipll ...... S2S1.87Y ....... a..p I) tp 1RE a.AIMANT IS TRB AS8IONI!E Of 1BIS CLAIM 80 STAre III!R.E: PEiBiSON CONSUL'I'INO matII!I!U, INC~ 0 __ PHONE NUMBER: (425) 8Z7-5174 ALEE ESS: 4030 Late We" ...... Bhd., NJ!, SuiIe 200 Ki!tdIad, WA 91033 , " . " . , . ,": .....•... STATE OI1WAS1IINGl'ON COIJNIYOP KING PriI8d~: Ret' •• MyCwp.· . "'Bxpia.: . , . '.; .. ,' .. ' ,';' . , .. ' ) ) • .. ' . ,': . ', . :,' . ." .• ' .... ".". . ~.' .. . ',-.. '" .. -~, 20041004001718,004 . \." ."' ... "', ", ... . ; ~.;, "', . .' :." , c ," ...... " . ,oo~· 071'1 nn9 ".".~ ".·~T .. ,~..". in., In'1' l' I', ) CHICAGO TITLEt-SURANCE COMPANY 701 FIFfH AVENUE, #3400, SEATfLE, WA 98104 Order No.: 001129710 PROPERTY ADDRESS: WASHINGTON Your No.: KNIGHf /MARUI PROPERTY PETERSON CONSULTING ENGINEERS 4030 lAKE WASHINGTON BL YD. NE, STE.200 KIRKLAND, WASHINGTON 98033 ATTN: JOHN NELSON 1/1 Enclosed are your materiaJs on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> UNITl0 ·YOURCOMPLETEBUILDER/DEVELOPERSERVICECBNIER. WE HAVE EXPANDED TO SERVE ALL YOURTIILE INSURANCE NEEDS RElATED TO LAND ACQUISmON, DEVELOPMBNr FINANCING AND PROPERTY SUBDIVISION. MlKBHARRlS TIILE OFFICER (206) 62S-5623 (E-MAlli MIKB.HARR1S@CIT.C0M) KBITII EISENBR.EY TfILE OFFICER (206) 628-8377 (E-MAlli KBITILBISENBR.EY@CIT.COM) SIEVE KINSELIA CONDO COORDINATOR (206) 62S-5614 (E-MAIL: STEVEKINSBLIA@CIT.COM) BOB BLOEDEL SENIOR TfILE EXAMINER FAX NUMBER: (206) 621;-5657 ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> NEW ADDRESS ALERT: CHICAGO TITLE has moved its Seattle office from the 18th to the 34th floor of the Bank of America Tower. Effective January 20, 2004, our new address is: 701 Fifth Avenue, Suite 3400 Seattle, WA 98104 Our phone and fax numbers are still the same, but please note that our e-mail addresses have changed, as shown above. rrnETIl/RDA/0999 . . .. l --hGOTITLEINSURANCECOMPANY .') 7Ot.AVENUE, #3400,SEA'ITLE, WA 98104 PLAT CERTIFICATE Order No.: 1129710 Certificate for Filing Proposed Plat: 10 the matter of the plat submitted for our approval, this Company has examioed the records of the County Auditor and County Oerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms io said County, and from such examioation hereby certifies that the title to the following described land situate io said KING County, to-wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: SHIGEKI MARUI, AS A SEPARATE ESTATE, AS TO PARCEL A; AND RONALD R. KNIGHT AND JANICE A. KNIGHT, HUSBAND AND WIFE, AS TO PARCEL B. EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $17.60 Records examined to MARCH 10, 2004 at 8:00 AM HARRIS/EISENBREY Title Officer (206) 628-5623 PlATCRTA/RDA/0999 , , , . PARCEL A: -'1r-GO TITLE INSURANCE COMPA!'). PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1129710 THE SOUTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. PARCEL B: THE NORTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. PLATCR1L/RDA/0999 . , , , ') • ') • CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULEB , Order No.: 1129710 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not sbown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records, E. Any lien, or right to lien, for contnllUtions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS(Sl(lOO.OO). PLATCR'm{RDA/r1iJ9IJ , , ~rGO TITLE INSURANCE CaMPA!' PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS ') • Order No.: lU9710 1. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: RECORDING NUMBER: MARCH 24, 1986 8603240605 B AFFECTS: PARCEL A. c THIS EXCEPTION WILL BE AUTOMATICALLY DELETED UPON RECORDATION OF THE APPROVED SUBDIVISION. D 2. TERMS AND CONDITIONS OF NOTICE OF CHARGES BY WATER, SEWER, AND/OR STORM AND SURFACE WATER UTILITIES, RECORDED UNDER RECORDING NUMBER 9606210966. • 3. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: AFFECTS: PARCEL A. 2004 084710-0081-07 2147 $ 128,000.00 $ 0.00 BILLED: $ 1,484.40 PAID: $ 0.00 UNPAID: $ 1,484.40 y 4. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: AFFECTS: PARCEL B. 2004 084710-0080-08 2147 $ 128,000.00 $ 0.00 BILLED: $ 1,484.40 PAID: $ 0.00 UNPAID: $ 1,484.40 PLATCRTBt/RDA/0999 , , "GO TITLE INSURANCE COMPAr--. PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1129710 Q 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: LOAN NUMBER: RONALD R. KNIGHT AND JANICE A. KNIGHT, HUSBAND AND WIFE SAVREN SERVICE CORPORATION, A WASHINGTON CORPORATION FIRST SAVINGS BANK OF RENTON $ 144,000.00 FEBRUARY 20, 2004 FEBRUARY 25, 2004 20040225001866 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. B AFFECTS: PARCEL B. r 6. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. J NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8110229012. " NOTE 2: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 12, VOLUME 12 PLATS PG 101. AS OF MARCH 10, 2004, THE TAX ACCOUNTS FOR SAID PREMISES ARE 084710-0081-07 AND 084710-0080-08. END OF SCHEDULE B PlATCRB2/RDAj0999 , , .GO TITLE INSURANCE COMPA!'. PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1129710 N THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: RON KNIGHT PETERSON CONSULTING ENGINEERS JOHN NELSON 1/1 1/1 PlATCRB2/RDA/0999 , ) CHICAGO TrrL~SURANCE COMPANY '. 701 FIFTH AVENUE, #3400, SEA TILE, WA 98104 Order No.: 001129710 PROPERTY ADDRESS: WASHINGTON Your No.: KNIGHT/MARUI PROPERTY PETERSON CONSULTING ENGINEERS 4030 LAKE WASHINGTON BL YD. NE, STE.200 KIRKLAND, WASHINGTON 98033 ATTN: JOHN NELSON 1/1 Enclosed are your materials on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> UNIT 10 • YOUR COMPLEIE BUILDER/DEVELOPERSERVICE CENTER: WE HA VB EXPANDED TO SERVBAlL YOUR 1ITLE INSURANCE NEEDS RElATED TO LAND ACOUISmON, DINELOPMENf FiNANCING AND PROPERTY SUBDN1SION. MIKE HARRIS TITLE OFFICER (206) 62&-5623 (E-MAIL: MIKE.HARR1S@CIT.COM) KEfI1{ EISENBREY TITLE OFFICER (206) 628-l!377 (E-MAIL;KEITI-I.EISENBREY@CIT.COM) SfEVE KINSELLA CONDO COORDINATOR (206) 62&-5614 (Il-MAIL: SfEVE.KINSELLA@CIT.COM) BOB BLOEDEL SENIOR TITLE EXAMINER FAX NUMBER: (206) 62&-5657 ««««««««««««««««««<»»»»»»»»>»»»»»»»»»»> NEW ADDRESS ALERT: CHICAGO TITLE has moved its Seattkoffice from the 18th to the 34th floor of the Bank of America Tower. Effective January 20,2004, our new address is: 701 Fifth Avenue, Suite 3400 Seattle, WA 98104 Our phone and fax numbers are still the sarne, but please note that our e-mail addresses have changed, as shown above. 1TIUITS/RDA/0999 ,-. -". lDCAGO TITLE INSURANCE COMP.. ' ····-·~.o COLUlllBIA CIDlTlUt, 701 5TH AVI: .-. SBA'l"l'LB. WA 98104: Order No.: 1129710 SHORTPLATCER~CATE Certificate for Filing Proposed Short Plat In the matter of the short 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 ofthe Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to-wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: SHIGEKI MARUI, AS A SEPARATE ESTATE, AS TO PARCEL A; AND RONALD R. KNIGHT AND JANICE A. KNIGHT, HUSBAND AND WIFE, AS TO PARCEL B. EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $ 17.60 Records examined to March 10, 2004 at 8:00 A.M. By CHICAGO TITLE INSURA'lCE COMPA1'>'Y ·l/ .' - HARRIS/EISENBREY Title Officer (206) 628-5623 SHPlATA/I2-S-90/EK PARCEL A: ------------------------------------- ;-, iCAGO TITLE INSURANCE COMP;. SHORTPLATCER~CATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: 1129710 THE SOUTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. PARCEL B: THE NORTH HALF OF TRACT 12, BLACK LOAM FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 12 OF PLATS, PAGE 101, IN KING COUNTY, WASHINGTON. CHICAGO rrn.E INSURANCE COMPAN"Y ----------------------- • • CHICAGO TITLE INSURANCE COMPANY Order No.: 1129710 SHORTPLATCER~CATE SCHEDULEB This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroaclunents, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($]OOO.OO). SHPLUB/OJl694/soc CHICAGO TIllE INSURANCE COMPANY . , "'-"rGO TITLE INSURANCE COMP0'e SHORTPLATCER~CATE SCHEDULEB (Continued) EXCEPTIONS Order No.: 1129710 A 1. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: RECORDING NUMBER: B AFFECTS: PARCEL A. MARCH 24, 1986 8603240605 c THIS EXCEPTION WILL BE AUTOMATICALLY DELETED UPON RECORDATION OF THE APPROVED SUBDIVISION. D 2. TERMS AND CONDITIONS OF NOTICE OF CHARGES BY WATER, SEWER, AND/OR STORM AND SURFACE WATER UTILITIES, RECORDED UNDER RECORDING NUMBER 9606210966. • 3. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT .IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: AFFECTS: PARCEL A. 2004 084710-0081-07 2147 $ 128,000.00 $ 0.00 BILLED: $ 1,484.40 PAID: $ 0.00 UNPAID: $ 1,484.40 F 4. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: GENERAL & SPECIAL TAXES: AFFECTS: PARCEL B. 2004 084710-0080-08 2147 $ 128,000.00 $ 0.00 BILLED: $ 1,484.40 PAID: $ 0.00 UNPAID: $ 1,484.40 CHICAGO TITLE INSURANCE COMPANY ·~ HlCAGO TITLE INSURANCE COMP .. ' ••• SHORTPLATCER~CATE SCHEDULEB (Continued) EXCEPTIONS Order No.: 1129710 a 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: LOAN NUMBER: RONALD R. KNIGHT AND JANICE A. KNIGHT, HUSBAND AND WIFE SAVREN SERVICE CORPORATION, A WASHINGTON CORPORATION FIRST SAVINGS BANK OF RENTON $ 144,000.00 FEBRUARY 20, 2004 FEBRUARY 25, 2004 20040225001866 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. B AFFECTS: PARCEL B. I 6. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. J NOTE 1: A SURVEY HAS BEEN RECORDED UNDER RECORDING NUMBER 8110229012. • NOTE 2: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 12, VOLUME 12 PLATS PG 101. AS OF MARCH 10, 2004, THE TAX ACCOUNTS FOR SAID PREMISES ARE 084710-0081-07 AND 084710-0080-08. END OF SCHEDULE B SHPL\TB3!12.12·90/FX CHICAGO lTfLE INSURANCE COMPAl'''' HICAGO TITLE INSURANCE COMPI • SHORTPLATCER~CATE SCHEDULEB (Continued) EXCEPTIONS • Order No.: 1129710 N THE FOLLOWING PARTIES HAVE BEEN SENT A COpy OF THIS COMMITMENT: RON KNIGHT PETERSON CONSULTING ENGINEERS JOHN NELSON 1/1 1/1 CHICAGO TrfLE INSURANCE COMPANY SHPu"TB3/12-12.90/EK r-- CHICAGO Tl1L RANCE COMPANY 701 FlFTH A VENUE, #3400, SEA TILE, WA 98104 PHONE: (206)628-5623 FAX: (206)628-5657 IMPORTANT: This is not a Swvey_ It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. Black Loam Five Acre Tracts, 12/101 , , ._-, ~I" I -"(:I: ---'. ~ . , .-, ._-"t " .,,' ~ ,.'" , '" , '" , (C'. ,..".,.~ ..1-. !.. I I;"Z: I .... ~ 'Iio"'';--:' ! j:~1 ~E 1:l2 NO S;'· ,. -.. ~. I"'I" ZI:::£ • · • iii ., ~ L~ \ ... 4'60 · ~ ... --.of -. r-,. J .,. .. ~ ..... ?.r "'"f'. ~~ .,.. .• 7r ~. 0 II' ~ I ( 'I y.-}-~-~ ~I • .,. I , ... , .' "3 • .!..~ tt ... 1.~1 cP.,ot ~. \ ~. ~ ~ '10 '-". t-""---, +----"U!.,,_~~ rL-----' ... .f.!!-.~ p'" ~ ! . d''''' ~ : ~.; , , ! .. -', 'I" I .. ,. " ~ ~ ... " . .. " \ ,. ~ ,. L ,.1'1 i I ......... ,. ,pi> J .-.:=: --~ ..• , ••• #7'¥ ~ .. .,. I ",I LOT',... ICCSI'l1VIO -190'030", I ' w '" Wrr LOT. 1,1 LOr, 1 ~ '" • w B w .> . I ... 'I .... I'" , iil , < --~-~ , P"=:.-e. .... .... -11 --~ ~ Z ,.", ,r ------__ ---1.il_ z '~ ------, Z ~ ~ • .~ , ., ~ I • 0 A ~ • , . • : , i -• ... ., .. I 0 ,; ... ' '# 00' • ~'\ ., ;; -. .... ,.,~ , A dI" ,; r'{y ~ " , I , , , " • , , . • ~ \1 : ~ ~1: ~ , • 14 ~ , ~ , • • 03 ~ ~ t ~ · .. • ~ " v • ~ 4.,." .. J , I t ~·;·'r ~-.. " I J ~ I ~ , I , , , • · 15 , · , , ~ " ~ " I ~ , • ,0 , .' • Il ,. , ,~ -~ .. ." C_" " ... I ;::----1.'.7,r ~ 1)\00 .. rZ'l ITW ($.",.,.", A,.) ! K SE 130 TH ST ",.1;1-~ze.l04 -~.;r ,'7 ...... _ MAP RDA 0999 " .' w u J:il~t.J lur RrronJ;l1 Rrqut"U of ELITE ESCROU, INC. AnER RECORDING MAIL 10: Name shf pdt! ",.[ut Address 6,]4 Hoto.",chl-Oorl 4 Chuntf' Chuo-Ku City.SUte.ZJp Koh, J"p:m 6~1·Ol [sero,", nu. .. brr: 11228 gf\ • " , o o ., , • i • : o " (II Q . , . i g: I " ------------------------------------~============~~~ Statutory Warranty Deed TII[(iRAN'lOR CHARLES H. HOOPER and LWD.\ K. HOOPER, husbnnd end wife r-r-b rOf :JndincOCl\idrf:"llinnol TEN DOLlARS N:O OTHER CO'lO A:.ID VALUABLE tD jnh;u'ldJl:li!J.(on\r~and\Qf1'anulo SIIIt;Ell HARUI, OJ ~lngle pnsan o ~ CONSIDERATION o N C1) lhr rolll'l'ol'ing oJ! ~I itw-li rr~ f"oatr, 1itu;slrd in I!.-('01.11111 of J( 1 ng • Slatr oJ Wouhinvon: THE SOUTII HALF' OF TRACT 12. BLACK WAl1 fiVE ACRE TRACTS, ACCORDINC TO j}fE PUT nl[REOf RECOltDED IN VOUJ!'t[ 12 or PLATS, PACE 101. IN itWG COUtlTY. UASII1NCTOtl. ~~ SUBJECT TO: RICIITS. RES£RVAllOflS. ~ES1RICTIONS. f.ASD!.WTS AND COV(NA.>(JS or RECORD, A5 lNDlCATED IN PRELJl1lltARY '-IlL[ REPORT ISSUED BY STEVART TITLE INSUPJ\NC[ COHPMfY. ORDER NO: H:.B416. l-i=-• ACK!"K>\.JLEDGEO .... 0:0 ACCEPTED ---..1 I-~ tt~-f Shiljcki Har:ui ~)< W I-"-II) ......... AS 10 CO~T[tlT ~D rolU1: 1992 ~y ~¥f;~_;;!!1"--bkp£.',-----.-...... By .--.----.-----....... -.-.------.. --.. - ~ I\J STATE OLU""hlOE[OD ~ COUNTYOF ... K...,'UlD&. _____ } " ... I unify ltull know Dr hiM lalW"aclory E"widtDU: Ih;J1 rhul .... H Hopper and J 'Ild. H IIopptr 6 ~ the prrsonL-_-ho osP;;:d brrore mr, and s:tid prnon1...-.......... lrdged IJge ~ .xhCJL-1ignnJ 1M irutramml and aclmow~ il 10 bt'..shd.L fr« :tnd wI,nlOll)' aU for lhe mrs and purpo::ws .:"i mrnl~d in Ihis inslnn,rpl. :'! 0>1'"' 3~-q;), <;> ~ \ ,11'1 ,..; .... . /'. ,~' '.');., ''".~:' .".,;_, Co'\\ '. :.~ . /.: NoTary Publi<" in ami for II~ SI;Jlr of .Hu.:.bDJJi 0OJ."'COOIDO _____ _ RuiJjng;JI~K"."'n"'t _______________ _ " . My appoinlmrlJl upiJn: -"O"'Z'-/,,07ul,,9"'4 ___________ _ I» o , ... o OJ • m 1'1 ... OJ \ I .\ .\ J T \ - ,..., • • • • After ruording return 10: RONALD R. KNIGHT PO BOX 6 RENTON WA 91M»7 Filed for Record ., tile Requesc of • Washiaglon Tille Compall)' RlI7919 M7#1<,,::1I7CJI93 STATUTORY WAIlRANTY DEED THE GMNTOIl MARGARET S. Mlu.s •• siDeJe penon LPB-IO for and in consid_ of Ten Dollars and OIber <ioad .... Valuable: Coos_ion \ •• in _ poiI. conveys and ~ '0 RONALD R. KNIGHT and JANICE A. KNIGHT. _ .... wife 1he following dos<'-ral .... te. siNate in die Coun.y 01 KlNG, Slate of Wasbinp>ll: Nnr1ll half of Lor I Z. Black Loam FiYe Aero Tn"", acconli"lllO 1he pial Ibenof m:orded in Volume IZ ofPlals, page(s) 101. in KiDg COUII1y, Wasbilll1<lD. Subjecl to easemenlS. coveaaats. condilioas aor:S restric:Iions shown on Exbibit .. A" as bcreto auaebcd and by .hiS "'_ made • part bereof. Tax Accounl No. 084710-0080-08 Dared Ihis 5th day of JANUARY. 1999 By 'WqU1t4 j '1l) eHc4/ By ___________ _ MARGARItT S. MILLS 8y 8y _________________ ___ .TATE OF WASHINGTON COlINIY OF KING } 4DDoo • - J - • • • T ...... _ ... dilioJll.rOrdilllllCO Number 4612 reconIed 1II1II 21, 19961111der RacordiDa Number 9606210966; An onIinoIKeorlhc City.r RaItaa, WOIbiJIaIoa, ...... liIbiaa ID _enl dilllrict for ...u1Uy acwcr ..me. in • porIiaD or tho aouIb bighIIDdI, _ Downs, and Maplewood IUb-buinI and _Iishi ... tile __ or tile oMr&e upon co..-ion to tile &o:ititica. . .. ,,;, " :·:~:'};K;,Ual1men by thes~ prese~iS;i:htwe' (I)ti;~"~~~~';:;;!lned, """ers In fee . . . . simple of the. land described he,..,In, h~reby declare this coYenant !nd place ':,:;:" ~~" O!'l recor.d. . " ·'W~(lrar. '(im) the """er(s) In f •• sll11Ple of the fo11 ... ;"9 describe real estate situated In King County, State cf washington, to wit: fh~ S"u./-J, a .. .(. f,.-...,f. , <l RIM':' '-9q~! S-A~ tr.:..b k..,~ c..H>/ 17 Ah ... on "'hfch we (I) desire a s!nQl~ f&IDl1y resfdence serviced by a septic tank and d,"ln field. HOII, THEREFORE, we (I) agree an.! cove .... nt that said """"'(5). their successors and assigns wfll not construct, ma~nta1n. or suffer to be construct~ more . L'lan Cilt. single family residence unless such second and subsequent rll!sider.ces ,re connected and receive sewer ~rvh::e frtlh. a l~a 11y constituUd sewer district or municipality. It Is further a9~ and coy.,...nted that the aboye I/) Identified property will not be subdtvlc!ed for residential pUl1'O$eS unless !3 .. 5~rved by. po.blic sewer. ... . ' .. ' ~: ·.niesecoY ......... shall 'run "lth the land and shaJi be blnd'ing on all parties N hav1n:J or nqulring an), right, title, or interest tn the land described ("1')' heretn or any part thereof. as long as septic tank sen1ce is ~fred for ~ . the first residence or untH a re!ease of covenant is ffled by the Se.ttl~ <0 King County l!epartmnt of Publ1c ~:th or Its s""~essor. / W!t~e!s our hands tt~s g""~~;;r ~y c,f (j::;~~! I • 19 ;---~ ." / ,/ ; :. <""" /' .~ l~"' J ,/ .;/.f./-4.~/ c" ... />":Q"/-::;'-"~.....J;:> State of wa,;hi"9to," COLinty of K1 n9 J. ,.-\ --':.::. Fe 1M.' ~rs 8.;,1J·~,.::-.J ~E('i:' F (QSH~'L 5.00 #Clt>OS B .. , .. · ...... 5.QO 55 I. the undersigned}:.' Notary Public 1n and for the above named C'lunty and State, 00 hereby certify th:!: on this 24th day of Han:h 19~. to me known to be the ~ndiv1~uals described tn and who executed the ~1tti~ instnmcnt. and .acknCIWledge tha! they s~9ned and sealed the same ~ (~) (:'er) (their) free In:! voluntAry act and f!eed. for the uses and purpc:;~iet1l1n -~ Dent 1 oned. :::r:: 55 -= ~. ~ =:'0;; - Ghen under lIY hand and aff1c1al seal the day and year last abo~:.:writ!fn. ~ YILItlG: FILiNC FEE: Depar~nt o! Recocds ~ Elect~~ns Room 311 -Cou."'\ty I.l!t:I. 31dg_ $3.00 f/lst paqQ tc~py ~ill ~e staJllped (ree} -LI-Ih..; J!)A.-ie~ $1.00 f/each ."ddJUonal page :::::~.' 3:::::::ton r !LEO, iOT?1.Re,COrd ahR~quest~t N"~ ¥l if., ~'P)'U:J1~,~ UIr .... i17u1 121sl1l iliE ~. ___ ~J'l'~_lOO::. __ c:m~ · I i I 1 • 1 I I 1 i J l • j 1 ~ I • , 1 ! . t t .f -=Wi=--• ~. CERTFICATE WHW JtECOOO£O R(11)RN 10: r, the l!c.::nigned, (JA.f'l CIefIt of the City cf R;;onton. W3:l:ington. cer!ify tIIat this is iI true Offi"''''thl'\::~ ,'"k Rt-nton Mun~,.,':1 \....-,iidtr.g 200 Mill..A\'{'nut-X:.ulh _"""*V,, '''"~ and correct copy of I. Cl -:. -- t..? ~ Subscribed and SeaI"~: ..... ==-~tG, . .:..:: V1 .... CD ~ <:I .. N ~ CD t:1) ""> CIT'f OF RENTON. WASHINGTON ORDINANCE NO. 4612 All ORDImNCE OF TIlE CrrlC OF lIENTON. WASllINGTOII'. ESTABLISll:mG JW ASSESSMENT DISTRICT FOR SANITARY SBWXIl SERVICE m A PORTIOIiI OF TJIE SO\JT.H HIGHLANDS, JmATBEIl DOWliS. AND IlAPLBWOOD SUB-BASINS AND XSTABLISBDlG TBX AMOUNT OP THE CHARGE UPON CONNECTION TO THE PACILITIES. TIlE CIT'Y COUNCIL OF TIlE CIT'f OF RENTON. WASHINGTON. DO ORDAIN AS FOLLOWS, SECTION I. There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by the Bast Ren~on Sanitary Sewer Intercepto! in the northeast quadrant of the City of Renton and a portion Of its u;rban growth area within unincorporated l<ing County, which area is more particularly described in Exhibit "1\'" att.ached hereto. A map of the service area is attached as Exhibit ~B_· The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time. the . City does not: require payment until such time as the parcel is connected to and thus benefiting from the sewer facilities_ The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the ebarges associated with tbis district. SECTION II_ Persons connecting to the sanitary sewer facilities in this Special Assessment District and whieb properties ~ IS X; b ~ v v ;; ::!' IS J; i"i ~ ~ § ~ -~ » ~ B ~ 0 ~ ~ 0 " r 1': ~ , , ~ I :3 t f , , ~ r J , , ! ~ l • i I 1 • 1 • .. --. -', ORDINANCE 461 2 have not been charged or assessed with all costs of the East Renton Sani tary Sewer Interceptor, as detai led in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional tees, A. Per Unit charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0.069 per square foot of property. Those properties i.ncluded within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit ~A' and which boundary is shown on the ·mc.p attaChed as Exhibit "B.· In addi tion to· the aforest.ated charges, there shall be a charge of 4.11\ per annum added to the Per Unit Ch~rge_ The interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION :IV. This ordinance shall be effective upon its passage, approval. and t.hirty (30) days "fter pUblication'. PASSED BY THE CITY COUNCIL this lUth day of ___ J~u~ne~ ____ ~L 1996. Clerk 2 1 1 , • • I • t ~ , } 1 • ORDINANCE 4612 APPROVED BY THE MAYOR this 10th day of APpro~a6 to form: __ or~~~Q'- Lawrence J_ Warren, City Attorney Date of Publication: 6/14/96 ORD_576:5/20/96:as. 3 • June 1996_ I l l I J ; , • ! t I • ,,--------------------------------------__________ .r. ' . . . . ! I I I • f I i • Exhibit A LEGAL DESCRIPllON OF THE SPECIAL ASSESSMENT DISmlCT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8. 9. 10. II. 14. 15. 16. 17. 21 and 22 aD in Township 23N. Range 5E W.M. in King County. Washingtnn Section 8, Township 23N, Range 5E W.M. All of that portion of Section 8. Township 23N. Range 5E W.M. Iy1ng East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street; thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast V. of said Section 8: thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N. Range 5E W_M. lying South and East of the following described line: Beginning on the centerline aCNE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the No'rtheast V. of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 1 nth Street; thence East along said centerline to the East line of said Section 9 and the tenninU5 of said line. Section 10, Township 23N, Range 5E W.M. All of that portion of Section lO. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following described line: Beginning on the Wes t line of Section 10 at its intersection with the North line of the South Yz of the North 'h of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line .of the Southeast V. of said Section 10; thence East along said North line to its intersection with the East line of said Section 10 and the terrn1nu5 of said line . I f f J f , • :. 5 , i ! I , .. i ! '. Legal /Ascription of the Specisl Assf'Ssmm! Distrid for the City of Renton -East Rentoll Interceptor Section 11, Township 23N, Range SE W.M. All of the Southwest y., of Section II. Township 23N. Range 5E W.M .. Section 14, Township 23N, Range SE W.M. Page2of3 All of that portion of Section 14. Township 23N. Range 5E. W.M. descnbed as follows: All of the Northwest y., of said section. together with the Southwest y., of said section. except the South Y.> of the Southeast y., of said Southwest y., and except the plat of Mclntire Homesites and Y.> of streets adjacent as recorded In the Book of Plats. Volume 58. Page 82. Records of King County. Washington, and except the South 151.55 feet of the East 239.435 feet of Tract 6. Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats. Volume 16, Page 52, Records of King County. Washington. less Ih of the street abutting said portion of Tract 6. Block 1. and less Tract 6. Block 2 of said Cedar River Five Acre Tracts. less Ih of the street adjacent to said Tract 6. Block 2, and o,'cept the South 82.785 feet of the East 150 feet of Tract 5. Block 2 of said Cedar River Five Acre Tracts and less Y.> the street adjacent to said portion of Tract 5. Block 2. Section 15, Township 23N, Range SE W.M. All of that portion of Section 15, Township 23N. Range 5E. W.M .. except the Southwest 'A of the Southwest v. of the Southwest y., of said section. Section 16, TOWnship 23N, Range 5E W.M. All of that porUon of Section 16. Township 23N. Range 5E W.M .• except that portion of the Southeast I;' of the Southeast 'A of the said Section 16 lying East of the East line of the Plat of Maplewood Division No.2 as recorded in the Book of Plats Volume 39. page 39. Records of King County Washington and its Northerly extension to the North line of said Southeast y., of the Southeast \4 of the said Section 16 and except that portion of said section lying Southerly ~f the Northerly light-of-way line of SR-169 (Maple Valley Highway). Section 17, Township 23N, Range 5E W.M. All of that portion of Section 17. Township 23N, Range 5E W.M .• lying Northeasterly of the Northeasterly light ·of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-Qf-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying • t , I I t ! • t , .. ~ • , , Legal Description of the SpecUzl Assessment District Jar Ihe City of Renlon -Ellst Renton InJerceplor Page3o(3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, Township 23N, Range 5E W.M. All that portion of Section 21, Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly r1gbt-of-way line of SR-169 (Maple Valley Highway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39, page 39, Records of King County, Washington. Section 22, Township 23N, Range 5E W.M. All of that portion of Section 22, Township 23N, Range 5E W.M. described as foDows: AD of the Northwest \4 of the Northeast % of said SecUon 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded tn the Book of Plats, volume 78, pages I through 4, Records of King County, Washington. Together with ·the North 227.1 r feet of the West 97.02 of the Northeast 14 of the Northeast 14 of said Section 22. I I ! I I I I . , "u ._ • Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary 1 :24,000 E~) ,""',.., SEWERS . .m + ~Wcrh ~ cMs_,MaeOnie.Vi..,..~i "1: :20 M<r/ 1996 _______ City limit • lZT...T..LI special As._t District I I 1 , I i t- It) - -C> .. « .. <> .. .. ., 00 '<nD\>fVJ oo'D' __ ~~, '1 r,_ (i 't " 'I' .p ~ ~. ~r1~ , 'd, ~ ~ rj~ T .. " ,~ 0~1~ o 01'" , -, ,f ~1~:! ~T ~~p t t~ ~~1 ~_ I /~ j J. ,,~t~ .. lilt HI ~ tPH) i ~ ~ I ~ ~ • ~ ,J 7 7 j "0 ,~, , ~/~ I· j~ I" • !! .' ,,~ I~ o. it, ~$ 71f0 l 1!~i '3 pO, j " -~" . ! 'I ; jO~' j~ ~ J~)~ ~o 'lit; p1 ~ , I ': /. I' . ~ I p , , . 1,.;'., ..... ~ ,," ~ ., ' , .. j ; '0. " '~g s' . ; ! / . , I. It ·····11 ~ '. :.. w· i" ;Ij Ii . l • '!i .J !J :'" " ! , ~ , ~l ,I . 1J~1 .. I • ;; I ~ ~ .. ~ 1 ~ ~ .. " . , " ". . ',", 1 • Z. to ". j r. .. 1 ~ n .' ~n t ,J). 1 u> it') ~ 0' .. ;. 1 rio Cl J:;2 ""1 a J; ~ J :".J_~ . :>:. cO ' -. I ::<: " 4 -d~~. . ,. tll01 J JJ " f ~ 1 P1 c.:' I. 21-l' ) f-, "'~ .; : ' .. <1" h-" I"" ~ J -'. -!'1 if ~ ( , Y;t f 02. r5 9 . to '] ~ -0 .'" ,: ,", Ac-'" P • ~-7 'J i J'. ··S "l-It v," . , -:JJ": 0 !'; did .. .r J ~ , ~ ~ .,J) .~ , i pi dltfl I , • APTER UOORDlHO MAIL TO: "IRS'!' SAVINGS BARK 0' R8NTON POBOX 360 RBNTON WA 98057 LN Al 141191 OJ DBED OF TRUST .~ ,~6001866.001 ASSIGNMENT OF RENTS, SECURITY AGREIlMENT AND PlNANaNG STATEMENT P~W-r 55u,q 10-6 nos DeED OP mUST is made das 2Q'l8 day of DARDIRf bc:rweeu 8M!! Q B MICjII'I' !\lID J'lUIxq &, gXQ8T ' fIUllMd!1 Anp wla wbosc address 11 PO BOJ § samr D 9'957 . aDd Ml1RIIR sgylgw WeP"'JIW A DRIFTON cplIpoRMJOCf as Trustee.. wbaseJlddrCSUI 291 _Te AY"R" 8QIl'DI. po IIlI 3158. BBRm!! VA 9'957 aDd lIB'T AAVIFfI .. Dr B..,.. , as Beaeficiuy, wIIoao adcIn:a is 201 -I" M'PP' MQZ8. po 801 J60 BIR'rOI' D 21057 • ODd &om wbom __ n:prdII>g lids Deed aDd .... ....my ....... der may be obbuDcd Po, p1UpOI<O cI the u ....... eoa.-daI Code, ODd os IIICd bcn:iD, tbe t .... "GroatoI' .haIl .Iso ...... "l>et:Jcor-ud tile term -S :finny" daaJI also mean "Sec:u:red Partf GRANrOR b=by .... 1M>CIIbIy gt'IIIb, b-. .au. aDd COIWO)'l to T ...... in tnJsI, WIth POWO' of solo, the followuls _ property ID "''''' CoUDly. WashiDgtoo. . Tax Parcel ID# 084710-0080-08 HORTH HALl' OP LOT 12, BLACIt LOAM 'Iva ACRB t'RAC"I'S, ACCORDIlfG TO TIIB PLAT TBDBOr RBCIlRDBD IN VOLOKB 12 OF PLATS, PAGE 101. IN I.INC OOtrHTY, ftSIIDfGTOB. TOGETHER. with aD the leoemeou, bereditamcDts and appurteD8DCCS, noW or hereafter thereunto beloogmg or ill ~e appenainhag. and the rents, ISSUes aod profits thereof IPd all othCl" property or rights oC any kind or uature wbatsoeVer further set forth lD tlus Deed of Trust, SUBJECT. HOWEVER, to the right, power and authority bereinafter gWen to and conferred upon 8eDeficiary to coiled aad apply sueh rents, ISSUes and profits, plus any interests of Granton butmaftcr acquired iD any sucb property. p ... t Doc fl (1~ FPS D542-01 1/ .. , , --. ... DEED OF TRUST (c:oAIiauod) THIS DEED IS FOR 11IE PURI'OSE OF SECURING PERFORMANCE of each agreemeut of GraDtor iucotporued. by refuCDCC or contamed bcrcin arul payment of tbe sum of ON' HUNgARD FORTY NUB THOUHltNJ) UP HO{]QO DOLlARS ($ 144 oog Po ) witb interest tbereoo acr.ordmg to the terDl5 of a ptomlSSOry IlOte (&OmctuDc:6: rtlc:rred to herem OIID related loan documeatatioo as Dote, Dotes. Notes or Note BDd Agreement) of even date 1Jctewj1h, payable '0 Beneficial)' or orde< aod mad. by GraDlor, all reaewaIs, mocfiljc.tioruo or extermons tbueof. and also sueD further 51UD.I. aI may be advanced or leaDed by Beneficwy to Grutor Of au)' of their SUOCC5SOJ'5 or 8IQ8DS. together With inten:st thercoo at auch rile" as shall be ICfCtd upoo. ID addJbOD, aDd ID CJl:pansion of cD"o'eIWJt£ herem stated, this Deed at Trust exteads to seaare the perfonn.aace of the ~.aDts Md agrcemeab coataia.ed in aDd any prOYlSlOJU of any DOte. Loao appbcabOll, setdcmcot iDstnactiODS or CKroW iDstructiooa. ud any loaD -crecment (whether ror coDStructlOn or otbervrise) between fIRST BRIM' RANK Qf BRJ!TQN ... d lbe "G ... , .... herein, aDd -"'" the .... _ by tlU$ Deed of Tnul, wIud> "'" by this reieccace deemed herem incorporated and arc or may be, ben or in othu doaunen~ together reiencd to as ~Loan DocumCllts, ~ "Loan Documentation-or "'Secunry Agreements • IF NOT PAID SOONER, the mdebtedness and loaD oblIgations secured by thIS Deed are due III full on "BRUpy 1. 2005 ~ GrUlor covenants and agrees as follows 1. Cplblqal The foU~ desaibed estate, p'ropert}' aDd ~ of Grantor are also iDc:Iuded and COD~ as llCCUI"ity ror the pcnlWm&DCe of eacb ~on hereof or beteia. ~ by reicrcace, Ud each covmut and agrccmeal. of Grmtor contaiDed herc.in or incorporated. bY refercDce. and the payment of aU sums of IDODe)" secured bereby. P .... 2 ~OO-998 ~005t<:0?0 (B) ~W8 Estate AIlIbe £date and np.t& of Grantor 10 aDd to wd property and 1D aDd tn land m streets and roads adJoming i.md prcDJJSCS, and aU access ngbtS imd asements apP log lbereto (/» I~_ All btul~ _os, .. 1" ......... , filIlutcs aDd otbclos of ~ aow or be ~1icbed to, or uied 01' .daptcd for use ID tbc: opcra60o of. the sUd promiaes, ondltdmg bill _0lIl """" Imtiled to, aD heaIiDg aDd mcmc'""!t8 apparatus BDtI eq!D(ll!l<lll _oo:ocr, all bodon, _ moton, dyaamos. )ICDU1IIioog equipment, P!l'!D& BDtI p!uioo!!mg fi>tIl;r.es, ruogco. cookiDc appanlltS BDtI aiet:hamcoI btdt .. -~ ............... coou.;; vcatibtiDg, .pnnkIiDg aDd vaamm. deulIlI8 systems. fire ntmgl"ihmg apparatua. P.:I aod c1cdric rnaores, cazpelmg, ~rpaddtag. oIeYatOri. cscaIalorslui!:'b!!,':' mantds, bwh ... at!mtrs. WIndow shades, bltDdS., screens, storm sash. ~ • of oabbc spaces, haUs UId Iobbtes, aDd duuIJ!>cry ODd (IIat!1s. .. d mdttdma also aU .-of ""1 ....... of the wd premises m any of sUch items bcil:aftcr at uy time ~tl1rcd aDd ~:l~d aadct ~saIc CODIIad, _m_ ModtCr_ ...... '!8_ aUofwlUcb PR!JIC'll' "'"!I0oned mllt!sJlO'!"'apb iIiI1I bedt:cmed part oftliO reaIlyaDdaot .... robl. wholly or tD part WIthout matcriarinjury to the ftecbold (c) M'5£cI!.R'0U6 AD and ~u aDd lands, tcoemeots, ~ water n&hlS, bca ' eme,m and ~ccs tbcrcto bc~orID.AIl.JWlSC ap~ aDd the rcvcnlOn aad ~ remaitidu tmd romamden, =Is, ;..ues, tmd pn>IjlO the..of, aitd all the ...... , rodtls, blIc cIoim, mlcrest aad dcmllDCl Vttaal:soeYcr of the GrutorA crtber In Jaw or =!n~ m and to dac b~ ....... TO HAVE AND TO HuLD smd preouscs aod daaibed. logCther ..l:'b ttll aod ~ lIIe loads, , ........... pnyi!cpis. walor ngjt _ .... aod ~~~;:::'~:!a:r*J8~s:g:rth:r~ ~= B.d doawttb wIta......, of~~ mlaw or eqlDlJ', of, m aod 'ollie ~ bupittod premises. for'C\'U u ~ fot-the thfu.I pc:rformaoce OJ ciu::b. and aU of the aweDaDts, agr_ ...... , ..... attd conditio .. of tIo& Deccf of TntOl, SUB/ECT, HOWI;YER, to lIIe riP!. power aDd UIhonly boreioaftu II"'"" 10 aDd oxmfcn-ed .pou B .nary to coIIet:t aDd apply ,iIdi .............. aDdprofiU (d) S!U F..a~ All of Orazdor"s nv.bts further to encumber said ~ for debt =q>I ........ _ by ,It; actual ........ and 'P~ .. ...eo! _, shall be .od at ""'OS remam subject aDd _ to (,) •• y iDol all __ to etttSIeoce wItat such eoo:umbnocc becom .. cIfct:In< ... d (li) any teoan .... lh .. ..ttu...-Os-_ b"",by (,) ....... """' ... spoda! """' ....... , to BerioIiciary to make this !DaD thaI IS of the_ &ercor there are no eucum.bnDccs to secure debt JUcuor to dus Iked of Trust aDd~. co"''''''\'I'''i lha1 there arc to be .... IS of the date wItC. tIus Deed ofTnr5t bccomos of except in either case encumbruccs ~ the pnor wntteD approval of B efioary, aDd aU Grant.oc's. ngbts to cater 1010 any lease orlcase apccmClll: which lMJuld c:reate a ~ that lS or may becOme subordmate m any rcapect to Ill)' mortgage or deed of tnlSt 0Ibcr thaD this Deed o£Trust (.) Grantor's nghts to euter loto any lease or lease may become subordmate In uy rcapec:t to III)' of Trust ~~~~-9:~~:rt~t!i~~~~Wbe: D and If Grantor and Bc0e6.~ &ball .. Comateraa! Code Ftn""""i Slalem ... any way c:ouedc:d with the use aad Doc #4 (12-01-17) fP8 DM2002 ... 7", . . . . ". • "' ~6001866.003 5. ~ In the ew:a.t Beam,,! docs DOt ina £ere1y ~lcrate the wboJc indtbt.ednc:ss ewIeoocd ..... of III)' ddoaII. Gnurtor will w1tbout lurlhcr -be<,ns ~ &om !'<a~. po)' • '!ale ~'." prVrid<d for in lilt NoIc, ID payment of lilt additJooaJ COIpC1ISC iDYoIwxI m hmdllai paymcats that are m Il1TC81S. 6. == Etc. If the total of the payments ~ c:a11cd !"Canes) made aDder PaJ'I8fOPb 4 to __ for !I'OWICI1'tIIIS, _ special wcssmCDU, and premium .... .........,. poIbec obaII =CccI tbe ........ or _ .... actually made by B .. .,.,...y for tbe _ oct forda m. ~pb. 4, p1UI such 8lII0UDIs as haW bcca reasonablY. ac:a.IIDulatcd m such rcsencs toward ~~eab tbcic:fiom DeKt t6 become ~ IDCb escess may, pwvadeCl DO default thea =su UDder the tenDs of dUa iastrument DOl' under the terms of the promissory oote hereby ~ but DOl: otherwise. be aeddecI by Be~ m payment of ~t .......... but not PartW. paym .... to be made by GlllDtor or, at the optlOO of the Benefid''Y.,..,rCfuacleirto 1be GrantOf or his &ucccssor UI iatc:rest as may appear upon the re<iirds of the Beae6ciary. u, b_. the monthly paymenb _~such resenu 5baU DOt be IUfIic:ic:m: to paytbe IlbDI required wIaca the aamc shall ticcomc due ~ ~ the GraDtm shaU py to Bcac6ciary an)' amount DeCCSlal)' to mate up the dcfia~. If tber-o shall • alt uader uy of Ihe proYISJOftS Of tile Deed of Trost lDd tlaereaftu I aale of the property in accordance Wllh. rbe pl"O'VlllOJlS 6c:reof., or if lbe B~ary &cqUlJ"C& ~rty otberww: after -defaultl the BcDefic:iary IhaIl ~::.:: WDc of oommcacemcot Of sutb pro or at the bIDe tbe property is odacl'WI5e 8c:quircd. c thea rem~ 111 the funds aa:umnlated tmder Paragraph 4, lesi such stUDS as will become due aDd payable dunng the pendency of the prnc .... 'Dp, ... credIt apiDst the "'0_ occurnd bnreby. Page 3 Doo ft (tZ.QH1) FPS D542-03 . . .. -------- DEED OF TRUST (""""'oed) herem 10 lhc ~Dl of breach of any rcqwrcmcut of this paragraph. the Bcncfiauy may. m additioo to aoy other ~ts or remedies, at aay tuDe thcteafter dedaie the: .mole of wd ptmC.lPal sum UDm~ due and ~blc:. Proof of impau"lllC~Dt of ~ IhaI1 be UWlCCCIIU)' In any Iwt or pro~ IUIdci' this _h. Grantor shaD permit Be.cfidarj or its ..... the OPJ)OlltUUty to iaspee< the property, iD~ the interIOr of any structures. at reISoDabIe times aDd alter feasoub!t DObce Orultor-chalJ compIctC 0< restore JI'OI!'IIlIy .. d iD good __ -, .. y!!WJclioll or impnM:mcat wbIc:h may be amstnlCtOd, damaged or _)'0<1 thercoo, and pay""'" aue all eosb iDaIrrid 8. :!~~~~~~~~~~~~~~~~ ~~O< iDe r.r~~~~~ti~~ purpose of (a) To commence conskucboo promptly ud ill any cYeDl WItbiD 8":I~X~TX'7.-,-______ :-_ (60 ) days from the date of this iDstnlmcnt, aDd compldc the same in acc:ordantt wh agreements relatiDg to coastrudioo ud plans and IpcciflQ.tioas satisfactory to Beneficiary Wdbm 12 IIJOIIths of the elate of this mstrumeot (b) To allow Beneficiary (0 UlSped. &aid property at aU bmes dllnD8 ooDStruClJon (c:) To te~ uy work or materials IIOsatuiactm)' or DOt c:ompl~ with the provwom of tbe eo .. _ Loari Agrumeo~ .. tbiD fiftuII (15) CaIe.dM clays afte< written -.. to Grantor of sueb faa.. (d) nat WOI'k shaD DOt CC&iC 00 the comtruclJOo of sucla unprcwemeats for any reMOD whatsoever for a period of 6ftcen (15) (OII5CC:utnoe days. whach PenocI may be exteaded as proyuied In the COasbllcbon Loan Ageemeol The Trustee, upon prcscntabon (0 It of any' affidavit ~ by' BcucJiaary setting forth fact!. ~ a dcfaaIt .". Ormor UDder Ibis DUlDbcreCi para,raDIL is autbonzed to accept as true .ad coDclusrve aD fads aDd ltatemeats thcrcm, and to act ttiereOn Under aD pro¥ISlOlIS of this"Deed of Trust. 9. "'£'iii& No baddiog or ~ ... ,..,...,eot oa the _ oball be stnJcturoIIy altered. rcouJYcd, or d wdbouI: tho Bco~' poor \WItten coDSCDt, nor shaD my IPture or dadIeI """'red.by thJ& Deed of Trust ad ~ ,. die ~ ... aod _ ... oltho _ be .......... at aoy tim. _ like tomen' uabs ..,tuaIJy by an oi1ide ol equal ~, _ by Gr~ free aDd dear of aD)' ben or 5eCUrity mlerest except soc:h 85 may be apprOYed m wntmg by lbC -ficiaJy 10. I=:r-To provide to the lIea1efiaary, at least durty (30) days p.nOI' to aplratioD of """""IIIDSUBD<O. .................. _. _rantt, wUh 2'<'" ...... prqWd, aD au of the _that IS subJCct of tiu> Deed oCTrust, or h ..... I(.;. ~ J!M! of wd !"""ny, _ .... by fin: Imd Other hazarib.. (:Uualbcs aDd ~aca. III£Iadias wac iIamage If B 5r""Y 10 ~ ~ as mat be reqtbrcd &om bme-t~bme bY. the P 5 I'ry m such amounts aDd foe sum DCriOd of time, ~ loa paYable daUSC'4 (without COIIIribaboo) m favor of aDd m form gt",.,.,ory to the 8coefiaary IIDd to dcIiYer at[ poIiciel to Bepdic:iary. which cielftte!'Y. IbalI coDSbhlte ID "!JgI!ment to B~ of aD rebU'D ~ AD msuraace ,baD be earned ill C'Mlp"OY'S ~ bY 8c:Ddiauy ~ may at iU O~D require GraDtor' to maintalD sawi reQ1DfCId poIic!es In Grant~s ~"saon m ben of ~ .... poliQC6 to Beoc:6c:iJ!y. m winch event sua lJ()IIcics shaD be kept avadab)e by Grutor at aU times for ....... '" tho B mnory or COT ........... IwBcaeflCUl)', its ap. <H' ......... ad said ~IDBJ' be _awn by Be" .... "'y at aoy bme lD ...... of fOrecloSure of tIus Deed ol Tnul or oIbec _ of tJtIc to the ....,... ~y .. ~ of ..... or all of the md""""'-' ..... red boro!JIo. all IOtcrc5t oC the Grantor in any lIISUJ'UQC policies m force daaU pISS to the ~ or Gnalce To pi)' 10 B~ as Benew..,y may require a rt:a5IJIUb1c fee to ~r c:osb of ~ ~ ill the ..cot the G_ rq>Ia= aoy pOhXprior to 1lB ~ Graot", wdI reimburse B Iio;iay f«1!'l' premiums pai4 for Suc:h iasuraDc:e the B~ ~ tbe OWllol'". default in so ~ tbC bud.w.g,. or _ iIaprcMm_ or uk ............... deIi..n.g ,och poll .... to the Beacficwr aD e.donCd. lL J..amoiII. To __ iD ad deCeod",y..u. aClJoD or pro_ tIw "!'&ht _ the YBlue of tJos ~m"" or the .eeuri!y I!SCIf or the riabU aDd ......... Ofl'leocficiiiy or Tnalee, ad should Beaefiaary or Trustee elect also to appear Pl or icfcDd any IUCh acUoo or po: i & be made a party 10 AICh ~ rCUOJI of thLS Deed ofTr:ust, or elr.d to ~osecute sucll ad:Joa. as appears ~ to ~ saad vaIiac. the Grutor wdI, at all times, iodcmmfY &om. and. on clemaad re.mDunc B~y or Trustee for any and aU.Ioss. damage. expense: or mst, uicludmg WSl of CVldcace oftade aDd ~s fees. ~ out Of or meurred In con ..... c1na WIth any such sa.tt, adIoIl or ~ and the sum of aic:b """".dJtuRa shall be ........ by tJos Deed of Trust ... th ..... rest as p"",ded .. tbiO .... secured h=by aDCf $haD be due and payable on demaad To 18Y C06Ia of soil, cost of evadenc:c of. title IDIl a rcuooable auOJllCy's fee U1 any proccedma: or SUIt brought by Bene.fiaary to forcdosc tba Deed of Trust U. r:CLc!\lri" To po)' .. fuU at Icast tm.Jty (30) days befor. clelmq ..... ' all reola, _ a&SeSIDltDtI an CD 1IDCCs., C:b.arF.s or hem Wltb mtcrut. that maj' DOV( or ben:aftc:r be ~ assesgd or daimed upOI1 the property tbar: IS the sabJect of this Deed of Trust or any ~ thereof wbidi at any lime appear to 00 poor_Of lu..pcr1OI" budo for which ~ bas DOt bceo made htzdofore aDd. upon request will exlublt to BeDcIIcWy of6aaJ receipts tii:rcfore 00 default under tIus ~ BeDCficwy may at .ts ootioo, pay. or pay out of ......... aeeum1l1atod ODder Paragraph 4 .. aoy &i1ch ...... _ """'" Of JIJI)' other """ of N ..... uy by .. ISO. of such default of Graotor,lmd aaJCfiriuy shaD not be hable to Gra.ator fot • faallUe to C2f"L':ISe any such option toO'998100S~orot To repa! IIPmedlately on wnttea Dobee to Grantor all sums 00 befialf of BeDefiaall or Trustee. WIth mterest &om lhc date lDterest per unum specified ID the Dote Failure to repay ,oeb Doc #8 (12-GM7) FPS D5G-04 , , -""", • IS. MimcdI!PMP' em 5 Grutor furtber cowaauts Ca) To fuUy comply _ aD ~ 1hc _ 'm " .... ~ of all _ ... said """""'" so dad tho ..... thaD Dot become iD deIatdt aDd to do aD that 15 needful to presenoi air saia ...... in fncce. (b) To.,...,w ao "!IiPm .... ofaay I ..... or""I~ lhcrou ...... uoIcu 1hc ..... to ...... or _ ia cspady iacnod by .... Leaoe aaiIcr IUd! lEase. (c) TbalI8TC ~d ~ for taJa aDd. c ....... ~dcd 10 be paid by GraoIOI' • apccdied ill P ...... 11 Iacrcof, Gnator will DOl aeatc « a1IIr:r or ~ 10 be created. ..... ' to .... dati or .... __ ad deu...y Illdlio Deed ofTnal, any beD or eo __ may be or _ oaperior to .. y _ i6diog saId~. C., "..,11.., ~ 01 the ._10 ...... MaO iaduded -sud ei· ...... by ... ' :;", or betan> ooId .... _ oUunIio I1IIIuce<!. Orutor...n P""ide 6IaIldoi ;" ......... oad _ to """ply wid! aD Ie-. .ad before ........ a-.... auch , Pibttt; ~ ~ Oriafor will furaisb to P 5 jay salisr~ &SIIInIICe of """'I""'--......or !roo 01_ oad b! ...""""." ... aII_ .. hi -iDa a..d ............ 16. £ca' e· Sbouid the I!fOIIOI\J or,.,., ~ or ~ _ or rjpt or _011 t.berem be bDii" at ~ rcuoa oJ ~ pUbl;c or prinle IIDprovem~ oondrmM~~5dias (IocIDdioB ~ of ), Iiic. ~ or cdc! c8IuaIIy, or ID any ............... , __ ...y, a. ~""::3: rr la aad.~c, III its 0WIl ~ any action OJ' pi ... or ::.:: :--.lt7:~ therefore. An"':d.""::. -~ .. = t:,,~-;:: ~o~ !!Jdo+J !he __ ~ any poIiciea :£ ~ aIIociIas d!O~ .... ~ ...... to Ben ' ,. w&cb alIIl, .... ~ tboR6a:D ...... expcasea. • ~I ~ rdiue MI)' ................. br!i,ocllllllYthc_ol .... propetty,u.may . __ _ to B S''7 ~refwD p .... 01' o6a rcpaJlllaU11POD IIJ'f iDsuraa:Iat ay bmc PtOVidcd fur lhc beoc:fit at ttie Be: S 'a.,., rcfaads or rebat£I iIwIc of tara Of lSI Db GIll uic1 ~. ad B $ Ilry ~ at lIlY time coJIcd Aid rcturD P! • • rcpaymeDl&.. reluad$, i'ebiIIes., ~ _""ond;", .... DO ___ IIcnby be ...nIu • .....,; JUdI .right to -... be __ 0.-..... _ to -. ...... -.. __ of lOy such COIII~ ... t"!a. -. cWo-. ............. un! Of prall ...... rep"Y"'eo.., ngbll or ac:tloa aad prooeods .. Cn.&;.;y ot _ .... y r<quUc. . 17. Tn f! tI . TIIDC iI ci tile C&SCDCe hercol m amnt'A'boa with aD obbP.tio% of abe 0 ...... bcroiJi or .... ~~ P"1!'JCII' ol lOy '"'" ..,and bereby an.,; ira cI1Ie dote, B • f ']I does DOt waive ita cidIcr to ~ prompt payment wbCD due Of aD other sum. 10 secured or to dcdarc. de&uJt for 10 to pay. 1&. l'IIIIiII-& iolS-At any time upau _eo request of 1Icacfitwy. oa_ III its ..... aocI Ii! ,4Gf1li Ifee2 JTnst uuJ aid DOte for CDdorscmeat (m case of fW(' aicww)'DCe, for ... " d ., aad _>. _ of!eduJa Ibe boI!ibtY III .. y _ for the """" .... of tho . "4 1 " TruItce -l .. l:tiit·oj to Ih;e ~ of "1 .map or JJIaI of aauI ~ (b) jom in "*"'-"!'l' .... m .... or 8(')'-tI!creOu; «)J'" ID anyiubordmalloa or _....-., ~ dUa Deed ofTn!slor Iiea '" c:horp tbenoof; (d) .""",,!Yej', _ .....-.oty, all or an~ ~tho _. Tho Onotce b!,.,., _ :::~ _ .. lb. "persoa or _ eaIitIccI dicroio,' ODd lb. rodlals _ of lOy or fact& shaD be coad...., proof the truthfulPCSS tbCROf. GrIDlot ~ to par a rcaSoaabIc Trustec's fcc for full or partial ~ ~ with • ~ lee II Trustee, .. '" "P!!oa. cI«u to record saUl reconVeyaD<C My ....... by _uy uader this _ph IB sI!aII ooIy iff ... the Beneficiary's ...... t in tho property ........ ... ro the DeecI ol Trm. 19. s* r One Pa~ . Ia cue of a sale under I.hJs Deed of Trust, the said property, real, personal and DUXC JUy tiC so m DOC parcel. 10. Ilent AwJpm~ R.cstJ~ The Gramor shall DOt. Wlthout first obtaiJfoIg the BeDtficiary'5 WrltteD coo&eDt. ~ an)' 0 rents or profits at the property or c:ollcd uy rent for more than ooe mODth III adYaot:C or chin. tIac general DIlure r:l the oeelJeuq or mltlate or ~ iD any ~ rcdassificatioa. or do or suffcr aay ad or thing wIuch would lIDpair' the security for said debt or the Bmc6.c:iary's beD. upon sud property or the Rots lllcreof. In the eveDf. of breach of any reqw.rcment olthis Wagr~ the Beocfiauy ~,1D addition to ~0Ihcr rigbts or reroedJes, at any tune ihereaftcr dedarci the \\thole of said prlDtJpal sum immcdaaccly duI:. and pajabJe boo #7 (12....." FPS ......... DEED OF TRUST (coulmUed) 11. ~metl[ nCa!f: The holder of tim Deed oiTrust. III any action to fo~ shall be cobt1cd. DObce out regard to the ac:UoD to foreclose. and Wltbour: DObce ad without rcprd to ihe adequa<:y of aay I~ lot saul debt) to the appomtmeat of a rec:e~r of the reab and ~ of the propc:rty and JIicl> recciYu _ ... .., ID additioo to aJlthe riohts and powers ~ gj=> '0 and ...msCd !>y such ~ oD the riBJtts and powers gnutc(I '0 the ~"UY by Ihe "' ... , .. "" co.tamed in P ... aph5 22, ., ad 24 hereof. n. ~ent of ~ As further _ty fa< the ~0Dl of aU Ulclebtedne.s herein mcnl1ooc:d...Jf ~ rcm8Pr¢iu of said ~ aDd the tide. and IDtereat rl the Grutor 111 and UDder aD leases 1J(1fft Of bett.afr.CI' affcd!ag said property are CRby ~ and transfc:tred to the B.neficiuy. nu. proYISio. v .. " Ul Bc"dicw.r .,; ..,;....tW. preseal rioIil as of 'he daI. of tIus 1DStrWDCal to ~ all rents, aad Gnmtor is by dWt Deed ac:cor<kcf m~ a"Lceme to eoIIcd: them lD accordance Vr1tb the terms bcfeof if aDd wbde no default bemmdcr emu So long; as no dcfaull sball em.. ill eom~ with ~ n::quiremcnt bcrcol or of lUI)' farther iastruracat at any tune executed ,nth ~ to tlUs Deed of Trust EbC Grutor may coiled BIIiirDud rents aDd ptOfits as the same faD clue but u~ the occurrence of ~ IUCh default. or .. aucb.later tiiDc: as the Bcocfidary m Its sole discn:tilm may fiX by wriuCD nollce, aU right of the GrantOT to coiled or rcc:enre reats or profits sball ~ tcrmmatc. All I eats or profits Of Grantor" rueavahIe &om or m rc:spcct: to Iud jlropeny whtcb It shaD tic. pcnmtted to coUea: hereunder shall be r~ by II: in tnW: to pay the usual and reasoDable opefatmg ~, o~ and the tuc& -. said t>tOPClIY and'the ..... .,.;"g the Bencfi~ as they becom. due aDd PimbIe lUI proVIded ID IbIS -need of Truit oi an the said DOle or In any moddic:ation or etther The baIancc -of such rents and p.-.ner -"" of.uch _bog CIpCDS<$, ta= and sums due the _~. and after ,be ..umg ...... of aciriaIs to date of iuch CIpCDS<$, ta= and ...... mdodu>f; -tuotIc!". IIhaII be Grantor'. iobsoI ... property. No I ..... of the -. or ... y F.I of the PfOIICIIY IIMI_ .. iIIiIiaIlmD of more thaD. three JcaD sUD be: IDOCIificd or te:rmiaated. Wi:bout the WrittCa consent ol""cIte p e i!"Y, nor shall the llUiCDdcr 01. ... , IUCb lease bcaa:cptoclDOl'~1'CDtalthetamder be cnUectcdfor IIIOfCIhiii th,ee mooths ID __ "",bout hkc _ oonaenI I ........... of ... y defaul! ............ ad the =ra.. by the BencficiarI of d5 ngbu h=by _ thai ~ymenIs In"" by teDaoIs 0' ~ to the Bencfiaaiy shall, as to taCh teDUdI, be coaadcied. as tboUidi made 10 Orutor and ~ 01 tcaaat's obbp!Jooli .. ...,., to 0....... Nothm& boo ....... 'aioed'iball be coruuuocl as obblia2 .... B .'..., 10 perform &OI.of~. ~ ....... ~_ Dr rcutaI_t G,ow ihaIJ __ deflVCf to the ~ upon ~ ~fUrihCr or ~mealal ass~ qecessuy to c6:duate the U" ... O_ ofthu _hand ..... faiIDre of .... GraPtorso ~~ Bene(icsuymay, m._ to any other right or remedY it ~ cIcdate the mablnty of the in hueby securea 13. frnr"ra;; ~'ry ID the cveal of default m COrD"p1.wx:c WIth any ~DUClDtIlI of lIDs Deed of Trust or 0 anY' lDStrument at eny.bme executed With rtSpc:d to tIuS Dced. of Trust. and ,he ....... ".,,'" _ for such pen<><! as ...-_ the Benefiaarj to dccIa« sui dcIlt do. and p8;vabIe. or (OS' lea. clan. if DO such penod be tpphaHe. the BCDC6aary~. at ItS oP..tion. ealcI" !9OD and i.ah p~n of the sud pr~ and lit the same or ~ part thereof, mikmc thctefotc saeh altuatioDs as It 6.ods oeecssary. aDd may tcnIWUlte III 10.)' lawful maDDer any tr:nancy or occ:apaI!qo of said property. Cleruslll, With ~ lheretO an)' nebt 01' opIIOD avulable to the OraDtor Prom _ ifttr the occurrence of any such defAUlt, if any 0WDc.t Of 8I.ld ~ shaD occ.upy 1aJd. property or Dart thereof such tIf1IDet shall pay to the B~ m ackraDce OD the first day of c:adi moat6 • rcuoaab1e rcataI for tbe spac:e 10 occ:uP!td, and. apoa fadure so to do the ~ shaD be cautled to nmOYe sudI 0WDCr from the property by uy appropriate action or proceeding 14. ~ult! N<>! WmY;d The _ apD. ODd tabag __ of sud propc:rty. the colIetttoa of rent&, lUues, ind profits, 01 trac Droc:cods of fire aad other insucmc:e pobI;ies or .,.,.,.,....,,,,,, 0< -. for ZJ'f!Olw>8 Dr ~ of the ..-........ app_ of"""" thereor as aforuaed, &ball DOt cure or w.fte aD)' default or Dobcc: Of dcfauk beretmdCi Of' mvahda1e IID'1 act doac pu.rsuut to such notice 15. 1lsIiIIlli AII __ """"cd hacby sboD become......w..cIy due and pa~ .. th ....... of the B~ ........ demand or -. idler OD}' of the foIIowmg 0CCUl. each 01 _ IIhaII be in cw:Dl of default: (a) dcfaull: or fa:lIute by Grantor ID tbc pa~t of aD)' indetitttfness secmod bcreIw or In the &x.tt;.";'!.""," or ob&crvaocc of any aareement or ~ cont..aiDed beRm or m MY of !be oiber Loan c:ze,c:uIed ID COGIIecbaD With the loaD Otiigallon tbl1 Deed of Trust SCCUI'CIt or (b) any aM'II!mc:ar: made bY. Grutor or the then owaer of said DrOPCI1:r for the benefit of ueditors, or (e) aay trasUfer of btJc. ..ae by the Grantor Of tbc thea owoU of'S&l1 property to a Graatee or sua:c:aor Tn ~ 01 other ~ olGnDtors mttzest. aDdaucb. dw;Igc$ are sub,reci to tbt p':OYISIODS of~ 38 of tIus Deed of Trust and = a b .... of ........... " ... dCr tIus _h or (eI) oy of the ~ IIhaII ..-... th '"11"" '0 the _. the G ....... or the thea~ ....... of .... propaty ffi thO !p"pc)'DlJnCDl of a reccaver. ~iw? Or 'l'rustee., (II) dlc aduIcbcaboo as a ~ or iiDo~ @ Ihc IiIq: of ~ PetJ.boa. for ~ or rcorgaau;atlOD (IV) tfie mltitubon of any' orOcecdIaR for 6sOIiIhon .. lIiImdatioo, (Y) If G ..... o, be wiabIe, a< iIdmIl Ul_ aD ... bdrtv.o pay his debts Hen doe: or (W) • dct'ault 1D any jJnJfr'iawo of any other-iDstrumCDI wIueh may be bcld by B~ ... ~ b .aia DOle, mdudiaR-t6e Loan As!'eemcat aDd related Loan. DocUDlt.llts, the term, aad covenaats of Wtaic:h arc mecrporated...... by ~ as though fullY set forth herein H.,.....,.. lD the ...... of • DOD-m~ry default Maker sbU have ten (to) di.~ to cure saud default lD the evcnt of a DSO:Detary . dcb.ult Hold<, -IP"" MaW wntt ... _ Of defaWI aDd MaI= sball have tIurty (30) doys to c:un: s.ud delault No """"" by Beneficlary of any deI.uI! 0. the _ of G .... 'o, _ be ioasiruod as • w."" of .. y ._ default be ..... der ...... , of suCh defaul' and UPOD wriIIea _ of Benefil,W)", Trustee ibaD. sell the tr1ISl p~, in accordance. WIth the Deed of Trust Act of t6c SbIo ofWashmgtoo (RCW CbaJ'IC,6124 as """'"" DOW. or hereafter amm the UIUform CollllD<taal Code oldie St.te of W~on wbeze appbcibh: II public au,;,:"" !Z bodder All)' petIOlI ___ T.uste. m.y b,d II Trust"'. &ale T_ee ibil apply the p 0 the.al. as loIIOWI (1) to ttio c;xpc::nse of sale. mduclma a reasonable Trustee', fee aDd attornr."s fee (2) to the ~OD secured by thU Deed of Trust, (3) tIie awpl ... "any. sball be _ted lD accordaoCi Wltb saul J1Ccd ofTnlst Act Trustee diaD deIrvU to the pUn::b&ser at the we its deed, WIthout warralloty, which shall coD\'C)' to the purchaser tbe IDlcrcsI in the pro~y wbJ.cb Grantor Iw. or had the pO'W'Cr to coavcy at tbe tuDe of his acaII:lOD of tbis De~ of Trust, and sllCb as he may have acquired tbc:icaftcr. Tru&tce's deed shall recite the £acu showing that the sale was COIldudcd au tOmpliaDce WIth aU the requirements of law aod of this ..... 9oo"gg9 LOO;ZZ01rf)1 · , ~ .• J3. Pmgpal Pmpcrty%suri'v-.-tim ... ~ _ 6':';£.15) ~roqU~t by B rZ£mif,ltiil ~ ~ ad CIcImr ro Be :6ci10'. mcb m ~ .. orh 01' c6r:r simibi security iaslrumaaa. ill ronn ad sulisteee sa~ to fj riwry, ..,..;",. aD _ of ""Y kind ___ by Gtutor 0< ia whim Grant ... bas 8Df _ ...... iii tbo-soIO opiaio. of _~. is oueatial to ihe operaIjoa of the sUd .J><operty.....,.,d by !IUs Deed <6 TnIot. 0.._ iIIoll furthCi, __ tim ...... '"" M= (1)) clays idler ~ by B 5 ",)" _ .."..~ ... d _ ~ ~ ,,_'" re.ewa~ 0/ficIIMt, _Ie, coDtimulbozl -at t or ethel' dtx:umeuu as B~ may ~ 111 order to oafcct. ~ cootiaue. atead 01' maiDtam the s~ iDtcrctl: UDder, and the prionty of, thIS Deed" 01. Trust aDd tht: prionty of such cbattcl mortaqe or otbi:r se:currtY iDItnameat as a 6nt lien Grantor f1Irtber ~ to pay to Bcncficiuy OD dc:ma"DO all emU. aad ~ mcurrcd by BeDefioary til counedmn With the ~ ~ rcc:ordang, filing aDd refili!ll of any such lnstrumCDt or documents iDduclau the a.ugcs for ~.mining bile and the attorneys fee for reradCrmg an OplDlOli as to the pnonty of thu. Deed of II"O$t and 01 sudI c:hattl:l mortgage or othCl' sccunty mstrumcnt as a w.hd fIrSt UJd subslstlllllien. H~t neither a request so m.ade _by Beocficiaty DOt the faalure of Bcae6aary to make saeh ~c:.st sIudl be c:aostroed as • reieax of sueh J>I'OP<I1Y or any part thereof; f,om the eo.""~e. of titIo bY !IUs Deed. of Trust. it bciD,: WJCIerstood ad agreed tbi thIS COYeout and uy such cbattCl mo~ sec:ariI:y 19rCemCDI or otber sunilar socuriry lastnmu:Dt, dcbwted to Beoeficialy, are cumulative aDd gwcD as .atfui .... sc<Drity. 34. !if'hts Cum.ttire AU Bcoc6ciaJ)'"s ngbla aad remedies berem specified arc intCDdcd cumulative all act 10' htution for auy -:ight or remedy otherwase avadablc and DO ~ent whatsoever may be waived at any time excepI bY a wrltmg signed by the Bcaefioary, DOI'shall ally waiver , •• 7 Doc It (12-4t-e7) FPS D5f2.07 22500 1866.007 .. ,' .. . , -. DEED OF ntUSf (cootinued) be opcr8.bYe upou_ other than a ~ occasioa This Deed of Trust caDDOI be ~d 01' tummated o..uy 'flus JJecd of Trust applie. to..:,=. to the bcacfit of. aad ;. bmding Dot oiIIy OD the JI8lbC!! hereto .. but 00 thear heits, ~eea. adm~ a.ecutorlz mcc:csson aDd ~ AU obiJpboos of G .... to. he .... d ... are JaM aDd ..... aL '!'be tam "BcocficiaJy' sballmuD the -.0. and owacr, IDd~ ~ the Note secured bcnIbv. wbethcr DC not aamed as BCDdiciaty herciD. Wdhout affectiDg the • of any other P""'" for iIIe pA}'!II<DI of IUIJI oblicat!oo ....... _d (mcludiog O.oot", should """"y wd property) aDd Without ~ !Ii< heo bc<eoI upoJl aoy proper1)').o. released, IIe=ficiary ~. __ .elease .. y JIOI:SOD 10 hable, _Dd the maturity Or_ mo~ the, tenns of any 5IIcb ~on. or gnurt iDdu1geaccs, release or rec:onvey or cause 10 be ....... d or reCOll>'C)'ed .t aD)' time all or part of& said property dcocribed haem, take ... re ..... aoy other .IC~ or make ~ or Other at1'~, Wltli debtors.. Beoefiolty may: also accept additional securiIy either roncurreatiy' hcrewrtb Of' ~ and ,"U AIDe or odtel'WlSe reilir.c thueoil, eIther bel ..... coacurreotly WIIb, or lilt ... sale hereunder .bIS Deed of Trust _ be 50 cooWued that w ........ ~.l'Phcabl~ the use of the .......... Dumbca" _ iDdode the ",,,,a1 D_, the .... of the plural Dumbca" duill indudC the sioauIar num ..... the ... of ~ ptIer sbiII be .JJob<abJe to aD _ aod shaJJ llkr:wde be 10 eoastruca IS applicable to and 1D~ • corporaticm "The word$ "Nolc-or "Note aadAarcemcut" ibaII include aU DOtes e\1d ?nI tile hWbctdOC"I icalred ~ If aDY of the provisioas hereof ahaD be ddcrmined 10 coatrllYClle or be: mwIid aDder the laws. of the State of WMh:1'l mcb ooDtraVCDbOll or invahdity sIWI not mvabdate atrt other ~ of tbu .cement. but sb8u be aJDStrucd as If Dot am~ the ~ ~ or ~ODS beld to be lDvabd. aiui aD rudlts ad oblwlbOllS of tbe parties shaD be coastrued Ud ealon:cd· = AJry ootx:es to be ~ to linmtor by SCucroaary bmunder _ be .ul!icien1 if mailed _I to ttio oddrcss of thO Or.mtor &UiIed In dus Deed Of Trust. or to sueb other address as. GriDtor 6ai reinrested in wrlliDlto the P Sri'"Y. Ihat $lIch DObccs be SCDt ~ bIDe period ~ in the gMag or any DOnce bcrCundcr. sb.n O'P"menct" upoa the date 5Uth DCltiee is depOsIted In tbe mad 35. In the event tlus Deed of Trust IS foreclosed as a mortpge. Granton agree that a be entered agamst Grmors 36. ~~*,ym'¥l!:~~ reIcrenoe to and ootwtthstaadmg the prlM&lODS of Clause> 4. 6 t nut, _~_ ... yelect to make the payDleats fOr all rew>e l\.C.DlS reiCrred to out 01 the I'CSCI'\'!: account UDder tba prOYISIODS or the aboYc dauIe5 by pApoen" from Groot..-. prcwod<;d!bat -&-r.,.~'" a1 '" _ to '\'I'ly the ............. aDa other reserve ~ made by Orator m 01 the b+btodnes. as lbeY arc ~ &Ad will for the ~ for-wIUds 'oeb .... _ .. m~ dunDg the periods wilen there IS no _ .- dar. Notc ui:I Awoemeat. tim DeeCr of Trust or the Loao ~ or Loan ~c.a~ntbc t.uIIs. lDSW'aac:e or otfiCr P.I)'IDCDt for wIuc:h ~ UDOUDb are and JDCrCaSC the loan ee by the amounts aaualJy pai4 oat fOT such resenoe Items al the time tbe payment 1lI made 37. e~~nS'ff. ~= Gr""or beteby ad<oovotedges and agrees that te din this Note II per$oul to Graator or Iny ,UC(:U1or 1D mten::st to Grutor awaved by Ben~. aDd that Grantor",-pcn.ocW rc~ IiIWu:wI eap.t.Lty and control of any pr~ wblds " l<CWlly for dus ob~ are ioduoem .... upoD wbich ~ IW _ In --P\IDI dus Note Irma 0sa0Io< U Groot..-dIoaId, rCOjlC .... the p.~:lt(or aD)' or=ble ~ riP! D< "" ...... therom>. oboadoa the.-., assagD,lIieDatl; • lease an to parcIauc, -or.COGtrad 10 to ad, or.irffet .y traDIifr:r or eoc:umbraace or bea respectmg ~d ptQPC!ty (or. aD)' qal or eqwtAble OWDCI'$blP right Of mtcrest :'c:&. or d' uy 1cp1 or cq1Ulable oWnCnblp npt or iDtereA 10 aid property m III)' way ~ Of owaenbIp ii:Ii!bI or IIItercIt In sui ~ jo aD)' way ~r bCcoIDtS vested in I. patg' than OrutOl" of lbe Note hereby sccar04, Bccliaary. 01 any su t Holder. ~, at itS sole opt'DD, edhcr deem iuch ad: aD OCQII'J'CDot to faaye mc:reaIed the itsk of := aDd p.;;...6tt.'Y or Its SlICU'.&IOI' may declare the CDbrC prmcipaI baIaacc of the Note (aDd ~olber ~dC" or.tvaaces under aDd ~ by tius Deed orTrust) !fDDlcdaatdy due and payable. or may eo.ascol to sal daaItRC aDd mayt. to ~peaate for ncb iaa'casCd risk. mc:rcase the iDterClt rate of thC Nolc DOt to CISIXICIf lie Default lDterest Rate (With the date oa wbu:h such coascat 1lI gtaDtcd by_ Bcncfiaary ~ dc:c:med • g,..g. Date, aod_!be"""""" thereal\er bem&~ to _ ... ailjustm .... on eads~ Cbaage Date, as origuoally proYtded .n the Note) StICh _ .. -... sball ... bIIe the to mc:rcasc mODtbJy Pzr,mCDt:a as ~ in the Note. If pa~ Ul full 11 DOt made ~ a ... de panutl!>t to Ibk ~to; the Be ... ;.. ... y ttIIaII be _led to all nab!> and remedies itnwIded in the NOle and m dus Deed of Trust. ~ We by tbe Trustee or foridosUR as a mortpge Ally . c:ooaent of BeoeIi~ hereundtz muat be requestCd by Grantor{s) 10 _ pnor to aoy tid or ot:CtOn<n". to whidl dis& paragnpIo applies, and Beo~ lOt1&! be piovldod wotIi ...... Uofo_ aDd data CODCCtIIIDI such ad or ocaarteoce arid. ~ tIic current Crecbtworthtncss of Gnmtads) aod Grantor(s)' tnisfctce as B~ac6cpry may request. B :6=nry"s OpC:IOD5 bereuadcr may be c:zeriiSecIlI uy tuDe iftCI' tnDSf'er IS made. apd ~_ ~ OJ!C or more monthlY or otber ~ made ~ the tniDsfcree mall Dot c:oasLitute a ...r.u of Bcncfieiary's ~ and shall Dot be aiDStrucd IS a w.U\'a' of the provosooas hereof recudm& .. y ~ 2Un:haser ... _ '!'be G ........ their bdn, successors 01 ...... are reqwied liy dus .......... to II!"! the Bendlaary ... modo ... _ .... "!!tioI 01. ~ act or ew:Pt to.....mcbd> ~C8PP1ics; proviIed. that the fadure to poe such DObCIc abaIl1lOt defeat the ~ of tins Ud the dcc:i"s.oI1 01. the Bcnefiaary In oy lIlIt.aDce DOt to cafotce the pr_ of dus p~pb not at aoy _ be eonstnsed II defeat",& or ........... of aoy of the terms or lhss Note. tbC DCcd of TntSt or 0( Ibas ~ as to ~ucnt lIlJIaDC:eS ol.ach act or ..... t. The ... _ oftho& pUUVaph ..... d to. a eIoiiIt¢ in ............ of fifty .... ~ (51%1 or more of the capd!tl $loa of Grantor, or c:realIOD of.y new classes of stock lD C;raniOr (~GtUtor IS. corporabon);. change m owoersbip of fifty-ooe pereeot (51%) or more of tbe partDenhip _ 10 Grantor, or chaDKc iil the i~ of any m.uLl.iP.:OS or ~ partDer (d Grantor". P8RJtCnbiD); real estate OODtrac:ts, rea.ses and alllDVoiUDlarY traaifers, ud. r.xc:cpt as othCrwisc proYlded'bt.relD, tiid:asf'en ..a..-ed or elledod by opua_ of law. '!be p""""o .. of tim paragraph do not ....... to _ of five (5.) years WIth a S-ycar optIoo or less Dot CODtalD.1Dg aD option to purch~ Of to month-to-!JlOIdh tenanaClt, or to chugc.s elJectcd by SUfYlYOtaiup ~CDIs or reaultlDg &om m~, mberitaac:e. devise or clesc:eat. PJ:OYIded, however, that after any ~ effected by any AD'YIVUr'!IIuD agrcc:.ment, or after c:hange effectCd by marNgc., iJihttitanec, deVise or de5ceDt. tlus I?IraeraPh ahaJrbe c:aforc:eable agamst my spouse., JUcc.cssor. ofhcir of Grantor, or any of Grantor's heirs, suc:c:csson: or assigns Po .. , Doc #10 (12.4t41) FPS D5OO8 800-998 LOO;ZZOto .. . , { ~5001866:009 . ... -.' may=~.l"~~...% amendD.eDt G. P.llllial1lolol&..o!~1 s.".Iiciaryofoaid Deed dT .... shaII_PanWReJ .... d .. -">' &niOfOiiidi JCd)lI?a.i.kd thot d Said Ponu,. to be rdeased, air of tbe sale ~ or .......................... be ... 1Iid ... prinapal redadion agaWt ~ indcbtedae.s herebv-...... cd . • 4dditjopaDy, o,c ~cc:l.1oaa. shalfbe aarrc.n{ aDd I1l j!OOci ~ accon1ing (0 the Terms aDd Coowbons berc:m pro\iKIc:cI fot. Further. Bmcficiary I'CKI'VC5 tlae I1Pt of ,approval of any aDd .aD suth TeQUaits for Partialltclca&es respcclm: to lIS potcoti.aJ. to JCOPardlZe me value aDd markctatiility of the parent property W\tbia .. aecurily. 43. Rmllllou;s SulmtD.n1'r.:.'L Borrower shaJi DOl: eaU5e or ~it the ~ce, use. d~ storage, or r~OI any. HazaraOUS Sub$tuces OIl Of in the Property Borrower sball Dot do.. DOr allow ao~ else to do, ~ affed1Dg the ~ that i$ la VlOlatiOD of any EOVUoDmeutai Law. The pre~ two seatCDCCS shill DOl apply to the ~ me, or ~orage on the Prope!1Y of small quaolities Of HazarOous Substances tbal: are geoerally rcoopized to be appropnatc to Q.ormal resideabal uses and to maintenaDce of the Property. p .... Doc 111 (12""7) FPS Dsa-e9 , , .--. ..-e . . v· DEED OF TRUS!" (contmuod) Borrower shall promptly gave Lender wnttca DOticc of any lDVC6tigabc;m. dlllln. ~ laMait or other ac:bou by uy ~rnmcntat Or regulatory ageacy or pnvale party 1DY01~ the Property uullUI)' Haatdous Substante or &WOdIDcotal uw of wIuc6 BOJT'OWel' has ic:twil knowledge If&froWt:r leam$ or lS notlfied boy any govern.meatal or regulatory autbonty. that aD)' rcmova1 or other rcmccbatioa 01 aD)' HAzardous SuLstute affCCClD8 the PrD(ICrty 15 ~, BoTl'OWU 5baD promptly take all aea:ssary rcm~aJ ac:tioas in accordanc:C Wltb EJmrcW:aeatal Law ... used in this ~pb 43, "Hazardous _. Ire those .ubsIan<:es defined as toxic Of batardous .ubstan= bY EuYu ....... tat Law IUId tbe foIIowU>Jz .ubsUnoos _ ......... other Oammable or tmoc petroleum. 'p~oducts, toxic pestiades ancf herbICides, voTable sOJvcats, materials contammg asbestos or formaldcb~ aDd radioactive matena.ls As used 10 thu ~~ 43, ~BDWonmeotal Law"' IDc.ans rederal laws and laws of the Jurisdiction where the PTapert)' 11 loCated thai relate to health. safety or eDVU'ODIDeatai protedlOD WITNESS TIlE iuDd(s} aDd seal(s) of the GraDlors and undersigned on the day &1ld year fint above written .(f; .-);/~-c/' BY~{?t;:'i~~ ALD R MIGHT A mIGHT p'a~ B~ ______________________________ _ ~'---------------------------- By ____________________________ __ 8y ____________________________ __ STATE OF WASHINGTON COUNTY OF XING 00 tlus 24TH day of FERRUARY . 2004 • before me, the 0Dden1,plCd. a NOW)' Pabbc m IUId (0' tho Stale of Washmgtoo, duly comm.....-d aDd .... n> pcnonaIIy appoarod RDNItLD R lUfIGII'I' AIID JUlICB A BIGHT to me kDOWD to be the iDdMduai s dcscribcdinandwboc:ucutcdtbeforcgomglbStnllDtl1t,aad a<kuowIedpilD me tbaU.. beL signed IUId seolod the sud IIISInImeOt IS 'l'IJIIIR & .. 1UId voluntary act ad deed for the uses and purposes thect:m meDtwned WITNESS my baDd aDd official .... I=do .-the wntteo. Pege 10 o 10'999 ~005~~011JI STEPHANIE J BOWeN NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES • FEBRUARY 19 2008 , R&idina od "".TON My~onEq.RS~2~/~1~'~/o~e~ ____ __ Doc .12 (t2-01-17) FP9 0542-10 .... I ~ • ., 26001666.011 DEED OF TRUST (oootio.ed) REOUI!ST FOR RECONVEYANCI! To 'fnIIIoc; The Wldcrsigaed is !he hoidcr 01 iIIc ...... DOIcI secured by this Deed clTnIsL Soid."", .. -... "-""' with aD oIbcr _.d ............. by lias Deed of TnIII, ..... ...." paid .,!uII. Yoo are be<eby diTec:ted 10 c:ucoIl4id DOt. or ""'"" .... tbio Deed 01 T ..... wblch are cIeIiv«ed bueby, .... 10 reconwy, wiIhouc warraaty. aD the cQtc DOW beld by )'OIl under this Deed of T'ru$t to the persoD or penoa:s Ic.gaDy entitled theRto Da'e" ___________ _ pIRaT ,ayIIA' Ba8' or BRnTO" "'.'1 Doc, 29 (11·'1-97) FPS DS41~1 -' Printed: 11-04-2004 eITY OF RENTON 1055 S. Grady Way Renton, WA 98055 pMENi p\.JINJI'NCLand Use Actions OE\I~~:f"oFRENiO RECEIPT ~O'l \) ~ 'l,OOII HECE\'IEO Permit#: LUA04-142 Payment Made: 11/04/200405:10 PM Receipt Number: Total Payment: 2,522.20 Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5955 000.05.519.90.42.1 Postage Payments made for this receipt Payee: KNIGHT Trans Method Description Amount Payment Check 2319 2,522.20 Account Balances Amount 500.00 2,000.00 22.20 Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Horne 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 R0405999 110 i I I ! "UI 10 j !'!" m !·jd!!~ ! lin : I ! I' I . 2 , r ! i"nq ~ i I i";~ iii ! i i i I SHORT PLAT/ SUBDIVISION PLAN PETERSEN PARCEL Co ./~ .... ~DfSIGN Ii I: I I • (J) \ \ '\ I I I I I I I I I I I I I I I I I --------------------------------------------------- Altmann Oliver Associates, LLC AOA PO Box 57R Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 March 13, 2007 Andrea Petzel City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 DEVELOPMENT CITY OF RErrr~~N/NG t.#AR 1 ~ 2007 RECEIVED Environmental Planning & Landscape Architecture AOA-1997 REFERENCE: SUBJECT: Parklane Court Plat, WA -City of Renton File #LUA04-142 Baseline Wetland Mitigation Report & Certificate of Installation Dear Andrea, Herein, please find the revised baseline wetland mitigation report and certificate of installation for Parklane Court Plat. This report reflects your 2/22/07 emailed comments. 1.0 CERTIFICATE OF INSTALLATION After completing regular reviews during implementation of the mitigation plan, we conducted our final construction review on February 8'h and are pleased to inform you that the site looks great. We have approved construction as the mitigation has been insta~ed p~r the approved mitigation plan. '~",' :'." ,::'~ /', 2.0 C.oNS:r~9CTION SUMMARY The mitfgafion plan (per Drawings W1.1 -W4.1 revised 1/3/06) was approved by the City on 1/17/06. Grading of the mitigation area was completed over the summer of 2006 followed by planting this winter. The only modification to the plan was the substitution of serviceberry for high-bush cranberry due to lack of availability of the cranberry. Monitoring will be completed for a period of 5 years (quarterly the first year and annually the~eafter) per the monitoring' specifications on Drawing W4.1 of the approved drawing set. 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 And rea Petzel March 13, 2007 Page 2 3.0 BASELINE CONDITIONS FOR MONITORING This report summarizes the baseline conditions encountered during our 2/8/07 site review. The data summarized in this report will be compared to the data collected during the future field visits during the 5-year monitoring period (quarterly the first year and annually thereafter). 3.1 Vegetation Sampling Plots and Photo-Point Locations Attachment 1 contains photographs from the established photo-point locations. The locations of the sampling plots and photo-points are depicted on the as-built drawing (Drawing AB-l), attached. 3.1a Vefjetation Samp!ing_ElotJ_=30'-Radlus NE Wetland B Creation and Buffer Enhancement (20' SE of the wall corner) Plant SpeCies Baseline vine maple (Acercircinatum) 1 western hemlock (Tsuqa heterophy//a) 1 western red ceda r ( Thuja p/icata) 2 deer fern (8/echum spicant) l' red-osier dogwood (Comus sericea) 8 black twin berry (Lonicera invo/ucrata) 1 tall Oregon-grape (Mahonia aq/JIfo/ium) 1 sword fern (f'olystichum munitum) l' clustered rose (Rosa pisocarpa) 8 red elderberry (Sambucus racemosa) 3 TOTAL INSTALLED PLANTS 25 'existing plants 3.1b.Summa.r:;y of Elot 1 Conditions • Woody areal of coverage -10% • Survival rate of installed plants: 100% • Herbaceous coverage is 0%. • 6" of ponding in the shallow emergent depression located in the eastern 40% of the plot. Emergent coverage of O"/,. • Wildlife -Many Pacific chorus frogs heard. • Water quality in the pond was very good. Water was cold and clear. • Lots of extra downed cottonwood and alder branches due to wind storm in December. • MAINTENANCE: None needed at this time. I I I I I I I I I I I I I I I I I I I Andrea Petzel March 13. 2007 Page 3 3.1c Veg~0rL5mnpUfigEla1L2 -30' Radius South Side of Created & Enhanced Wetland B at Sill between 2 Ponds (S of cut cedar log) Plant Species Baseline vine mapJe (Acercircinatum) 1 western crabapple (Malas fusca) 1 western red cedar (ThLfia plicata) 2 serviceberry (Amelanchier alnifofia) 1 red-osier dogwood (Comus gericea) 3 black twinberry (Lonicera involucrata) 2 willow (Salixsp.) 12 red elderberry (Sambucus racemosa) 2 TOTAL INSTALLED PLANTS 24 3..1d_SJlll1llla~Of..EIot2..Canditil2.l1l2 • Woody areal of coverage ~15%. Upper canopy of native surrounding trees is ~80%. • Native forest covers ~2010 of the southern part of the plot which includes a Douglas fir tree and Pacific blackberry as groundcover. • Survival rate of installed plants: 10010 • Herbaceous coverage is 010. • Ponding of 4" depth covers 20% of the NW portion of the plot. • Ponding of 6" depth covers 20% of the eastern portion of the plot. • Water quality was excellent consisting of cool. clear water. • MAINTENANCE: None needed at this time. 3.1e_\fe¢atio!L5amplingElot_3=3D~us NE Portion of Created Wetland B (at base of 24" cottonwood and 6" alder snag) Plant SpeCies Baseline black cottonwood (Populus trichocarpa) 2' (1 existing) western red cedar (Thuja plicata) 3' (1 existing) serviceberry (Amelanchier alnifolia) 1 red-osier dogwood (Comus sericea) 10 black twinberry (Lonicera involucrata) 2 sword fern (Po(ystichum munitum) 3' clustered rose (R05a£!socarpa) 1 willow (Salixsp.) 15 red elderberry (Sambucus racemoga) 4' (1 existing) TOTAL INSTALLED PLANTS 37 'existing plants ,~, I I I I I I I I I I I I I I I I I I I And rea Petzel March 13, 2007 Page4 3.1LS~Il1l!laJ",Y_Qf Plot 3 Conditions • Woody areal of coverage ~ 15%. Upper canopy of native surrounding trees is ~80% • Survival rate of installed plants: 100% • Herbaceous coverage is 0%. • Some lady fern, salmonberry and a trace of Himalayan blackberry are right at the base of the cottonwood at the center of the plot. • MAINTENANCE: None needed at this time. 3.1g Vegetation SamplingJ:"lotA-=25~idlLlL2CLL.ang NW Portion of Unbuffered Wetland E (Enhanced Buffer) near N Property Line- (at the base of the large cedar snag along the western half) Plant Species Baseline black cottonwood (Populus trichocarpa) 2 willow (Salixsp.) 17 western red cedar (Thuja plicata) 1 serviceberry (Amelanchier alnifolia) 3. red-osier dogwood (Comus sericea) starts' red-osier dogwood (Comus sericea) 5 TOTAL INSTALLED PLANTS 28 'existing plants 31b Summa!,}, Of Plot 3 ConditiQI1!; • Woody areal of coverage ~207,. Red-osier starts cover 257, of the plot at 40% cover. • Survival rate of installed plants: 100% • Herbaceous coverage is 25% consisting of creeping buttercup, soft rush, red dock and Watson's willow herb. • Water quality is a bit cloudy -appears to be mineral related. • Pond in NE, over half of the plot at 3" depth at time of field investigation. • MAINTENANCE: None necessary at this time. 3.2 Water Quality And Hydrology At the time of the baseline field investigation, the ponded areas within the created and enhanced wetlands contained up to 12" of ponding. Water quality was very good in the large south wetland system associated with Wetland B. The water was clear and cool throughout the entire wetland system. Water quality in Wetland E appears marginally cloudy as a result of mineral content as evident by rust (iron) patches throughout the ponded areas. This will be reviewed again in the next monitoring event, scheduled for May. I I I I I I I I I I I I I I I I I I I Andrea Petzel March 13, 2007 Page 5 3.3 Wildlife At the time of the baseline field investigations the following wildlife species were observed or their presence noted: Pacific chorus frog, song sparrow, chickadee, common crow and stellar jay. 3.4 Objectives. Performance Standards & Current Status The following success criteria are from the approved wetland mitigation plan (Drawing W4.1). :2AaO.bjecti'&.A Increase the structural and plant species diversity within Wetland I\. 34a1 Performance S.tandard for Objecti'&.A Followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), the mitiqation area will contain at least 12 native plant species. Followinq each monitorinq event, there Will be at least an 80% survival rate of all initially planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. At the time of the baseline field investigations, this performance standard was being met. 3Ai1 ObjectiY.e..B Limit the amount of invasive and exotic species within the mitiqation area. 3.5171 Perfor.ma=5.tandard for Objecti~B After construction and followinq every monitorinq event for a period of at least five years (quarterly the first year and annually thereafter), exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to; Scot's broom, Himalayan and everqreen blackberry, purple loosestrife, hedqe bindweed, Japanese knotweed, Enqlish iVX creepinq niqhtshade, Canada and bull thistle, poison hemlock, reed canaryqras5 and birdsfoot trefoil. At the time of the baseline field investigations. invasive plant cover was approximately 2% throughout the planted areas. Therefore this performance standard is currently being met. 3.4c ObjectivlLC Increase the value of the area to wildlife byaddinq habitat features (i.e., snaqs, stumps, and downed loq5) into the wetland mitiqation area. I I I I I I I I I I I I I I I I I I I Andrea Petzel March 13. 2007 Page 6 3.5cli'marrnance Standard for Objective_C After con5truction and following every monitoring event for a period of at lea5t five year5 (quarterly the fir5t year and annually thereafter), the mitiqation area will contain at lea5t one habitat feature per 10.0.0. 5f of mitigation area. More habitat features were placed then the plan called for. therefore this performance standard has been met. 3.4tLQbJllct~eJ2 En5ure continued wetland hydrology within the enhanced and created wetland Mdl Performance5tandard for QbjectiveJ2 After con5truction and following every monitoring event for a period of at lea5t five year5 (quarterly the fir5t year and annually thereafter), a minimum of 0.63 acre5 within the mitiqation area (enhanced and created wetland area5) will be 5ea50nally inundated or 5aturated to within 10." of the 5urface for a continuou5 duration equal to or greater than 12.5% of the qrowing 5ea50n. All of the created and enhanced wetlands contained saturated soils to the surface. or ponding up to 12" of depth. therefore this performance standard is currently being met and will be re-evaluated during the May field reviews. 4.0 MAINTENANCE RECOMMENDATIONS Maintenance will be on-going and will be completed per the specifications detailed in the 1/13/06 Wetland Mitigation Plan specifications on Drawing W4.1. 5.0 SUMMARY & MONITORING SCHEDULE Overall. the site is performing as designed and is currently meeting and exceeding the defined performance standards for the project. With proper on-going maintenance. the site should establish successfully. The next long-term monitoring event is scheduled for the May of 2007 followed by a summary report sent to you. Monitoring and reporting will then continue quarterly through the winter of 2008 then annually in February through at least 2012. We would like to receive your written approval of this report. Should you have any questions or comments. please call me at (425) 333-4535 or email me at simone@altolivec.com. I I I I I I I I I I I I I I I I I I I And rea Petzel March 13. 2007 Page 7 Sincerely. ALTMANN OLIVER ASSOCIATES. LLC Simone Oliver Landscape Architect Attachments 1. Photographs 2. As-built DraWing AB-1 cc: Bob Neiman -Specialized Homes -1741 4th Ave. S -Seattle. WA 98134 ------------------- Photo-point 1: View looking northeast over enhanced buffer associated with Wetland B. Photo-point 1: View looking south over enhanced buffer associated with Wetland B. Attacnmcnt 1 Baselir,c Assessmerot Repor:: Photo-point 1: View looking east over enhanced buffer associated with Wetland B. '1 -f r,; Photo-point 1: View looking southwest over enhanced buffer associated with Wetland B. Parklane Court March 13, 2007 ------------------- Photo-point 2: View looking southwest over created and enhanced Wetland B. Photo-point 2: View looking north over created and enhanced Wetland B. Attachment 1 Baseline Assessment Report 2 Photo-point 2: View looking west over created and enhanced Wetland B. Photo-point 2: View looking northeast over created wetland associated with Wetland B. Parklane Court March 13. 2007 ------------------- Photo-point 2: View looking eae;t over created wetland ae;e;ociated with Wetland B. . , if· .,", ~ . 'hv -'" "'~~r':'," ; r;. f,,'--'-"#'-"'~'" ,1 ,::;"\1 ·!'.;i .. e:.:r:\~:rJi>ici:,1 . It .. )\;··;,· ~j" ~;~ ~(~;til'; ~'~4\" ' .~.~. !1 ·WI nrt~ "j.",t." , ..... , . t.~.:.,. ~. J' :.:r':.'~' 'J): •. ~ t ,~,i( ri' .~~~"~'.~: I~ • .,q~~ 'j .:.\ ~ ~~ '. '1;11 11 • ".!t, .' .'11, ;.:. .. ' ... ;::' ~r.I!i': ~.. ... \'t;;'~!.: ~ I. :'~tV. 'J.\It'· ,:: ...... ir' . ':.>0, ~':!!;~~::;-:;~~' 're'.J~·,' ~~~J~,~t; . (\;\ "'~~/.f::~L.,;f:l!·.~ . -', ~ ... ;:Jf~~~ .... ~~_r.:.a~ ... _-.. ;~ :':~'.o.:: ".f, .... -:..1, 3", 4'~ '" "If:...\y.",,-:-'. r~7.) 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'::",l"'a~v .:s.~ ''It:.t 11' -'r-.. r. ~ ;'::'~ , ;. }.~"':. , ... ;:;\l fol!li f>'; , ':. ~ ::-'" . '. . ." . .'" . '. . ... ;". ~ II-~ n. 02082007.~' ,.,~., '~·~·1\. ,',~i"::.~';·· ~. '., ~.>'~¥1.~~t, ~t:,1 ~ ~~ '. Photo-point 3: View looking e;outhwee;t over created wetland ae;e;ociated with Wetland B. At.:achment 1 Baseline Assessment. Repon::: 3 • , , " " ~~, 't.,;.i':. . f". ~~. "~'·'~j:rI!!~F.l1 i\::.\ "~~..' i~ :·._,1l,~(1 'l~ , ).; ~'''''''.' .. oj Ii r\,·" '";H7''t~~II-r-If... ~-4."';1. '~:'7l"-':--... " ,t) ", ... \ ' ._ -11,~' • 'r" .. f,;.\.,,-.. ' •• ,.. ". \~~ ,vJ,J0,4 ':.-_' \ '.f .. J"'-"!)............. "" --t.. L -, ...... ., .. ~} ,'0; ~ •.• 1· ..... "\1 ... "'l'_ .~;;,,'" ... 41-._ ~_:U", J,~.~J£. .. ", .. ~,.\, '. ~'" ,,' . ~ ",,·:'!-·, .. -ii .. ,' " ."'~'-'\i.j'''' .. t .... ,· " I--~ .~"'-·'\ • ...,.l : --. -~"'. =' "r ....... ,..:l, _ ." -_I· .. · irh~ .., _;" ":;-:~~~~:j'-'~'t I-I:~:".;.;). ~~" " .J .', '~ • .!l--!..~ ',II ... ~\., • f·· . 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I .... <;!v_ ,-~ ";: . <j1',,"', ........... ,.., ... d.t:,;:iV}..7 !;...... . .I~ .... .,._ _"' ... . • -""'-.~[ •. :-",<-.~ , . /<'" ,.-"\ :,,' ....... ::~' .... ~ .\ .. .o;~~~~:~..:~~.;...;. '.-~-~ .. _ ... ,. , ' ... : ......... '" ~ _\~.'. '" 1· .. ··••· ,r .J); .... 41 .\; ...... ~...... :\ S ... ,.... '~'" ~ '. I \' ./.j -.".~~ ~.1~·:~~~,.)\~~ .... 02 OB'2007'~ :.~. _. I !, \ 1i\ ~"" ... .... ' --'" ... , Photo-point 2: View looking e;outh over enhanced buffer ae;e;ociated with Wetland B. Photo-point 3: View looking wee;t over created wetland ae;e;ociated with Wetland B. P'arklane Court March 13, 2007 ------------------- . '1: . ' . , '" " ~, w~r.\: I '!l::~.' I ., ,',.'. " ,I 'i"I~fWl -' • I " , .. ,,' ,.'~:VI" :(I>i ,., • :}, i ' ''' ., :;.!;,ift'il'~\\::~1(l ~Q. .; ~'\~ll&; ~!~~1!' :' k"~ I'.' '. _ •• '/. .\ •.• ~,.-.-::;.~."" " ~,~ " " • /.~ ,f'l ~)~li',\j~I\ t'<-I:.,~"~~':=tS;;1~,$~~:!I~~4:,~ .. ~W¥}~W~~j 1/ (/) I • flt ~'t' t\\;. 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'~ .. ,/' ' •. ,'-"IV ' ,"., • ',; . , .... '\,' ".],,< ., '. • "".' ·t· ," .. .... ,. .' . ' ,,' ,,> '" ; :' 020~200/~~':.: ~ .. ' . '.,,, (. Photo-point 3: View looking north over enhanced buffer a660ciated with Wetland B. Photo-point 3: View looking 6outhea6t over enhanced buffer a660ciated with Wetland B. Anachmenr.1 Baselir,e Assessment Report; 4 Photo-point 3: View looking ea6t over created wetland a660ciated with Wetland B. Photo-point 3: View looking 60uth over enhanced buffer a660ciated with Wetland B. Parklane Court March 13.2007 ------------------- Photo-point 3: View looking BoutheaBt over created wetland aBBociated with Wetland B. Photo-point 4: View looking northeaBt over created and enhanced Wetland B. Attachment 1 Baseline Assese.ment Report. ~ Photo-point 4: View looking north over created and enhanced Wetland B. Photo-point 4: View looking eaBt over created and enhanced Wetland B. Parklane Court March 13, 2007 ------------------- Photo-point 4: View looking southeast over enhanced Wetland B, Photo-point 4: View looking west over enhanced Wetland B, Anacnment 1 Baseline Assessment RepoG 6 ':.'; '. lai .1: ~. h. "r .-"', .:~,:~,.~:\ .. ~~, K~~'n\ 'tt}.~,,· .. ~~ t. ,'!',lr!-.. , .. ",' ! ~~II.l:·il'; ." ..... ..... "'\ ~.:\"'!', '.~' ' . .::'1 ~"n ," tJ ':'J .. . ~h't ." 1, .' • l,.. ·I~~' ~. f' ~ , ~ '·'fJ1t.~t~""~ ,1-"' I 'j ,-:.-: ;,..~' ... \lr.,I ..... , , t .' .... -;: ••• J,. ... ,( ... r." / :1 1··\'1~ .. ~t..11,..'l'" ," ~'.~ ", ...... ~....... ~~~~'l-...!~' .. '" I, ...... ". , ~\ ~1 '/" ( t ft t' "' ..... _":" ' ... :C .... ~ 't."'!.-\0.>" ~..ll ... ~1-" ,.... ~. i~ ", • " ;;" "",~~.... ... . .. ,:~~-'-~~ . ,.;. ,.' '-,": \ < ~ ::. ... _ ..... 4 ~ ':",._',~ " ,., ",,*·:-I.:(.;·'-fJ.-::::--': ,.I" ' ... ' ")."!,; ~1. .. ~ ..• !>/'.~,,:'"""I , .. ("t.' ~". ':r"1'-"'~-~. .. • ,../~.,.~ ,~,.,: .... ,,~ .• _.~ • ~J., t) ..... " .. ""'!""--.-\-.... 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' Photo-point 4: View looking southwest over enhanced Wetland B, Parklane Court March 13, 2007 ------------_ .. _---- :","11'" 'f ~.'" " ~II~'.,;, f' . '. {:" ',. ,j I" .~,';i ,'.' ~1'l.,I" .. !t!·' ., .m. .~;. 'tl' ; '. ·!l:,ff.i} f>"',;. !l\1' "'~ '\ .:!' . I{:'.;('''-' [' ... ~~)t'h j\".i.:;J~~J"-;:<: ~ '. ) 1"""1 I f~~W I "'~Ir. " "Ii''' 'jl'" .' FC .." I ,r", " •. ' -.. ", ",'\ '/"1' ,"" ·'W,I, ... ' ." " ,'f' ,<,,',' ./'. " 'Q,,-' ,_ ... 'I ' I ,., .", , ,,", • ' ". .' ""; .' " ,. , . ,L,,,., "IY :\'';'~.='.''~'" .' ""!';4l,Jl;~nlllj 11",.~),/~~I\ ~ .', '," '1..'.1 ~d1t' ... :J~r" ,'&'" ~ ~." ''Lp.J4 p }goi"l,lr .' ". t"r ~ V' 11:'1'1}"" <N"'~' .. '"', "),,, !"'1,,;' "I,,¥I,' "", ~&~~'~:' '1,."'t.'''7'~!}~;P;~ .. ~l:I"·iMIi'it"·. :·;ffi.,·,,~··"t·~< ii-,f/,:;:;}·. y. ",,,.-'J""'~"~'r' . -' .~" .er.-.",.ro'· , .. "'J J' 'J (" , "'-' ~ . c;,",,..'''''' J .., .. " 1">'" " , "fI' 11/il-iI .. ~ ,'"-...... _ '; .,~_.,.,'--:!lOI!'); ~ ~~. c ·v \ :J :.', •• " ,.' r· ' • .1.' .' ",..::::~:;:;. rpf c', ,:~ i, .... , ' ~'. ," ~.,,~.~ '.\' Ir ·,t2.J1";; ".", __ .... """" ... ",if.-' ., ~ ......' '<' -... "'N ' -. ,\ • .,......,'_~' , •.. ;."",..' .... ~:. ,.'J" '1), ' • . f"' .. -.J ..... ~~/., .,."' ..... "" ... "v,r·'f~~.?0I'~f"'" .. t· 1 ',' ,~ -: _;'I~I:_~' f,""'!"_:.r ...... • .. :!,··,··Ji:,:;.· I~"-""" ,. ~, ,";"q:;;:;:~" .;-.•.. ,,"r..P , ••... '~.'. _ 4if,<' !~ ... ,<;.l..J ~"II~ , , 'r:.,... .... -;/::?a1 ': ''':;'W';'~:' . .,;:"t".. . ....-~ ;." ,,~r:!"'" " 1'", .. ;<" .:him' ! ,7.J-" "".1. 'l'.'ii'-''''''< ' ... " " .... r·,2,'" • ~ ~ ,.""",'. ~,,," " .. , .. }. .. ?.'w.' . t .I ~~~~'\'" ,;I<>$jjf.:.'f.;,' f,i"7~ .Ji·.<' ~'..'j., . ,;.;;,,::;1;(".J:::'':'' ,,;;>;, ,,' .\. ..~, •• &.,;.",."/ ~ .'!",.;. ,," ,\. • ';;;'., ' .? ..• ," :">--.... ,".' ,"'.":-': ,1.",:I?'W:"""'''''''''''' ,,., .. '''-' ,(.·Z[o.-.... "', ':;":' • . , ... '" \".~",/ ... ,,,, .• ,.:,;'r' :'''-'-.'''' J""""'-'" .~ .... '" ,':/" t!;,!;,rtt~E:~1;~Z:Yi~1::,;;t~r~:~~ 'jc.Yf!! i.e "'1i"~ ,,;!p''fCf'£f!!!,'i>''!'' I,,;.·. t4ft ",d;;)1· i' : ,,-/ .... '~ .~:.-:-•. -r;;?:' .;.-, ;.'::.;/ ~. . '. :<:>:·'.;~~t: 'fJ'i-." ;.,>:,},'t' '.; ,;: .' .... : ... ,./ ;':', "!.' • :,: c'" ~ ,;.' . _ , ... , .... ,s.;., .. "t .... ,' . .., . ", <f ~-"'.~ ," '1~ ,~., .-.!. ... \. '1', " Photo-point 5: View looking we6t over enhanced buffer around the detention pond. Attacnmen: 1 Baseline Assessmer.t: Report 7 Photo-point 5: View looking 60uth enhanced buffer around the detention pond. Parklane Coun:: lI,arch 13, 2007 ------------------- Photo-point 7: View looking east over enhanced Wetland E. Photo-point 7: View looking west over enhanced Wetland E. Photo-point 6: View looking west over enhanced Wetland E. A::tachme~t 1 8 Parklane Court Baseline Assessment; Repor: ,\-larch 13. 2007 I I I I I I I I I I I I I I I I I Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 Environmen Planning & Landscape Architecture ., --'..' November 28, 2005 Laureen Nicolay, Senior Planner City of Renton Planning Department 1055 South Grady Way Renton, W A 98055 CITY 0. RENToi. RECEIVED DEC 132005 BUllDlNa DIVISION RE: Parklane Court -File #LUA-04-142 Subject: Final Wetland Mitigation Plan Revisions Dear Laureen, AOA-1997 Attached, please find the revised wetland mitigation drawings (WLl-W4.1 revised 11128/05) for the Parklane Court project. The revisions were based on comments included in your letter dated September 13, 2005. Following, J have itemized responses for each of your comments in that letter. CHANGES NEEDED TO THE WETLAND MITIGATION PLAN: Water Line -The water line was deleted from the buffer. Please see the civil plans for utility layouts. TractslNG.PAs -The mitigation plan and civil drawings have been revised to include WetlandOE and its buffer, and the south, east and north sides of the detention pond into the·:wetIlI~'~i~u'fferINGPA. The inside of the pond, below the IOO-year storm elevation is a sep<!rnte,yacrqhct B). " ;~ ~ '" '" '~>!~I ">'.~/~ ':~ Ten'ljmrarfFenCinglNGPA Fencing and Signage -The Drawings WLl and W4.1 . have beenie~jsed to comply with Environmental Review Committee Conditions 6 & 7 ! ... " (temporary,orange construction fencing, permanent split-rail fencing and NGPA signage). I I I I I I I I I I I I I I I I I I I Laureen Nicolay November 29, 2005 Page 2 Created Wetland within 50' of Abutting Property Lines -The drawings have been revised to depict creation areas at least 25' (by providing buffer enhancement within the 25') from east properly lines to ensure no potential future impact to the east rightcof-way and a note was added clarifying the location of Emma's Plat WetlandlBuffer Trac!. Creation areas arc within 50' of the south properly line, adjacent Emma's Plat NGPA. We re-reviewed the creation areas in the field, with respect to significant trees. and made modifications to the wetland creation and enhance.ment areas based on the new data gathered in the field. Depict Wetland Classifications and Standard Buffer Widths -Drawing W 1.1 has been revised to include the existing wetland classifications and standard buffer widths, prior to reduction. Created Wetland Buffers -The drawings have been revised to depict the standard buffer at 50' from the existing Wetland B and the new wetland creation areas associated with Wetland B. We arc proposing reduction of the standard buffer by up to 50% in some areas hy providing buffer enhancement within the disturbed porlions of Wetlands B and E huffers and through buffer averaging associated with Wetland B. The buffer replacement areas arc now depicted as areas outside of the 50' standard buffer from Wetland B and the proposed creation areas. Excavation within Driplines of Significant Trees -The buffer boundary has been revised to preserve significant trees that were close to the buffer on the previous plan. Excavation activities appear to be outside of the dripline of the existing trees to be saved. Drawing W4.1 has been revised to include clearing specifications that ensure staking of the clearing limits a~ defined by the saved trees' driplines prior to any excavation activities. Removed trees whose driplines are located within the saved trees driplines will be removed by grinding rather then typical stump pulling. The specifications have been revised to include an assessment by a tree experl of the staked clearing limits prior to excavation to determine the extent of stump grinding. Maintenance and Monitoring -All of the items in your letter have been revised on Drawing W4.1 with the exception of Pari 12. Pari 12 applies to the one-year maintenance that is pari of the construction contract. It is standard for the Landscape Contractor to maintain hislher work for one-year prior to replacing dead planis as pari of the one-year warrantee. I I I I I I I I I I I I I I I I I I I Laureen Nicolay Novemher 29, 2005 Page 3 Therefore, I revised Part 12 to be titled ONE YEAR WARRANTEE MAINTENANCE which covers the first year, according to Part 13 specifications for maintenance. Coordination with Civil-Once thc mitigation plan is approved; we will supply our drawing file to the civil engineer to depict on their final mylars. Thank you for the comments on this project. We are confident that this plan will provide a successful mitigation once implemented as designed. If you have any questions, please contact me at simone@altoliveLcom or 425.333.4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Allachments cc: Ron Knight I I I I I I I I I I I I I I I I I I I Prepared By: / PARKLANE COURT Preliminary Drainage Report City of Renton File No.: 03-124 July 13, 2004 Prepared for: Ron Knight P.O. Box 6 Renton, W A 98057 Peterson Consulting Engineers Joseph M. Hopper, BIT PCE Job No. MISC-0108 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS SECTION 1 PROJECT OVERVIEW ••••••..•..•••••••...•••••••••••••••••.••••••••••••••..••.••••••...••••••..•......••••••••••.•••••• 1 Figure 1: TIR Worksheet ....................................................................................................... 3 Figure 2: Vicinity Map ........................................................................................................... 6 Figure 3a: Existing Basin Map ................................................................................................. 7 Figure 3b: Developed Basin Map ; ............................................................................................ 8 SECTION 2 CORE AND SPECIAL REQUIREMENTS •.••• _ •••••••••••••••.••••••• _ •••••••••••••.•••••••••••••.••••••• 9 SECTION 3 OFF-SITE ANAL YSIS .• _ ...••••••• _ •••• _ ............................................................................. 11 SECTION 4 FLOW CONTROL & WATER QUALITY ANALYSIS AND DESIGN .•••••••••••••••••• 12 Part A -Existing Site Hydrology ........................................................................................... 12 Part B-Developed Site Hydrology ...................................................... ; ................................. 13 Part C -Performance Standards ........................................................................................... 14 Part D -Flow Control System ................................................................................................ 14 SECTION 5 SPECIAL REPORTS AND STUDIES .......................................................................... 21 SECTION 6 ESC ANALYSIS AND DESIGN .................................................................................... 22 APPENDIX A KCSWDM Table 3.2.2.B Rainfall Regions and Regional Scale Factor Time Series and Vault Routing APPENDIXB A Levell Downstream Analysis prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004. Wetland Determination report prepared by Gary Schulz, dated July 7,2004 Geotechnical Engineering Report prepared by Dennis Joule, P.E., dated June 28, 2004. A Wetland MitigationlEnhancement Plan is being prepared by Altman Oliver Associates. Peterson Consulting Engineers Page i \~jecc rcpons CId eorrespo~-OI08\TIR RqJor1-MJSa)108.doc I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court 711312004 SECTION! PROJECT OVERVIEW The "Parklane Court" residential subdivision is a proposed I O-Iot residential subdivision on an approximately 4.33-acre site located in Renton. The site is more specifically located between Lyons Ave. S.E. (146th Ave. S.E.) and I 48th Ave. S.E. The north property line lies approximately 300 feet south of S.E. 13200 St. Access to the site will be from a public residential access street to be constructed to intersect with Lyons Ave. S.E. approximately 450 feet south of S.E. 13200 St. The site is located in the northeast 114 of Section 15, Township 23 North, Range 5 East, W.M., in the City of Renton. The site comprises two parcels recorded as King County Assessor's Parcel No's. 084710-0080 and 084710-0081. Existing Site Conditions: The site is currently vacant. Portions of the site have been cleared. A total of five wetlands are currently located on site. A Wetland Delineation report has been prepared by Gary Schulz, and is included in Appendix B. The total area of all the wetlands is 28,979 sq. ft. Three of the five wetlands have been determined to be unregulated. The wetland near the north property line has been determined to be an isolated category 3 wetland and the wetland in the southerly portion of the site has been determined to be a category 2 wetland. (Figure 3a: Existing Basin Map). Soils are classified as Alderwood Series, Gravelly Sandy Loam. A geotechnical report has been prepared by Dennis Joule, P.E., dated June 28,2004, and is included in Appendix B. The soils described in that report are representative of the King County classification noted as "Till" soils by Table 3.2.2.B (Appendix A) in the 1998 KCSWDM. Peterson Consulting Engineers Pagel \\he SCi'O oproject repons aDd COIn$pODdmce\MISC-OI08mR Rcpon -MISCOJ08.doe I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report/or Parklane Court 711312004 Developed Site Conditions: As depicted on the preliminary plat, the project proposes the development of 10 single family residential lots, an associated open pond-type storm drainage facility to be located within a . drainage facilities tract, a public street to access the proposed lots, and a sensitive area tract containing an enhanced and mitigated wetland area. A new public residential access street from Lyons Ave. NE is planned to serve the proposed development. The right-of-way proposed to be dedicated to the city is 42-feet wide. The proposed street is planned to extend into the site for approximately 280-feet and end in a tee turnaround that is designed to emergency vehicle acCess standards. All wetland areas that are proposed to be filled will be replaced (no net loss) on site within the southerly wetland. Wetland buffers will be enhanced and a minimum 25-foot enhanced buffer will be provided along the northern and western edges of the category2 wetland. A wetland mitigation/enhancement plan is being prepared by Altman Oliver Associates. Site improvements will consist of the access street and houses and their relating appurtenances such as patios, driveways and sidewalks. The improved lots will be landscaped/grassed and will drain toward the front of the lots. Surface runoff and the roof drains will be collected in a storm drain system located under the proposed access street and conveyed to a detention/water quality pond located at the northeast comer of the site. Discharge from the pond will be into the existing wetland near the southerly portion of the project site. (Figure 3b: Developed Basin Map). Peterson Consulting Engineers Page 2 \\Pco-~jcct rqxn1s and comlSpOadc:acc\MISC.()I08\TIR Repon· MlSCOI08.do<: I I I I I I I I I I I I I I I I I I I FIGURE 1 King County Department of Development and Environmental services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Project Owner: Ron Knight Address: P.o. Box 6 Renton. WA 98057 Phone: 425-255-1m Project Engineer: _---"'Joe""-'H...,o"'ppe."..r_ Company: peterson ConsuHing Engineers Phone/Address: I8J Subdivision 0 Shorl Subdivision 0 Grading 0 Commercial 0 Other: Community: King County Drainage Basin: Cedar R!yer BaSin 0 River 0 stream 0 Critical stream Reach 0 DepresSionslSwales 0 Lake 0 steep Slopes Projecl Name: par1dane Court Location: 824 South 100'" Street Township: 23 North Range: 5 East Section: 15 o DFWHPA o Shoreline Management o COE404 o Rookery o DOE Dam Safety o structural VauHs o FEMA Floodplain o Other o COE Wetlands 0 Aoodplain I8l Wetlands cat!!QO!l~, 3 & un[!!Qulated 0 Seeps/Springs 0 High Groundwater Table 0 Groundwater Recharge 0 Other I I I I I I I I I I I I I I I I I I I SoH Type Till -Class ·C· Slopes 1%-10% o Additional Sheets Attached REFERENCE 181 Level One Downstream Analysis 0 ________ _ 0 ________ _ 0 ________ _ 0 ________ _ o Additional Sheets Attached MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION 181 Sedimentation Facilities 181 S1abillzed Construction Entrance 181 Perimeter Runoff Control. 181 Clearing and Grading Restrictions 181 Cover Practices 181 Construction Sequence o other Erosion Potential Erosive Velocities Low LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION ~ S1abillze Exposed Surface ~ Remove and Restore Temporary ESC Facilities 181 Clean and Remove All Sill and Debris ~ Ensure Operation of Pennanent Facilities ~ Flag Umits of SAO and open space preservation areas o other I I I I I I I I I I I I I I I I I I I D GrassUned D Tank Channel D VauH ~ Pipe System D Energy Dissipator D Open Channel ~ Weiland D DryPond D Stream ~ Wet Pond Brief Description of System Operation: D Infiltration D Depression D Row Dispersal D Waiver D Regional Detention Method of Analysis 1998 KCSWPM Level 2 Row Control Runoff from the roofs and driyewavs collected and detained within a detentlontwater quality POnd Prior to being released to the natural drajnage course at pre-develooed runoff peak flow rates Facility Related Site Umitations Reference FacilHy D cast in Place Vault D Retaining Wall ~ Rookery> 4' High D Structural on steep Slope D Other -"Lock + Load" Umitation D Drainage Easement o Access Easement o Native Growth Protection Easement ~ Tract [8J Other -Weiland Tracts lora civil engineer under my supervision have visited the site. Actual site conditions as observed were Incorporated into this worksheet and the attachments. To the best of my knowledge the infonnation provided here Is accurate. I I I I I I I I I I I I I I I I I ~ Is! '" -.J -.J ~ '" Cl DETERSON ICONSULTING SE SE ." "i'i'I V1 '" ~ ~ '" :::; ~ a C> :r: NE 5TH ST NE 2ND ST (S£ IJ2ND ST) bl it i!: '" .". '" <: it bj it i!: bj "-.". it i!: '" .". ~ N N£ 2ND ST i!: .". It) PARKLANE COURT VICINITY MAP OWN. BY: OA TE: 4030 Lake Washington Blvd. N.E., Suite 200 AAL 7/14/04 JOB NO. MISe-OIOB Kirkland, W A 98033 Tel (425) 827-5874 CHKD. BY: SCALE: 1~ _______________________ F_aX_(_425 __ )8_~_-_72_1_6 ______ ~J_._H_O_P_P_£_R .. __ N_T_S __ ~_F,_IG __ U_R_E __ 2.1 I .'-: (, I ,", r I I~ ~ - I ., w.M. • o I 25 I I • , SCALE IN FEET -• /, 'I B '. 7 "', . '. . .\~." __ 1---- 411 . NE 2ND STREET (SE 132ND STREET) TRACT B / ,DRAMAGC /' /_~ <oo-,~~.,~~ .-.-,'P,', , .~'" '" ' , , ',' .. ' . '__, , :,:.7<;:-'';;;:':, : '-, ' ' , ) , ,~: -: :i, ,> ' " :, ' ' : " ' ::~' ' I:::~' ' , 'r.:::,'x":: ,,',,' ,.~;£"',,;::,::.;.:;~y . , , . , , , ~, , , , " ....-..---:-... .. .. .. . . -?.......... .... _. .-..- ,: .~. '8:' . /.' : ' :': ' :, :: ,:::: ':' :~: :< :;':.> :y' , .,:".': •. -(::: :;:::-:{;>::" ~"---.,. ~~' ,.:-:):>'~ :' :t" ','~ .... • • • DEVELOPED BYPASS 0,67 Ac. Till Pasture 0,66 Ac, Till Forest 0,76 Ac. Wetland 2,09 Ac, Total ,'. ," ." 50 I J " , ;~ i " .~,--' , ., ':: .~ ,,,<0 ~ • -~ I • I .. ,' l. !i!<J <J <J <J <J<J <J <J <J <J <J l-§ Il. ~ 8 ~ CI) Ili ~ fij ~ a !il :s; ~ III: ~ ~ ~ 8 '" ~ STAMP NOT VALD IHESSSDBJAMJLM1EIJ ... ""iiiii MISC-0108 FIGURE3B L _____________________________ _ iU'i (tj' !.II' :::i, !fi! s: ~' ;x: , f,.:;, 10' """' '"", '-I ~. !.II ' s: ~, 9)' ~, E! .... ' , 111 n j I' .' , l' t I " ~ "" <'< "0 , , , , , , , I J, I ~t,···· 1 /\ /':·f:::::.: • 4-,3 . ,-' .,,, ." . ", NE 1/4, SEC. 15. T. 23N., R.5 .' '---.-", ..... ~.,-.. ---'.~-: DEVELOPED BASIN 1.00 Ac. Till Grass ." 5' " ..... : I '.- 1.24 Ac. Impervious 2.24 Ac. Total .. -........ '--!_-'.;.' -.-t--. --'. ---,,-+--'---',---~-tI-,-- , '. ", ROAD :<\'. 9 " ...... ,10 ,: ;' , / r .-·~ :/> 'r- o -: • " , .. ,;... \ o.rn.w., .~/ .-. -' . 'y '" , , / / ./ ,,:-:-., .. -. .....". -, ...... ' .... ' .... ,~F':~:~~ --' /'/',: ,;',' ---,-. , . .p1··--/.~-:'.'.'.'.-:'".'.'.' ,. ./. . . . . --, -./ .. t":'" ...... _. .. ... .. , .i!':-:/ -: .. / ,.. . .. ... .. ''-j'" (<(': ,- ."' .... ~. -,'. / .. ; . . ..' - .. .. .. .. 1 .. \.. .. .. ' .. .', .. .. .. "w .. --0:.:'" . -r .. .. . .... .. :. .. .. . \ .. ;-'.' /' . .... .' .. '. . -" "v '.' f'· :: '._, . ':,:' \. \ -"1---I (M. I I 1 o I 2S so I I SCALE IN FEET 1 NE 2ND STREET (SE132ND STREEIL 1 . " .,' .\~ " " ~~ / .- I / / / / / / / .. / / / / ; , C , J " I I I I', , .. -----// ;' ,.,-.-fOII ~ ____ 410-- , __ --"'I - ..... ,Z····· . -.. r,J --. 1--------------- 'I", / .,0 /// .•• 412 ••. 4"" , -----.----------'" ----------~-:-,-----~ ~:,------- ~-'---' ---... ----' ' l ,/'-'-----' '- I _..-/ 10 .. ' ;----------!'~,~/~.-~-Ji ''-./ / > ( :' ~',~ 1/ 1 I . ca,,,_ 1 1 i " "'qp-.. --, . -. _., l, ,S' ; / I ! ,. . , j jl r ~ I ! ~a'~D __ _ .. a !!<J <I <I <I <I <I <I <I <I <I <I 4«10 lab ,~ IIhd.. ..... s.tt. zoo IidIIDIl. " I8DS3 To! I"") "'HII7< ru 425) 122-1211 ...,-MISC-OI08 FIGURE3A .:..," f J , , 'Ii:'" / .,1, l" <'J. /:~." I: ~I .. I , , ~ I ! \ , ;:: i: I , , .' '. ~_~.4\1> / / ", ---1\--...... " :, .. ~ -~'-... ..... --......:---..... ./ \ . , . / \ / / I I / .-.,' i I / / . --.::. , , ----"-""'" . -.....] / 41J -' . ." / NE 114, SEC. 15, T. 23N., R.~ ~" '-"--. EXISTING BASIN 1.46 Ac. Till Pasture 2.19 Ac. Till Forest 0.68 Ac. Wetland 4.33 Ac. Total "< • .. /1 '. . I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Parklane Court 711312004 SECTION 2 CORE AND SPECIAL REQUIREMENTS King County Surface Water Design Manual Core Requirements: The 1998 King County Surface Water Design Manual Core and Special Requirements and the King County DDES Conditions of Approval are listed below. Each condition is being met in the following manner: 1. 2. 3. 4. 5. 6. 7. 8. Discharge at the Natural Location Discharge from the pond will be into the existing wetland near the southerly portion of the project site. Off-site Analysis A Level 1 Downstream Analysis was prepared by Peterson Consulting Engineers, inc., dated July 13, 2004. A copy of the report can be found in Appendix B. Flow Control Per the King County Flow Control Applications Map, the site must meet the Level 2 Flow Control requirements. Calculations provided in Section 4 conform to the requirements set forth in the 1998 KCSWDM. Conveyance System All proposed conveyance systems conform to the 1998 KCSWDM requirements; conveyance calculations will be provided during the final design stage of the project. Temporary Erosion & Sediment Control All proposed TESC measures conform to the 1998 KCSWDM requirements; see Section 8 of this report for additional information. Maintenance & Operations A Maintenance and Operations Manual will be provided during the final design stage of the project. Financial Guarantees & Liability A bond quantity worksheet will be provided during the final design stage of the project. The project owner will provide bonding as necessary. Water Quality A combined detention/water quality pond is proposed for this site. Basic water quality menu treatment will be used to treat runoff from the site with the goal of removing 80% of the total suspended solids during a typical rainfall year. Peterson Consulting Engineers Page 9 \\Pce--serva\projea reports aod corn::spondcacc\MJSC-OI08\TlR Report -MISCQJ08.tbc I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court 71/312004 King County Surface Water Design Manual Special Requirements: 1. 2. 3. 4. 5. Other Adopted Area-Specific Requirements The project is not located in a designated critical drainage area or in an area included in an adopted master drainage plan, or shared facility drainage plan. FloodplainJFloodway Delineation The site is not located in a floodplain or floodway. Flood Protection Facilities The site is not located in a floodplain or adjacent to a flood protection facility. Source Control This site does not meet the threshold for source control requirements; therefore source control requirements are not required. Oil Control This site does not meet the threshold for oil control requirements; therefore oil control requirements are not required. Peterson Consulting Engineers Page 10 \\J>(»SCIVeI'Iprojca fq)Orts aDd <:OTTeSpODdence\MISC-OI08\TIR Repon· MISCOI08.00c I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court 711312004 SECTION 3 OFF-SITE ANALYSIS A Level I Downstream Analysis was prepared by Peterson Consulting Engineers, Inc., dated July 13, 2004. A copy of the report can be found in Appendix B. Peterson Consulting Engineers \\Ptc-scnrcrlprojed: repom IIDd rorrespoDdcacc\MlSC.{) I 08\TTR Report _ MISCO 1 OS.doc Page 11 I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Parklane Court SECTION 4 FLOW CONTROL & WATER QUALITY ANALYSIS AND DESIGN 71/312004 The calculations are based on the 1998 King County Surface Water Design Manual (KCSWDM) requirements. The site is located in the Cedar River Basin. A Level 2 Flow Control analysis is required for this site; water quality features for the site will be designed from the Basic Water Quality Menu. The site is underlain by Till soils and is located in the Landsberg rainfall region with a scale factor of 1.0.· Part A -Existing Site Hydrology One onsite drainage basin has been defined for the site to determine discharge flow rates for detention facility sizing (Figure 3a: Existing Basin Map). Below is an area breakdown for each site feature. Existin2 Conditions Basins: . (time series printouts are provided in Appendix A) Till Till TiII Total KCRTS forest Pasture Grass Wetland Impervious Area File Basin: (Ae) (AC) (AC) CAC} (AC) (Aq Name Existing 2.19 1.46 0.68 4.33 Predev Basin Description: The existing basin consists of a total area of 4.33 acres with five wetlands, relating vegetation around .those wetlands and some cleared areas that are categorized as tall grasses or pasture. The site has an average slope of approximately 2-percent with several small isolated areas where the slopes get as steep as 8 to IO-percent. The site slopes from the north, east and west sides of the property to the wetland located in the south-central area of the site. Soils are classified as Alderwood Series, Gravelly Sandy Loam. A geotechnical report has been prepared by Dennis Joule, P.E., dated June 28,2004, and is included in Appendix B. The soils described in that report are representative of the King County classification noted as "Till" soils by Table 3.2.2.B (Appendix A) in the 1998 KCSWDM. Peterson Consulting Engineers Page 12 \~joct n:portslDd I:OI'Te5pODdmee\MJSC-OI08\TIR Report. MISCOI08.doc I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/one Court 7//3/2004 Part B -Developed Site Hydrology The proposed project will subdivide approximately 4.33 acres into 10 single-family residences. Improvements will consist of houses and their relating appurtenances such as patios, driveways and sidewalks. A majority of the storm water runoff will be from the access road and house roof drains. A ponds is proposed to detain and limit discharge flow in the developed condition to pre- developed rates. (Figure 3b: Developed Basin Map). Developed Conditions Basins: (time series printouts are provided in Appendix A) Till Till Till Total KCRTS forest Pasture Grass Wetland Impervious Area File Basin: (AC) (AC) (AC) (AC) (AC) (AC) Name Developecl 1.00 1.24 2.24 dev Bypass 0.66 0.67 0.76 2.09 bypass Basin Descriptions: The developed basin consists of the developed areas that include the roadway and lots. The total developed area is 2.24 acres with about half of that area being impervious surface and the other half being landscaping and lawns. The bypass basin is the area that is to remain undisturbed or enhanced as wetland and wetland buffer. The total area of this basin is 2.09 acres of existing and enhanced wetlands, pasture and forested areas. The drainage calculations will use a point of compliance at the outfall of the wetland from the sit to the neighboring site to the south. Peterson Consulting Engineers Page /3 \~K:rVcrIproject reports IIDI1 COilcspoodcucelMJSC-OI08ITIR Report· M1SCOI08.do<: I I I I I ! I I I I I I I I I I I I I Preliminary Drainage Report for Park/one Court 711312004 Part C -Performance Standards The performance standards for this site are as follows: Category Performance Standard Source Flow Control Level 2 Flow Control 1998 KCSWDM Applications Map Conveyance Provide Conveyance for 25-year 1998 KCSWDM Section 1.2.4 System developed storm event, check ca~acity for 100-year event Water Quality Basic WQ menu 1998 KCSWDM Section 1.2.8 Treatment Part D -Flow Control System The proposed detention pond is sized using the Level 2 Flow Control standards. The target outflow will be based on the existing flows from the same basins. The inflow and outflow time series and the routing information are provided below. Pre-Developed Time Senes: Pond Release Target Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.325 2 2/09/01 15:00 0.086 7 1/05/02 16:00 0.275 3 2/27/03 7:00 0.017 8 3/24104 19:00 0.120 6 1/05/05 8:00 0.192 4 1/18/06 20:00 0.176 5 2/01/07 0:00 0.462 1 1/09/08 9:00 Computed Peaks Peterson Consulting Engineers \~,pojcct tqlOnsaDd conapoodc:oec\MISIOS\TIR Repol'l -MlSC0108.doc -----F1ow Frequency Ana1ysis------- -Peaks Rank Return Prob (CFS) Period 0.462 1 100.00 0.990 0.325 2 25.00 0.960 0.275 3 10.00 0.900 0.192 4 5.00 0.800 0.176 5 3.00 0.667 0.120 6 2.00 0.500 0.086 7 1.30 0.231 0.017 8 1.10 0.091 0.417 50.00 0.980 Page 14 I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for ParkJane Court Developed Time Series: Pond Inflow Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.280 6 2/09/01 2:00 0.233 8 1/05/02 16:00 0.336 3 2/27/03 7:00 0.257 7 8/26/04 2:00 0.308 4 10/28/04 16:00 0.298 5 1/18/06 16:00 0.374 2 10/26/06 0:00 0.561 1 1/09/08 6:00 Computed Peaks Bypass Time Series: Flow Frequency Analysis Time Series File:bypass.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.188 2 2/09/01 15:00 0.042 7 1/05/02 16:00 0.178 3 2/27/03 8:00 0.009 8 3/24/04 19:00 0.051 6 1/05/05 8:00 0.072 5 1/18/06 20:00 0.099 4 2/01/07 0:00 0.265 1 1/09/08 9:00 Computed Peaks Peterson Consulting Engineers \1Pte-~jcareportsmdc('ii p ! \MlSC..()I08\TlRitqlon-MlSCOI08.m.; -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.561 1 100.00 0.374 2 25.00 0.336 3 10.00 0.308 4 0.298 5 0.280 6 0.257 7 0.233 8 0.499 5.00 3.00 2.00 1.30 1.10 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.265 1 100.00 0.188 2 25.00 0.178 3 10.00 0.099 4 5.00 0.072 5 3.00 0.051 6 2.00 0.042 7 1.30 0.009 8 1.10 0.239 50.00 0.990 0.960 0.900 0.800 0.667 0.500 0.231 0.091 0.980 7//3/2004 Page 15 I Preliminary Drainage Report for Park/one Court Level 2 Flow Control Sizing: I Retention/Detention Facility I I I I I I I I I I I I I I I I I Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 3.00 H:1V 90.00 ft 40.00 ft 3600. sq. ft 7296. sq. ft 0.167 acres 3.00 ft 407.00 ft 14634. cu. ft 0.336 ac-ft 3.00 ft 12.00 inches 2 Orifice # Height (ft ) 0.00 2.00 Diameter (in) 1.00 2.22 Full Head Discharge (CFS) 0.047 0.134 Pipe Diameter (in) 1 2 Top Notch Weir: None Outflow Rating Curve: None Stage (ft) 0.00 0.01 0.02 0.03 0.04 0.05 0.06 0.07 0.08 0.09 0.19 0.29 0.39 0.49 0.59 0.69 0.79 0.89 0.99 1.09 1.19 1.29 1. 39 1. 49 1.59 1. 69 1. 79 1.89 1. 99 2.00 2.02 Elevation (ft) 407.00 407.01 407.02 407.03 407.04 407.05 407.06 407.07 407.08 407.09 407.19 407.29 407.39 407.49 407.59 407.69 407.79 407.89 407.99 408.09 408.19 408.29 408.39 408.49 408.59 408.69 408.79 408.89 408.99 409.00 409.02 Peterson Consulting Engineers (cu. Storage ft) (ac-ft) O. 0.000 36. . 0.001 72. 0.002 108. 0.002 145. 0.003 181. 0.004 217. 0.005 254. 0.006 291. 0.007 327. 0.008 698. 0.016 1077. 0.025 1464. 0.034 1859. 0.043 2262. 0.052 2674. 0.061 3093. 0.071 3521. 0.081 3958. 0.091 4403. 0.101 4857. 0.111 5319. 0.122 5790. 0.133 6270. 0.144 6758. 0.155 7256. 0.167 7762. 0.178 8278. 0 .. 190 8803. 0.202 8856. 0.203 8962. 0.206 \~ja:trcportsandCOiiUPO 1 \MJSC..QIOSITIRReport-MISC0108.0x 6.0 Discharge (cfs) 0.000 0.003 0.004 0.005 0.006 0.006 0.007 0.007 0.008 0.008 0.012 0.015 0.017 0.019 0.021 0.023 0.024 0.026 0.027 0.028 0.030 0.031 0.032 0.033 0.034 0.035 0.036 0.037 0.038 0.038 0.040 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 7/13/2004 Surf Area (sq. ft) 3600. 3608. 3616. 3623. 3631. 3639. 3647. 3655. 3663. 3670. 3749. 3829. 3910. 3991. 4073. 4155. 4239. 4323. 4407. 4493. 4579. 4666. 4754. 4842. 4931. 5021. 5112. 5203. 5295. 5304. 5322. Page /6 I Preliminary Drainage Report for Parklane Court 711312004 2.05 409.05 9122. 0.209 0 . .044 0.00 5350. I 2.07 409.07 9230. 0.212 0.050 0.00 5369. 2.09 409.09 9337. 0.214 0.059 0.00 5387. 2.12 409.12 9499. 0.218 0.071 0.00 5415. 2.14 409.14 9608. 0.221 0.084 0.00 5434. I 2.16 409.16 9717. 0.223 0.094 0.00 5453. 2.18 409.18 9826. 0.226 0.098 0.00 5471. 2.21 409.21 9990. 0.229 0.101 0.00 5500. I 2.31 409.31 10545. 0.242 0.115 0.00 5594. 2.41 409.41 11109. 0.255 0.127 0.00 5689. 2.51 409.51 11683. 0.268 0.138 0.00 5785. 2.61 409.61 12266. 0.282 0.148 0.00 5881. I 2.71 409.71 12859. 0.295 0.157 0.00 5978. 2.81 409.81 13462. 0.309 0.166 0.00 6076. 2.91 409.91 14074. 0.323 0.174 0.00 6175. I 3.00 410.00 14634. 0.336 0.181 0.00 6264. 3.10 410.10 15265. 0.350 0.496 0.00 6364. 3.20 410.20 15907. 0.365 1.070 0.00 6465. 3.30 410.30 16558. 0.380 1.800 0.00 6566. I 3.40 410.40 17220. 0.395 2.600 0.00 6668. 3.50 410.50 17892 . 0.411 2.890 0.00 6771. 3.60 410.60 18574. 0.426 3.150 0.00 6875. 3.70 410.70 19267. 0.442 3.390 0.00 6979. I 3.80 410.80 19970. 0.458 3.610 0.00 7084. 3.90 410.90 20684. 0.475 3.830 0.00 7190. 4.00 411.00 21408. 0.491 4.030 0.00 7296. I 4.10 411.10 22143. 0.508 4.220 0.00 7403. 4.20 411.20 22889. 0.525 4.400 0.00 7511. 4.30 411.30 23645. 0.543 4.570 0.00 7620. 4.40 411. 40 24413. 0.560 4.740 0.00 7729. I 4.50 411. 50 25191. 0.578 4.900 0.00 7839. 4.60 411.60 25980. 0.596 5.060 0.00 7950. 4.70 411.70 26781. 0.615 5.210 0.00 8061. I 4.80 411. 80 27593. 0.633 5.360 0.00 8173. 4.90 411. 90 28416. 0.652 5.500 0.00 8286. 5.00 412.00 29250. 0.671 5.640 0.00 8400. I Hyd Inflow Outflow Peak Storage Stage Elev (Cu-Ft) (Ac-Ft) 1 0.56 0.18 2.93 409.93 14177 . 0.325 2 0.28 0.14 2.52 409.52 11729. 0.269 I 3 0.34 0.10 2.23 409.23 10074. 0.231 4 0.28 0.13 2.44 409.44 11270. 0.259 5 0.30 0.11 2.29 409.29 10413 . 0.239 I 6 0.18 0.04 1. 84 408.84 8027. 0.184 7 0.23 0.03 1. 38 408.38 5726. 0.131 8 0.26 0.03 1.18 408.18 4804. 0.110 I Hyd RID Facility Tributary Reservoir POC Outflow Outflow Inflow Inflow Target Calc 1 0.18 0.26 ******** 0.46 0.43 I 2 0.14 0.19 ******** ******* 0.32 3 0.10 0.18 ******** ******* 0.23 4 0.13 0.07 ******** ******* 0.19 5 0.11 0.07 ******** ******* 0.18 I 6 0.04 0.05 ******** ******* 0.08 7 0.03 0.04 ******** ******* 0.06 8 0.03 0.00 ******** ******* 0.03 I ---------------------------------- Peterson Consulting Engineers Page 17 \~jca reports aDd corrc:spoDdmQC\MJSC'()IOS\TIR Report· MISCOI08.doc: I I Preliminary Drainage Report for Parklane Court 7/1312004 Route Time Series through Facility I Inflow Time Series File:dev.tsf Outflow Time Series File:rdout POC Time Series File:dsout I Inflow/Outflow Analysis Peak Inflow Discharge: 0.561 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.175 CFS at 11: 00 on Jan 9 in Year 8 I Peak Reservoir Stage: 2.93 Ft Peak Reservoir Elev: 409.93 Ft Peak Reservoir Storage: 14177. Cu-Ft 0.325 Ac-Ft I Add Time Series:bypass.tsf Peak Summed Discharge: 0.427 CFS at 9:00 on Jan 9 in Year 8 I Point of Compliance File:dsout.tsf Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence _Probability I CFS % % % 0.002 40976 66.823 66.823 33.177 0.332E+00 0.006 3877 6.323 73.146 26.854 0.269E+00 0.010 5267 8.589 81.735 18.265 0.183E+00 I 0.014 3478 5.672 87.407 12.593 0.126E+00 0.018 2992 4.879 92.286 7.714 0.771E-01 0.021 1720 2.805 95.091 4.909 0.491E-01 I 0.025 1227 2.001 97.092 2.908 0.291E-01 0.029 819 1.336 98.428 1.572 0.157E-01 0.033 454 0.740 99.168 0.832 0.832E-02 0.037 343 0.559 99.728 0.272 0.272E-02 I 0.041 66 0.108 99.835 0.165 0.165E-02 0.045 14 0.023 99.858 0.142 o . 142E-02 0.049 9 0.015 99.873 0.127 o . 127E-02 I 0.052 4 0.007 99.879 0.121 0.121E-02 0.056 3 0.005 99.884 0.116 o .1l6E-02 0.060 6 0.010 99.894 0.106 0.106E-02 0.064 5 0.008 99.902 0.098 0.978E-03 I 0.068 3 0.005 99.907 0.093 0.930E-03 0.072 2 0.003 99.910 0.090 0.897E-03 0.076 4 0.007 99.917 0.083 0.832E-03 0.080 3 0.005 99.922 0.078 0.783E-03 I 0.083 1 0.002 99.923 0.077 0.766E-03 0.087 3 0.005 99.928 0.072 0.718E-03 0.091 1 0.002 99.930 0.070 0.701E-03 I 0.095 2 0.003 99.933 0.067 0.669E-03 0.099 4 0.007 99.940 0.060 0.603E-03 0.103 7 0.011 99.951 0.049 0.489E-03 0.107 3 0.005 99.956 0.044 0.440E-03 I 0.111 5 0.008 99.964 0.036 0.359E-03 0.115 3 0.005 99.969 0.031 0.310E-03 0.118 4 0.007 99.976 0.024 0.245E-03 I 0.122 2 0.003 99.979 0.021 0.212E-03 0.126 2 0.003 99.982 0.018 o . 179E-03 0.130 4 0.007 99.989 0.011 0.1l4E-03 0.134 3 0.005 99.993 0.007 0.652E-04 I 0.138 2 0.003 99.997 0.003 0.326E-04 I Peterson Consulting Engineers \\Pee-taverlprojeet rqx;ms aod com:spoodence\MISC'{) I 08\TIR RepOJ1-MISCO 1 08.doc Page /8 I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court Maximum posi ti ve excursion = 0.011 cfs ( 4.2%) occurring at 0.275 cfs on the Base Data:predev.tsf and at 0.287 cfs on the New Data:dsout.tsf Maximum negative excursion = 0.033 cfs (-27.9%) occurring at 0.117 cfs on the Base Data:predev.tsf and at 0.084 cfs on the New Data:dsout.tsf Duration Analysis: 71/312004 Below is the graph comparing the peak flow rates for the Level 2 Flow Control facility. Rdout and the target time series for the detention facility are graphed. <> rdotJ. dIr <> dsoLt.dIr· • largetdlr 0 ~Hr--~~~~------------------------------------------------------- <> R ___ _ ~M---------------~~--~~~---------------------- 00 ProbabIIty ExCeedeJ ICe Peterson Consulting Engineers Page 20 \\Pce-~jcct rcpons and eorrapondcoce\Ml08\TIR Report -MISCOI08.doc I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court 71/312004 SECTIONS SPECIAL REPORTS AND STUDIES The reports and studies listed below can be found in Appendix B. • A Level I Downstream Analysis prepared by Peterson Consulting Engineers, Inc., dated July 13,2004. • Wetland Determination report prepared by Gary Schulz, dated July 7,2004 • Geotechnical Engineering Report prepared by Dennis Joule, P.E., dated June 28,2004. • A Wetland MitigationlEnhancement Plan is being prepared by Altman Oliver Associates. Peterson Consulting Engineers \~jed:rqJOrualldcorrespo~'()I08\T1RRepon-MiSCOI08.me Page2} I I I I I I I I I I I I I I I I I I I Preliminary Drainage Report for Park/ane Court 711312004 SECTION 6 ESC ANALYSIS AND DESIGN A Temporary Erosion and Sediment Control (TESC) plan will be created for the site during the final design stage of the project. Please reference the engineering plans for more information. The TESC plan will be in aCcordance with the 1998 KCSWDM. Some of the Best Management Practices (BMPs) used for the site will include filter fence, catch basin protection, and a gravel construction entrance, and temporary sediment facilities. Filter fabric fence will be used as perimeter protection, which will reduce sediment transport from the site. A gravel construction entrance will reduce the amount of sediment transported by construction vehicles and reduce the areas disturbed by vehicular traffic. Clearing limits will be delineated on the construction plans for the purpose of preventing disturbance of those areas of the project that are not designated for clearing and or grading. A construction sequence will be provided to aid the contractor in applying the erosion control measures at the appropriate stages during construction. Peterson Consulting Engineers Page 22 \\Pce-~jea reporu_ com3ptn' \MlSC-OI08ITlR Report· MlSCOI08.doc I I I I I I I I APPENDIX A I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Knight Property -Site Data Sheet Site Location: Between I 46th Ave. SE and I 48th Ave. SE, South of SE 132nd St. City of Renton. Site Area: Total Site Boundary: 188,542 sf= 4.33 Ac. Rainfall Region: Landsberg Scale Factor 1. 0 Soil Type: Alderwood (AgC) SCS Soil Group C = KCRTS Soil Group Till Flow Control Criteria: Level 2 KCRTS (per Pre-App Comments) Water Quality Criteria: Basic KCSWDM (per Pre-App Comments) Flow Control Drainage Sub Basins: Existing Off-Site Basin (Upstream): Till Pasture: 0.50 Ac. Till Grass: 1.28 Ac. Till Forest: Wetland: Impervious: Total: 0.50Ac. 0.45 Ac. 0.35 Ac. 3.08 Ac. Existing Basin (On-Site): Till Pasture: 1.46 Ac. Till Forest: 2.1 9Ac. Wetland: 0.68 Ac. Total: 4.33 Ac. Developed Basin (On-Site): Till Grass: 1.00 Ac. Impervious: 1.24 Ac. Total: 2.24 Ac. Developed Bypass (On-Site Point of Compliance) Till Pasture: 0.67 Ac. Till Forest: 0.66 Ac. Wetland: 0.76 Ac. Total: 2.09 Ac. I I I I I I I I I I I I I I I I I I I Road Frontage Improvements -Water Quality Surface Areas: Existing Pollution Generating Impervious Surface (EX-PGIS) =7,179sf Total New Impervious Surface New Pollution Generating Impervious Surface (pGIS) New Non-Pollution Generating Impervious Surface = 4,283 sf = 2,562 sf = 1,723 sf New PGIS is less than 5,000 sf -No WQ Treatment Required New total impervious is less than 5,000 sf. -No Flow Control ReqUired I I I I I I I I I I I I I I I I I I I Original Wetland Areas: Wetlands: Wetland "A" (Un-Regulated): 1,329 sf= Wetland "B" (Class 2): 18,577sf= Wetland "C" (Un-Regulated): 540 sf= Wetland "D" (Un-Regulated): 367 sf= Wetland "E" (Class 3): 8,166 sf= Total Wetland Area: 28,979 sf- Wetland Buffen: Wetland "B" (50' Buffer) 46,040 sf= Wetland "E" (25' Buffer) 9,297 sf= Total Wetland Buffer Area: 55,337 sf- Total Wetland and Buffer Areas: 84,316 sf= Wetland Mitigation Areas: Reductions: Wetland Fill: "A" = 1,329 sf (1:1 Replacement Factor) "C"= 540 sf(I:1 Replacement Factor) "D" = 367 sf (1: 1 Replacement Factor) "E" = 8; 166 sf (I: I Replacement Factor) Total Fill- Buffer Reduction: Additions I Enhancements: Wetland Creation: Buffer Replacement (Creation): Wetland Enhancement: Buffer Enhancement: 0.03 Ac. 0.43 Ac. 0.01 Ac. om Ac. 0.19 Ac. 0.67 Ac. 1.06 Ac. 0.21 Ac. 1.27 Ac. 1.94 Ac. 1,329 sf 540 sf 367 sf 8,166 sf 10,402 sf 14,292 sf 10,491 sf 31,051 sf 29,068 sf 61,605 sf I I I I I I I I I I I I I I I I -I I 3.2.2 KCRTSIRUNOFF FILES METHOD-GENERATING TIME SERIES . '.-. . .•.. ..' --: .. . '.. .. .. .. . . .' . TABLEll2B~EQUIVALENCEBETWEENSCSSOILXYPES'ANDKCRTSSOILTYPES SCS Soli Type SCS KCRTSSoiI Notes Hydrologic Group Soli Group Alderwood (AoB, Aoe, AoOI e TIll Arents, Alderwood Material (AmB, AmC) e T~I Arents, Everett Material CAli) B Outwash 1 Beausite (Bee, BeD, BeFl C Till 2 Bellinati8i1ilBh) 0 rdl 3 Briscat CBr) 0 TIll 3 Bucldev (Bul D TIll 4 Earlmont lEa! D TIll 3 Ec:lii8wick lEd) e TIll 3 Everett IEvB, EvC, EvD, EwC) AlB Outwash 1 Indianola IlnC, InA, InO! A Outwash 1 ~KpC,KiiDl e TIll Klaus (KsCI e Outwash 1 Neilton INeC\ A Outwash . 1 Newbero (Na) B TIll 3 Nooksack (Nk) C TIll 3 Norma INo! D TIll 3 Oreas(O .. l D Wetland Oridla (Os). 0 TIll 3 Ovall(OvC, OvD, OvA C rdl 2 PDchuck (Pc) C TIll 3 Puoet IPu! D TIll 3 PlNalluo(PY)' B TIll 3 ,Ra~RaC,RaO,RaC,RaE) . . B'" OutWash' 1 RentonlRe) D TIll 3 Salal (Sal C TIll 3 Sammamish (Sh! D TIll 3 Seattle (Skl 0 Wetland , Shalcar/Sml 0 TIl. 3 siTsiif C TIll 3 Snohomish (So, Sr) 0 TIll 3 Sultan (Su) C TIll 3 TukwilaCTU) 0 TIll 3 Woodinville(iJlio} 0 TIll 3 Notes: 1. Where outwash soils are saturated or underlain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soDs, but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soDs, some of which are underlain by glacial till or have a seasonally high water table. In the absence of detailed study, these soils should be treated as tiD soils. 4. Buckley soils are formed on the Jow-penneability Osceola mudflow. Hydrologic response is assumed to be similar to that of till soils. 1998 Surface Water Design Manual 9/1/98 3-25 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 5EcnoNDI TABlEID-2 KCRlS Covu. GIIGUPS AIID AREAs OF AwucAUOII . KCRTS AppIkatIoa C ..... Gn>up " ......... , ... _ .... F""" AD faress/shrub corer imspcctiye of lip. All permanc:ot (o.g., proIIec:tecI by COV'mant or SAO designatima) m-sitr: £crcsl/dInIb COVCl' irre:spccbYe of. pImted at damties sufIic:ierd: to ensure 80%+ canopy corer wiIhin 5 VCEa. -AII __ .-.. _ ........ """""""cloomI 1.Jnpt:tec:ted bd i:o ru:raI residential dcveklpDem may aras. exC:q:t for lawm in re-dewdopD em areas wi2b P'O'" aeloDmcd 42aities in c:xtess of 4 IXlKJA be c:msiden:d hIlf pasture. half sr-- an.. Lnmm.ede. ' i .---..-dopooa< All __ ................. .n_roo-d ...... dmsities in excess of 4 D1.JK}A. DOl prdCCted by ClCJll'GIIIDt or NGPS designdion (a.::qa in rural areas as noted aboore). W ...... AD dclinc:G:d wedmd araIS excc:pl cu1tivdedldrained AU dellnc.tcd wetland m:a ~wbivllledlchinod .......bnd ............. _ ...... All ... .....-....... incloodins IoooviIy """'1""<'1 All ... .....-....... incloodins IoooviIy """'1""<'1 OpaoW_ ...... mI dDt ....... """""' ...... ""-,...., onoI dDt ....... """"'" ..-. ""- Noli .. : (I) Impcrviws 8CapI used in KCRTS ccmpu!atic:m should be the etredhre iIDpcn'IoID III'e8 (KIA). This is 1M grass impaYious ma ~ by tbc effi:diye impcntious fractiaD. (sec Tabic m-3). Nm-dfcctivc imp:nicus IIIte 8M considE:raI the SlIme as the ~ land cover. la_UN CcmmerciallInduslrialloochnavs MuJti...Family or Hish Density SitwIo-Fam~ C>4D\,VGAi MedDom IloooD1y _Fomily" '4D1J>GAl Low Dendy S;"gJo,f .... iIy" II DIJ.<JA) , ........ «IDUIGA) """...,., _ onoI ........ Lob HoIJIs: TABlEID-3 EHa,lVl! I~ I'ucnOII (1) P",:denll; , OS 80 66 50 '" 50 PoaJol; .... 100 100'" 100'" 100""' 100""' 50 (I) The effcc:tivc impervious ~ is tbc &.c:tim of aclUaltcal impc:rriws aa. diriIdly connccttd to tbe dra:inIp system. T'bI::se figures sbauld be used in dill abscur;o of dcta:ilcd ~ or physical inscpc:timL (2) Figura: f« n::s:idedial an:as iDc1udc roadways. (3) When cbvnspcU: infiIImion is used, roofs ~ nat counted as impervious area wbl::n sizing !be flow oonIIol facility. RDo& arc consick:n:d gras .. heR downspouts 11"11 dispersed in rural tesidmtial dcvelopmcd. or whcR ibpcnod DowplIhs C!UlCCd 50 feet in urban n:~ dereklpmem. STEPJ, (coulimoed) The next SCreeD shows the To/oJ Area computed, It also prompts the user to enter the Time Series File Filename, When using IS-minute timesteps, the program will prompt the user for infOlmatioD on flow paths within the drainage area o KCRTS U.er"s Guide December 1 S. 1995 I , I I ST 1.1 I I I I I I I I I ST1.0 ~ainfall Regions and Ikegional Scale Factors Rz..ij Incorporated Area ~ RJverlLake r MajorRoad I LA 1.2 'I I 1 1 I I I I I I I I I I I I I I I mi sc0108. exc KCRTS program ... File Directory: C:\KC-SWDM\K~ATA\ [C] CREATE a new Time series ST 2.19 1.46 0.00 0.00 0.00 0.00 0.68 0.00 predev.tsf T 1.00000 T 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000000 Till Forest 0.000000 Till Pasture 0.000000 Till Grass 0.000000 Outwash Forest 0.000000 outwash Pasture 0.000000 Outwash Grass 0.000000 Wetland 0.000000 Impervious [T] Enter the Analysis TOOLS Module [p] Compute PEAKS and Flow Frequencies predev.tsf ~redev.pks ' [R] RETURN to Previous Menu [c] CREATE a new Time Series ST 0.00 0.00 0.42 0.00 0.00 0.00 0.00 1.00 dev.tsf T 1.00000 T 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000000 Till Forest 0.000000 Till Pasture 0.000000 Till Grass 0.000000 Outwash Forest 0.000000 Outwash Pasture 0.000000 outwash Grass 0.000000 wetland 0.000000 Impervious [T] Enter the Analysis TOOLS MOdule [p] Compute PEAKS and Flow Frequencies dev.tsf dev.pks [R] RETURN to Previous Me~u [c] CREATE a new Tlme Serles , ST 0.66 0.,67 0.00 0.00 0.00 0.00 0.76 0.00 bypass.tsf T 1.00000 T 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00, 0.000000 Till Forest 0.000000 Till Pasture 0.000000 Till Grass 0.000000 outwash Forest 0.000000 outwash Pasture 0.000000 outwash Grass 0.000000 wetland 0.000000 Impervious fT] Enter the Analysis TOOLS Module p] Compute PEAKS and Flow Frequencies bypass.tsf byrass.Pks fR RETURN to Previous Menu T Enter the Analysis TOOLS Module ' [0 Compute Flow DURATION and Exceedence predev.tsf target.dur Page 1 I I I I I I I I I I I I I I I I I I I misc0108.exc F F 36 O.102000E-Ol O.600000E-Ol [R] RETURN to previous Menu [F] size a Retention/Detention FACILITY Manual Design pond.rdf 5 Route Time series o Return to Main Menu [F] size a Retention/Detention FACILITY Manual Design pond. rdf 5 Route Time series o Return to Main Menu [F] size a Retention/Detention FACILITY Manual Design . pond.rdf 5 Route Time Series o Return to Main Menu [F] size a Retention/Detention FACILITY Manual Desi gn pond. rdf 5 Route Time Series o Return to Main Menu [F] size a Retention/Detention FACILITY Manual Design pond.rdf 5 Route Time series o Return to Main Menu [x] eXit KCRTS Program Page 2 I I I I I I I I I I I I I I I I I I I Flow Frequency Analysis Time Series File:predev.tsf project Location:Sea-Tac ---Annual peak Flow Rates---Flow. Rate Rank Time of peak (CFS) 0.325 2 2/09/01 15:00 0.086 7 1/05/02 16:00 0.275 3 2/27/03 7:00 0'.017 8 3/24/04 19:00 O.UO 6 1/05/05 8:00 0.192 4 1/18/06 20:00 0.176 5 2/01/07 0:00 0.462 1 computed Peaks 1/09/08 9:00 predev.pks -----Flow Frequency Analysis-------~ -Peaks - -Rank Return Prob (CFS) period 0.462 1 100.00 0.990 0.325 2 25.00 0.960 0.275· 3 10.00 0.900 0.192 4 5.00 0.800 0.176 5 . 3.00 0.667 O.UO-6 2.00 0.500 0.086 7 1.30 0.231 0.017 8 1.10 0.091 0.417-50.00 0.980 D .4 n -Q.t::>10 O.O\t>L Page 1 I I I I I I I I I I I I I I I I I I I Flow Frequency Analysis Time Series File:dev.tsf project Location:sea-Tac ---Annual Peak Flow Rates---Flow Rate Rank Time of Peak (CFS) 0.191 4 2/09/01 2:00 0.136 7 1/05/02 16:00 0.235 2 2/27/03 7:00 0.124 8 8/26/04 2:00 0.154 6 10/28/04 16:00 0.201 3 1/18/06 16:00 0.187 5 11/24/06 3:00 0.410 1 1/09/08 6:00 computed Peaks dev.pks -----Flow Frequency Analysis-------- -Peaks -.-Rank Return Prob (CFS) Period 0.410 1 100.00 0.990 0.235 2 25.00 0.960 0.201 3 10.00 0.900 0.191 4 5.00 0.800 0.187 5 3.00 0.667 0.154 6 2.00 0.500 0.136 7 1.30 0.231 0.124 8 1.10 0.091 0.351 50.00 0.980 Page 1 I I I I I I I I I I I I I I I I I I I Flow Frequency Analysis Time Series File:bypass.tsf project Location:Sea-Tac ---Annual peak Flow Rates---Flow Rate Rank Time of Peak (CFS) 0.241 2 2/09/01 15:00 0.OS9 7 1/0S/02 16:00 0.218 3 2/27/03 7:00 0.012 8 3/24/04 19:00 0.077 6 1/0S/0S 8:00 0.116 S 1/18/06 20:00 0.129 4 2/01/07 0:00 0.344 computed Peaks 1 1/09/08 9:00 bypass.pks -----Flow Frequency Analysis-------- -Peaks - -Rank Return Prob (CFS) Period 0.344 1 100.00 0.990 0.241 2 25.00 0.960 0.218 3 10.00 0.900 0.129 4 S.OO 0.800 0.116 S 3.00 0.667 0.077 6 2.00 0.500 0.059 7 1.30 0.231 0.012 8 1.10 0.091 0.310 50.00 0.980 Page 1 I II Retention/Detention Facility II II II I II II II II II II I II I I I I I Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Orifice # 1 2 Height (ft) 0.00 2.00 Detention Pond 3.00 H:1V 90.00 ft 40.00 ft 3600. sq. tt 7296. sq. ft 0.167 acres 3;00 ft 407.00 ft 14634. cu. ft 0.336 ac-ft 3.00 12.00 2 Diameter (in) 1.00 2.22 ft inches Full Head Discharge (CFS) 0.047 0.134 Top Notch Weir: None Outflow Rating Curve: None Pipe Diamet.er (in) 6.0 Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 407.00 O. 0.000 0.000 0.00 0.01 407.01 36. 0.001 0.003 0.00 0.02 407.02 72 . 0.002 0.004 0.00 0.03 407.03 lOB. 0.002 0.005 0.00 0.04 407.04 145. 0.003 0.006 0.00 0.05 407.05 181. 0.004 0.006 0.00 0.06 407.06 217. 0.005 0.007 0.00 0.07 407.07 254. 0.006 0.007 0.00 O.OB 407.08 291. 0.007 O.OOB 0.00 0.09 407.09 327. O.OOB O.OOB 0.00 0.19 407.19 69B. 0.016 0.012 0.00 0.29 407.29 1077 . 0.025 0.015 0.00 0.39 407.39 1464. 0.034 0.017 0.00 0.49 407.49 1B59. 0.043 0.019 0.00 0.59 407.59 2262. 0.052 0.021 0.00 0.69 407.69 2674. 0.061 0.023 0.00 0.79 407.79 3093. 0.071 0.024 0.00 0.89 407.89 3521. 0.OB1 0.026 0.00 0.99 407.99 395B. 0.091 0.027 0.00 1. 09 408.09 4403. 0.101 0.028 0.00 1.19 408.19 4857. 0.111 0.030 0.00 1.29 408.29 5319. 0.122 0.031 0.00 1.39 408.39 5790. 0.133 0.032 0.00 1. 49 408.49 6270. 0.144 0.033 0.00 1. 59 40B.59 675B. 0.155 0.034 0.00 1. 69 40B.69 7256. 0.167 0.035 0.00 1. 79 408.79 7762. 0.17B 0.036 0.00 1. 89 408.B9 827B. 0.190 0.037 0.00 Surf Area (sq. tt) 3600. 3608. 3616. 3623. 3631. 3639. 3647. 3655. 3663. 3670. 3749. 3829. 3910. 3991. 4073. 4155. 4239. 4323. 4407. 4493. 4579. 4666. 4754. 4B42. 4931. 5021. 5112. 5203. I I 1.99 408.99 8803. 0.202 0.038 0.00 5295. 2.00 409.00 8856. 0.203 0.038 0.00 5304. 2.02 409.02 8962. 0.206 0.040 0.00 5322. 2.05 409.05 9122. 0.209 0.044 0.00 5350. I 2.07 409.07 9230. 0.212 0.050 0.00 5369. 2.09 409.09 9337. 0.214 0.059 0.00 5387. 2.12 409.12 9499. 0:218 0.071 0.00 5415. I 2.14 409.14 9608. 0.221 0.084 0.00 5434. 2.16 409.16 9717. 0.223 0.094 0.00 5453. 2.18 409.18 9826. 0.226 0.098 0.00 547!. 2.21 409.21 9990. 0.229 0.101 0.00 5500. I 2.31 409.31 10545. 0.242 0.115 0.00 5594. 2.41 409.41 11109. 0.255 0.127 0.00 5689. 2.51 409.51 11683. 0.268 0.138 0.00 5785. I 2.61 409.61 12266. 0.282 0.148 0.00 5881. 2.71 409.71 12859. 0.295 0.157 0.00 5978. 2.81 409.81 13462. 0.309 0.166 0.00 6076. 2.91 409.91 14074. 0.323 0.174 0.00 6175. I 3.00 410.00 14634. 0.336 0.181 0.00 6264. 3.10 410.10 15265. 0.350 0.496 0.00 6364. 3.20 410.20 15907. 0.365 1.070 0.00 6465. I 3.30 410.30 16558. 0.380 1.800 0.00 6566. 3.40 410.40 17220. 0.395 2.600 0.00 6668. 3.50 410.50 17892. 0.411 2.890 0.00 6771. 3.60 410.60 18574. 0.426 3.150 0.00 6875. I 3.70 410.70 19267. 0.442 3.390 0.00 6979. 3.80 410.80 19970. 0.458 3.610 0.00 7084. 3.90 410.90 20684. 0.475 3.830 0.00 7190. I 4.00 411. 00 21408. 0.491 4.030 0.00 7296. 4.10 . 411.10 22143. 0.508 4.220 0.00 7403. 4.20 411.20 22889. 0.525 4.400 0.00 7511. 4.30 411.30 23645. 0.543 4.570 0.00 7620. I 4.40 411. 40 24413. 0.560 4.740 0.00 7729. 4.50 411. 50 25191. 0.578 4.900 0.00 7839. 4.60 411.60 25980. 0.596 5.060 0.00 7950. 4.70 411. 70 26781. 0.615 5.210 0.00 8061. I 4.80 411.80 27593. 0.633 5.360 0.00 8173. 4.90 411. 90 28416. 0.652 5.500 0.00 8286. 5.00 412.00 29250. 0.671 5.640 0.00 8400. I Hyd Inflow Outflow Peak Storage Stage Elev (Cu-Ft) (Ac-Ft) 1 0.56 0.18 2.93 409.93 14177. 0.325 I 2 0.28 0.14 2.52 409.52 11729. 0.269 3 0.34 0.10 2.23 409.23 10074. 0.231 4 0.28 0.13 2.44 409.44 11270. 0.259 I 5 0.30 0.11 2.29 409.29 10413. 0.239 6 0.18 0.04 1. 84 408.84 8027. 0.184 7 0.23 0.03 1.38 408.38 5726. 0.131 8 0.26 0.03 1.18 408.18 4804. 0.110 I Hyd RID Facility Tributary Reservoir POC Outflow Outflow Inflow Inflow Target Calc 1 0.18 0.26 ******** 0.46 0.43 I 2 0.14 0.19 ******** ******* 0.32 3 0.10 0.18 ******** ******* 0.23 4 0.13 0.07 ******** ******* 0.19 I I I I I I I I I I I I I I I I I I I I I 5 6 7 8 0.11 0.04 0.03 0.03 0.07 0.05 0.04 0.00 ******** ******* ******** ******* ******** ******* ******** ******* Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout POC Time Series File:dsout 0.18 0.08 0.06 0.03 Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: 0.561 0.175 2.93 409.93 14177 . 0.325 CFS at 6:00 on Jan CFS at 11:00 on Jan Ft Peak Reservoir Elev: Ft Peak Reservoir Storage: CU-Ft Ac-Ft Add Time Series:bypass.tsf 9 in Year 8 9 in Year 8 Peak Summed Discharge: 0.427 CFS at 9:00 on Jan 9 in Year 8 Point of Compliance Fi1e:dsout.tsf Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.002 40976 66.823 66.823 33.177 0.006 3877 6.323 73.146 26.854 0.010 5267 8.589 81.735 18.265 0.014 3478 5.672 87.407 12.593 0.018 2992 4.879 92.286 7.714 0.021 1720 2.805 ·95.091 4.909 0.025 1227 2.001 97.092 2.908 0.029 819 1.336 98.428 1.572 0.033 454 0.740 99.168 0.832 0.037 343 0.559 99.728 0.272 0.041 66 0;108 99.835 0.165 0.045 14 0.023 99.858 0.142 0.049 9 0.015 99.873 0.127 0.052 4 0.007 99.879 0.121 0.056 3 0.005 99.884 0.116 0.060 6 0.010 99.894 0.106 0.064 5 0.008 99.902 0.098 0.068 3 0.005 99.907 0.093 0.072 2 0.003 99.910 0.090 0.076 4 0.007 99.917 0.083 0.080 3 0.005 99.922 0.078 0.083 1 0.002 99.923 0.077 0.087 3 0.005 99.928 0.072 0.091 1 0.002 99.930 0.070 0.095 2 0.003 99.933 0.067 0.099 4 0.007 99.940 0.060 0.103 7 0.011 99.951 0.049 0.107 3 0.005 99.956 0.044 0.111 5 0.008 99.964 0.036 0.115 3 0.005 99.969 0.031 0.118 4 0.007 99.976 0.024 0.332E+00 0.269E+00 0.183E+00 0.126E+00 0.77lE-0l 0.491E-01 0.291E-Ol 0.157E-01 0.832E-02 0.272E-02 0.165E-02 o .142E-02 0.127E-02 0.121E-02 o . 116E-02 0.106E-02 0.978E-03 0.930E-03 0.897E-03 0.832E-03 0.783E-03 0.766E-03 0.7l8E-03 O. 701E-03· 0.669E-03 0.603E-03 0.489E-03 O. HOE-03 0.359E-03 0.310E-03 0.245E-03 I I 0.122 2 0.003 99.979 0.021 0.212E-03 0.126 2 0.003 99.982 0.018 0.179E-03 0.130 4 0.007 99.989 b.011 0.114E-03 0.134 3 0.005 99.993 0.007 0.652E-04 I 0.138 2 0.003 99.997 0.003 0.326E-04 Flow Duration from Time Series File:dsout.tsf I Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.004 42757 69.728 69.728 30.272 0.303E+00 0.013 8512 13.881 83.609 16.391 0.164E+00 I 0.022 4950 8.072 91. 681 8.319 0.832E-01 0.031 2349 3.831 95.512 4.488 0 .. 449E-01 0.040 1236 2.016 97.528 2.472 0.247E-01 I 0.049 606 0.988 98.516 1. 484 0.148E-01 0.058 373 0.608 99.124 0.876 0.876E-02 0.067 162 0.264 99.388 0.612 0.612E-02 0.075 100 0.163 99.552 0.448 0.448E-02 I 0.084 73 0.119 99.671 0.329 0.329E-02 0.093 37 0.060 99.731 0.269 0.269E-02 0.102 32 0.052 99.783 0.217 0.217E-02 I 0.111 23 0.038 99.821 0.179 0.179E-02 0.120 14 0.023 99.843 0.157 0.157E-02 0.129 17 0.028 99.871 0.129 0.129E-02 0.137 6 0.010 99.881 0.119 0.119E-02 I 0.146 10 0.016 99.897 0.103 0.103E-02 0.155 6 0.010 99.907 0.093 0.930E-03 0.164 4 0.007 99.914 0.086 0.864E-03 0.173 8 0.013 99.927 0.073 0.734E-03 I 0.182 6 0.010 99.936 0.064 O.636E-03 0.191 5 0.008 99.945 0.055 0.554E-03 0.199 8 0.013 99.958 0.042 0.424E-03 I 0.208 3 0.005 99.962 0.038 0.375E-03 0.217 5 0.008 99.971 0.029 0.294E-03 0.226 4 0.007 99.977 0.023 0.228E-03 0.235 2 0.003 99.980 0.020 0.196E-03 I 0.244 0 0.000 99.980 0.020 0.196E-03 0.253 3 0.005 99 .. 985 0.015 0.147E-03 0.261 3 0.005 99.990 0.010 0.978E-04 I 0.270 0 0.000 99.990 0.010 0.978E-04 0.279 0 0.000 99.990 0.010 0.978E-04 0.288 1 0.002 99.992 0.008 0.815E-04 0.297 3 0.005 99.997 0.003 0.326E-04 I 0.306 1 0.002 99.998 0.002 0.163E-04 0.315 0 0.000 99.998 0.002 0.163E-04 Duration Comparison Anaylsis I Base File: predev.tsf New File: dsout.tsf Cutoff Units: Discharge in CFS I -----Fraction of Time--------------Check of Tolerance------- Cutoff Base New %Change Probability Base New %Change 0.061 0.93E-02 0.77E-02 -17.8 I 0.93E-02 0.061 0.056 -6.7 0.081 0.58E-02 0.38E-02 -35.6 I 0.58E-02 0.081 0.068 -16.4 I 0.101 0.42E-02 0.22E-02 -47.3 I 0.42E-02 0.101 0.077 -23.9 0.122 0.30E-02 0.15E-02 -51.1 I 0.30E-02 0.122 0.088 -27.9 0.142 0.21E-02 o . llE-02 -44.9 I 0.21E-02 0.142 0.104 -26.9 I I I I I I I I I I I I I I I I I I I I I 0.162 0.13E-02 0.88E-03 -30.8 0.13E-02 0.183 0.78E-03 0.64E-03 -18.8 i).78E-03 0.203 0.57E-03 0.41E-03 -28.6 0.57E-03 0.224 0.44E-03 0.26E-03 -40.7 0.44E-03 0.244 0.36E-03 0.20E-03 -45.5 0.36E-03 0.264 0.l8E-03 0.98E-04 -45.5 0.l8E-03 0.285 0.98E-04 0.98E-04 0.0 0.98E-04 0.305 0.33E-04 0.16E-04 -50.0 0.33E-04 Maximum positive excursion·= 0.011 cfs ( 4.2%) occurring at 0.275 cfs on the Base Data:predev.tsf and at 0.287 cfs on the New Data:dsout.tsf Maximum negative excursion = 0.033 cfs (-27.9%) occurring at 0.117 cfs on the Base Data:predev.tsf and at 0.084 cfs on the New Data:dsout.·tsf 0.162 0.131 -19.6 0.183 0.171 -6.3 0.203 0.187 -8.0 0.224 0.199 -11.1 0.244 0.210 -13.8 0.264 0.244 -7.6 0.285 0.287 0.7 0.305 0.303 -0.6 I 0.0 0 0 I ............... ,.... '" '" '" -0 U-O ~~~ '" '" (]) OOD> -0"' ..... I I-"'OB I -• 0 I ,.... I I ~ II) 0 I 0 c: ,.... II) "'0 II) II) I 0 ~ ~ == I JS as .c '7 0 I 0 .... ,.... a.. I I '! I 0 ,.... I I 0 0 "? I to £0 l;0 ~O O· 0 ,.... I (S.:I:» e6J940 S!O I I I I I I I I I I I I I I I I I I I I Wetpond Sizing Worksheet SUmmary afthe 1998 SUrface WaterDesign Manual Requ/l8ments Project Name: Knight Property . Project Number. MISC~108 Pond Description: Wetpond Step 1) Determine volume factor f. Basic size? . Large size? Step 2) Determine rainfall R for mean annual Storm Rainfall (R) Step 3) calculate runoff from mean annual storm V, = (0.9At + O.25A,g + 0.10A" + 0.01Acs> X R At = tJibutary area of impervious surface A,g= A" = tributary area of till grass tJibutary area of till forest Aog = tributary area of outwash grass R = rainfall from mean annual storm V, = Volume of runoff from mean annual storm Step 4) Calculate ~I Volume Vb = fV, f = Volume Factor Vb = Volume runOff, mean annual storm V, = Volume of the wetpool Step 5) Determine wetpool dimensions a) Determine geometry of first cell Volume in first cell Depth h 1st cell (minus sed. storage) f=_-:;3 __ f= __ 4.;,;;.5;....._ 0.039 (feet) 54,332 (sf) 43,597 (sf) 0 (sf) 0 (sf) 0.039 (feet) 2,332 (cf) 3 2,332 (cf) I 6,996 I(cf) 2,099 (cf) 4 (feet) Determine horizontal xs area at mld-depth using Amid = Vol. 1 st cellI h A mid 525 (sf) Mid-width 23 (feet) Mid-length 23 (feet) Determine xs area at surface Z = Side slope length (_H:1V) 2(h12 x Z) = Dimensions of top of pond adjusted for geometries Top width Top length 3 3:1 recommended 12 (feet) 35 (feet) 35 (feet) 1218 (sf) I I I I I I I I I I I I I I I I I I I b) Delennlne geometry of second cell Volume In second cell Depth h 2nd cell _4.;.:.,8;.;9~7_(ct) _....;.4 __ (feet) Detennine xs area at mid-depth using A mid = Vol. 2nd cel~lI;.;h.;.... __ A mid 1 ,224 (sf) Mid-width 23 (feet) Mid-length 53 (feet) Delennine horizontal xs area at surface Z = Side slope length (_H:1V) 2(h12 xZ) = Dimensions of top of pond adjusted for geometries Top width . Top length A,.p= Adjustment to cells (If necessary) Geometry check: Overall pond L:W at mid-depth = 3:1 Pond width (mid-depth) Celli length (mid-depth) Cell 2 length (mid-depth) Pond Length (mid-depth) = Cell 1 + Cell 2 Lmld:Wmld= Total Wetpond Surface area required = Total Wetpond Bottom area required = 3 3:1 recommended 12 (feet) 35 (feet) 65 (feet) 2285 (sf) 23 23 53 76 3.33 3,503 571 I I I I 1 I I I I ST 1.1 I fZZJ Incorporated Area __ Riverllake ST 1.0 0.47" (0.039') 1--Major Road NOTE: Areas east of the easternmost isopluvial should use 0.65 I inches unless rainfall data is available for the location of interest 24 The mean Bnnual storm Is a conceptual stann found by dividing the annual predpllation by the IoIaI number I of slDrm events per year I 0.52" (0.043') 0.56" (0.047') LA 1.0 LA 1.2 COUNT,. I I I I I I I I I I I I I I I I I I I o 0.3 0.6 0.9 1.2 1.5 Iuo o 0.2 0.4 0.6 0.8 1 .i Map center is UTM 10 565077E 5259124N (WGS84/NAD83) Renton quadrangle Projection is UTM Zone 10 NAD83 Datum r M=lB.IB7 G=O.631 http://www.topozone.comlprint.asp?z=l O&n=5259124.21551722&e=565077 .392670433&... 313112004 I I I I I I . I . I APPENDIXB 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 Prepared By: PARKLANE COURT Levell Off-Site Drainage Analysis City of Renton File No.: 03-124 July 13,2004 Prepared for: Ron Knight P.O. Box 6 Renton, W A 98057 Peterson Consulting Engineers Joseph M. Hopper, EIT PCE Job No. MISC-OI08 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS TASK 1: STUDY AREA DEFINmON & MAPS_._._._ •••• _ •••. _ ••• _ .•. _ .•... _ •. _ •••.••••.•• _._ .•..• _ •• _ •••.• 1 Figure 1:· Vicinity Map ...................................................................................... ; ........................ 2 Figure 2: Site Map ...................................................................................................................... 3 Figure 3: Upstream Tributary Areas .......................................................................................... .4 TASK 1: RESOURCE REVIEW __ • ________ • ____ 5 Figure 4: SCS Soils Map .................................................................................................... ~ ........ 6 TASK 3: FIELD OBSERVATIONS ______ _ _____ • __ .. 7 TASK 4: DRAINAGE SYSTEM DESCRIPTION _______ • _______ 8 Figure 5: Downstream Map ......................................................................................................... 9 Figure 6: King County Levell Tables ...................................................................................... 1 0 TASK 5: EXISTING AND POTENTIAL PROBLEMS_.____ _11 Peterson Consulting Engineers Page i \\I"aMo.a\p¥ct l~port .. 1Id con, ' 'MISC.oI08\l.evd I • MISCOIDB.doc I I I I I I I I I I I I I I I I I I I Level 1 Analysis for Park/ane Court 711412004 TASK 1: STUDY AREA DEFINITION & MAPS The "Parklane Court" residential subdivision is a proposed I O-Iot residential subdivision on an approximately4.33-acre site located in Renton. The site is more specifically located between . Lyons Ave. S.E. (l46th Ave. S.E.) and 148th Ave. S.E. The north property line lies approximately 300 feet south of S .E. 13200 St. Access to the site will be from a public residential access street to be constructed to intersect with Lyons Ave. S.E. approximately 450 feet south ofS.E. 13200 St. The site is located in the northeast 114 of Section 15, Township 23 North, Range 5 East, W.M., in the City of Renton. The site comprises two parcels recorded as King County Assessor's Parcel No's. 084710-0080 and 084710-0081. Figure 1: Vicinity Map and Figure 2: Site Map., DOWNSTREAM DRAINAGE ANALYSIS The downstream drainage path for the site will be explored for a minimum of % mile or until the site is less than 15% of the tributary basin. Observations will be made up to one mile downstream, if drainage complaints or conditions warrant. The downstream drainage system will be documented in detail in Task 3 and 4. UPSTREAM DRAINAGE ANALYSIS Approximately 3.08 acres of upstream tributary areas does exist to the north of the project site. The westerly portion of this basin collects in the wetland that straddles the north property line near the northwest comer of the property. The rest of the upstream areas sheet flow onto the proposed project site, eventually collecting in the wetland in the southerly portion of the site. see Figure 3 -Upstream Tributary Area Map. Peterson Consulting Engineers Pagel \~jcct rtpOItIaad WilWPO' \MJSC-OIOB\l..eYd I • MlSCOI08.doc I I I I I I I I I I I I I I I ~ Is! « o-J o-J ~ ::. <:> bl Is! "'<: i!: :3 SF SF ~ Is! "'<: :::!: ~ ~ ~ 0 0 « N l:: 0 NE 5TH ST ~ i'i 0 ~ ~ NE 2ND ST (SE 132ND NE 2ND ST i!: .... ~ i!: bl "-:!: ~ SF i!: '" :!: I PARKLANE COURT ~ ______________________________ -,~~~~~~~V.~7C~1N.~~~TY~~~~ I OWN. BY: DA TE: JOB NO. 4030 Lake Washington Blvd N.E, Suite 200 AAL 7/14/04 MISe-GlOB Kirkland, W A 98033 Tel (425) 827-5874 CHKD. 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ThoSe resources that provided infonnation pertinent to this are documented below. If a resource is not cited herein then that document did not apply to this site. BASIN PLANSIBASIN RECONNAISSANCE SUMMARY REPORT The site is located in the Cedar River Drainage Basin. King County currently does not have any available basin plans or reconnaissance reports for this area. SENSITIVE AREA MAP FOLIO (USING IMAP ONLINE) For the latest infonnation, the iMAP parcel viewer provided by DOES online has been utilized to determine if the site lies within any sensitive areas. The site is not located in Wetlands, Seismic, Erosion, Landslide or Coal Mines Hazard area, nor is there any stream directly adjacent to the property. A copy of the iMAP printout is located in the Appendix. SCS SOIL SURVEY The soils on the site, per the SCS Soils mapping, are AgC (Alderwood Gravelly Sandy Loam), please reference Figure 4: SCS Soils Map. A geotechnical report has been prepared by Dennis Joule, P.E., dated June 28, 2004. The soils described in that report are representative of the King County classification noted as ''Till'' soils by Table 3.2.2.B (Appendix A) in the 1998 KCSWDM. DRAINAGECOMPLAThITS Drainage complaints were investigated using King Counties iMap information system. 25 drainage complaints were filed downstream of the site from 1993 to 2003 and all but one are now closed. An iMAP printout of all drainage complaints filed in the area of the site as been provided in the Appendix. Peterson Consulting Engineers \~reporUlIId~I08\l...cvd I·MISCOIOI.dDc Page 5 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 Level I Analysis fol' PDI'klane Courl 711412004 . TASK 3: FIELD OBSERVATIONS A field investigation was performed on April 27, 2004. The weather conditions were 50 degrees and partly cloudy. The site is currently vacant. Portions of the site have been cleared. A total oftive wetlands are currently located on site. The site characteristics include the wetlands, relating vegetation around those wetlands, some wooded area, and some cleared areas that are categorized as tall grasses or pasture. The site has an average slope of approximately 2-percent with several small isolated areas where the sloPes get as steep as 8 to IO-percent. The site slopes from the north, east and west sides of the p~operty to the wetland located in the south-centraI area of the site. (see Figure 2: Site Map). Runofffrom the site typically sheet flows to the southern edge of the property from all directions. A wetland that is heavily vegetated is located in this area and overlaps onto the neighboring property to the south. Petel'son Consuhing Engineel's \~u\4ajccl rtpOrtI and ...... upwdei'"\MISC-GIOI'\Lnd I -MISCOIOI.doc Page 7 I I I I I I I I I I I I I I I I I I I Level I Analysis for Par/cli11U! Court 711412004 TASK 4: DRAINAGE SYSTEM DESCRIPTION Please reference Figure 5: Downstream Map and Figures 6: King County Level 1 Table. Runoffleaves the site by entering an existing wetland located at the southern property line (point #1). The wetland straddles the property line and continues onto the parcel to the south. The wetland extends close to the southerly property line of the neighboring parcel, in the wet season the wetland's water surface my extend to the property line, in the drier months the water surface recedes away from the property line leaving a "meandering" swalellow area (point #2). Along the northeasterly portion of the next parcel to the south, in the rear yards of the newly developed Parkside Court Subdivision, there is a 12" storm line with catch basins set at elevations to control the high water elevation of the neighboring wetland to the north (Point #3). This interceptor system conveys the overflow drainage to the newly constructed detention pond located in the southeast corner of the Parkside Cowt subdivision (point #4). The pond outlets to the south through a tee type control structure with flow control elbows and orifices (point #5). Field inspection waS halted at the detention pond, due to limited access beyond the pond through the property to the south of the pond. The pond was designed and constructed within the last few years, and it is assumed that the drainage calculations for the pond reflect the upstream basin that contributes to it. The interceptor system would determine the uhimate size of the pond and establish controlled release rates through the above observed control structure. Due to the fact that the pond in the Parkside Court subdivision controls the release rates for the entire upstream basin, no additional inspection should be required. County maps were reviewed to find any additional information for this drainage basin and any resuhing downstream issues. There have been several complaints filed further downstream beyond the V. mile reach. All of the complaints were minor in nature and have since been addressed by the county and the complaint files closed. It appears that most of the complaints filed were due to maintenance issues that have since been repaired by the county. Peterson Consulting Engineers \\Pa .......... jucttllP'*l!1dcw i 7 \MISC(IION.ewlI-MISCOIOI.doc Page 8 . I I I I I I I I I I I I I I I I I I I o-J _0 CI>unIy IIcJuodaly StnIeta Jt'- j./ -lCOOIQ Home SenJ!ces Comments Search ... oIouch noI_ .... _!nod on IIIIs mop. Ant _ 01_ nap or 'rlum-' on http://wwwS.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie... 7/14/2004 ------ - -------------F16u~1:. ~ OFF-81TE ANALYSIS DRAINAGE SYSTEM TABLE SURFACE WATER DESIGN MANuAL, CORE REQUIREMENT #2 I I I I I I I I I I I I I I I I I I I Level I Analysis for Parklane COlirl 711412004 TASKS: EXISTING AND POTENTIAL PROBLEMS On site there appear to be several dirt bike or four wheeler trails that cut through the wetlands and are causing erosion and degradation of the existing plat life and relating wildlife species. These trails also extend to the neighboring parcel to the south of the proposed development (point #1 & 2). The interceptor system for the Parkside Court subdivision in fairly new and has yet to become overgrow or plugged. The potential is there for plants to overgrow the system if it is not maintained. . Along with the potential for this projects development, there is an existing proposal already submitted to the City ofRentonc:iurrentIy titled "Emma's Plat", file no. 04-025 for the neighboring property to the south of the project site. lfboth of these projects are constructed, they would contribute to eliminating any of the potential and existing problems described above. Peterson Consulling Engineen \~rqNDmdoouupaiidr:saM\MISCOIOI'ILo\Id.I. MISCOI08.doc Pagel/ I I I I I I I I I I I I I I I I I I I ® KIng County Home Nev..:s ServIces Lea8ftd ~ eon_ -;00 II ,'./ OJntouts -20 ft. Em La .... and ~_to ;./-m VIUID Da~ c.on.,btIlS Comments Search • http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie... 7114/2004 - - - - - - - - --. -. ---- ---.- WLRD "*' CCImpIIInt No -. PnIbIIm Type "*' DIIII TB PAllO PAllO 1 PAIlOIUP P1N NT8 1 1_ 181. CLOSED CONSTRUC C To.. 17 AI.Ig 1l1li 00:00:00 ~ 101lI0II 13BTHBT 847100100 eeeJ2 12 :zooo.o43O CLOSED DCA FeR To.. 13J1III2OOO00:00:00 1_ lGNDBT lD72000480 a58J3 3 ~I CLOSED WQD rNaE Mon. 4 Coo 2000 00:00:00 101210 148TH PI. BE 10720CICI430 flSTP;S. 4 1811(). HI09 CLOSED EROSION C IoIon. 28 Nov 1180 00:00:00 GEl IGI50 154TH PLACE BE 10720,e2h eJf1M 5 1884-1011 CLOSED DRNG C Fd. :!O Coo 1884 00:00:00 36E$ 132ND& 1118TH A BE 152'·"9 eJf1A2 6 lB116«l82 CLOSED FLOG C Mon. 12 Fob 1l1li8 00:00:00 3508 101210 148TH PL 8E 1072000430 a58J3 17 1888 D3f12 CLOSED FLOG R FrI. 28 Apr 1l1li8 00:00:00 3!108 IGIO 148TH PL BE 10720CICI430 858J3 8 IBII6«l82 CLOSED FLOG 81 _. 12 ..... 1l1li8 00:00:00 3508 lGl0 148TH PL BE 10720C1C1430 85IIJ3 9 18117 .()4118 CLOSED KePROPE C Fd. 28 Fob 18117 00:00:00 3!108 14202 148TH PL BE lC172OOO4«J 858J3 10 18117·1537 CLOSED FI.OODING FCR Mon. 17 Nov 18117 00:00:0o 3!108 1012 STII48 PI. 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BE 107201:!0540 858J3 12 I~ CLOSED TREEB C Mon. 4 Moy 1l1li8 00:00:00 3!lE8 14232 l50TH PL BE 10720003!10 flSTP;S 3 18811 182" CLOSED DITCH FeR _. 5 Aug 18811 00:00:00 3508 14000 lGNDBT 107201:!0540 858J3 14 1889-4188 CLOSED PLGRID FCR To.. 2 MIr 1_ 00:00:00 3508 14102 148TH PL BE 1072010510 a58J3 ~ 1899=e25 CLOSED BTNDH20 C Mon. 23 AI.Ig 1l1li8 00:00:00 3!108 13741 I48TH PL BE 1072030440 eeeJ2 16 ~I CLOSED ....a FeR Mon. :!O 0012000 00:00:0o IG10 148TH PL BE 10720C1C1430 eJf1P;S 17 ~I CLOSED -WQR Mon. 13 Nov 2000 00:00:00 101210 148TH PL BE 10720C1C1430 eJf1P;S 18 2OO1.0()41 CLOSED DDM FCR T .... 23 Jan 2001 00:00:0o 14005 148TH PL 8E 10720:I0I540 fltfTP;s 19 2OO1.0s32 CLOSED ....a FeR Mon. 21 Moy 2001 00:00:00 1_ IGHDST 1D72000480 flSTP;S 0 2001.Q8Q5 CLOSED IIMF FCR T1w. 13 Coo 2001 00:00:00 I_ 148TH PI. 10720I:!0540 fltfTP;S 1 2001.Q8Q5 CLOSED MMF R Mon. 24 Coo 2001 00:00:00 I_ 148TH PI. 10720I:!0540 fltfTP;S !2 2002_ CLOSED DDM FCR' Mon. 8 Sop 2002 00:00:00 1_ 8E lGHDTST ID72000480 flSTP;S 3 2OQ3.()134 CLOSED MNM FCR Wod. 5 Fob 2003 00:00:00 1_ 148TH PI. 8E 107201:!0540 eJf1P;S ~ 2Q03..03!I8 CLOSED WQD wac Mon. 18 Moy 2003 00:00:00 14005 148TH PI. 8E 10720I:!0540 fltfTP;s ~ 'It'm.OW! . OPEN WQD WQE T1w. 22 Moy 2003 00:00:.00 I_ 148THPL8E 10720I:!0540 fltfTP;s . I I I I I I I I I I I I I I I I I I I ® KIng C'AMmty. --( ..... IIJ ¥IooIIng _ .... oIhor Home ServIces Comments Search Legend fr ropo ConIDUIS 15ft) on this _.,.." _ 01_ nap or 1nIoo,,-', on DtAIN~G.t ~T( 10 ~DAt. ~1\tE.~ http://www5.metrokc.gov/servlet!com.esri.esrimap.Esrimap?ServiceName=overview&C1ie... 7114/2004 I I I I I I I I I I I I I I I t) KIng County ;:-CocmIy Baunda'Y S_ts ~ --/'/ .- 0 PO ... 10 urn •• "i\-~a"',"-_ Home News ServIces Comments Se .. lrch ~ --Legend !II ~ 1m SADwa_ • -~ SAD La_ ~ SAD Coal .... ~ SADSe_ :': .. ~'::(~ SADE_ ~HUatd Dra~_a e_ I 111'.-.-.... -, KIng ofllle .... The details. I SE.U~cT\\Ji. Ae.£Ar~ I http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie... 7114/2004 I II II II II II II 11 II II I I II I II II II II II II WETLAND DETERMINATION PARKLANE COURT PROPERTY Residential Development City of Renton, Washington Prepared for: Mr. Ron Knight Washington Properties P.O. Box 6 Renton, Washington 98057 Prepared by: C. Gary Sehnlz Wetland Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178 206-772-6514 July 7, 2004 I ~ ---I I '. ~ I I II II II II I 'I I I I Introduction ................................................................................................. 2 Site Description Purpose Methodology Wetland DetennilUltion .................................................................................. 4 Soils Hydrology ~etland~ription Summary References ................................................................................................... 8 Appendix A .................................................................................................. 9 Data Plot Fonns List of FigureslDmwings ~ etland Delineation Map ......................................................................... Attachment 1 I I I I I A wetland investigation has been conducted on the Parklane Court Property for a preliminary plat application in the City of Renton. The proposed project is a residential development 10 new, single-family lots. This report is intended to be preliminary for the City of Renton and wetland verification of "rating" and area. Numerous site visits occurred in December, 2003 and February, 2004 to investigate the entire site. Five, small wetlands were delineated on the subject property. A preliminary site plan for development is included in the plan submittal. Site Description The Parldane Court Property is approximately 43 acres in size and located between 146th Avenue S.E. (Lyons Avenue) and 148th Avenue S.E. (Nile Avenue) just south of the S.E. 132nd Street in the City of Renton, Washington (Section 15, Township 23N., Range SE., WM). The subject property is comprised of two, existing lots and is zoned for residential use. The subject property is undeveloped forest land Residential development borders the site to the north and west The subject property has mostly flat to undulating topography throughout. In general, the site slopes from north to south with an overall, elevation change of about 8 feet. The property is forest land comprised of mostly native species. Prior to settlement and logging activities, the area was likely dominated by a coniferous forest habitat The remnant conifers are present as small groves and scattered individuals. Tree cover inclUdes mature Douglas fir (Pseudotsuga menziesii) and western red cedar (Thujaplicata). The dominant tree cover is mature bigleaf maple (Acer macrophyllum) with scattered red alder (Alnus rubra) and black cottonwood (Populus balsamifera)· Salmonberry (Rubus spectabilis) is a dominant shrub throughout the site. Vine maple (Acer circinatum), Western hazelnut (Corylus conwJa), and Himalayan blackberry (Rubus discolor) are shrub species present in different areas of the site. Dominant groundcover species observed include sword fern (Polystichum munitum), and Pacific blackberry (Rubus ursinus). Purpose The purpose of this report is to provide the applicant a wetland determination study that can be approved by the City. The intent of this report is to provide required information for the application, and to initiate the preliminary planning of wetland use and mitigation. 2 -~ I -I II II 'I II II II I I I I I I I I I Methodology Typically defined, wetlands are ... "those areas that are inundated or saturated by sur/ace or groundwater at a frequency and duration to support, and that under normal circumstances do support, aprevaJence a/vegetation typically adapted/or life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas·. Through the State Environmental -Policy Act (SEPA) and the Growth Management Act (GMA), the City reviews proposals which may potentially impact wetland and other sensitive areas. Because of observed site conditions, combined with jurisdictional wetland regulations, wetland presence and extent must be detennined for the pennitting process. . The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of, growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Washington State Wetlands Identification and Delineation Manual (Dept of Ecology Pub. 196-94, 1997). This manual was developed to address regional conditions and is consistent with the 1987 Corps of Engineers Mannal (Environmental Laboratory 1987). The three technical criteria for vegetation, soils, and hydrology are mandatory under nonnal conditions and must all be met for an area to be identified as wetland. A total of 8 wetland data plots, approximately 0.0 I acres in size, were installed on the project site as a relative sampling of the property's existing conditions. The associated data plot forms are included in Appendix A. A base topographic and wetland survey, provided by Peterson Consulting, was used to prepare a wetland delineation map. The wetland delineation map is attached at the back of this report. The King County Sensitive Areas Map Folio (1990) was reviewed for this report. In addition, a wetland study conducted for the property located directly south of the Parldane Court site (Wetland Delineation & Mitigation Report -Emma's Plat, Altmann Oliver Associates 2/12/04) was reviewed for consistency related to wetland areas and ratings. The Soil Conservation Service (SCS) (USDA 1973), King County Area Soil Survey, was used to reference soil mapping and classification. Detennination of wetland area was based on observed plant species, topographic relief, soil profiles, and hydrology. Orange plastic flagging was used to mark the site's wetland boundaries and data plot locations. The wetland boundaries were professionally land surveyed. A base topographic map with wetland areas, provided by Peterson Consulting, is attached to this report 3 I I I I I Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, scrub/shrub, non-persistent emergent, and is influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards, the wetland. rating appears to be Category 2 because it is greater than 2,200 square feet in size and has high quality vegetative cover. Even though the southern half of this wetland, located on the Emma's Plat property, has been severely disturbed by clearing, the City may determine the rating to be a Category 2 for this wetland (Altmann Oliver Associates 2112104 Report). Category 2 wetlands have a standard buffer requirement of 50 feet (Critical Areas Regulations Section 4-3-050 M.5.c.). Wetlands C & D Because these two wetlands are very similar, they are described together. Both wetlands are very smaIl (C=540 sq. ft. & 0=367 sq. ft.) and provide almost no wetland function relative to the surrounding upland areas. The wetlands are slight depression areas that are for the majority of the year. These wetlands have a dominant emergent cover of lady fern. However, young salmonberry shrub saplings are alsO dominant cover in both areas. Herbaceous species also observed as dominant cover are Colonial bentgrass (Agrostis tenuis), fOllglove (DigilaJis purpurea), and Pacific blackberry (Rubus ursinus). With the dominant presence offoxglove and Pacific blackberry species that are associated uplands, both of these areas are considered marginal wetland habitats that are isolated local depressions. Using the U.S. Fish and Wildlife ServiCe (USFWS) classification system (Cowardin et al. 1979), these wetlands are classified as palustrine, scrub/shrub, non-persistent emergent, and are influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards (Critical Areas Regulations Section 4-3-050 B.7.), Wetlands C & D do not appear to be regulated areas. Wetlands rated as Category 3, Lower Quality Wetlands are greater than 5,000 square feet in size. Category 2, High Quality Wetlands are greater that 2,200 square feet in size. Because Wetlands C & D are less than 2,200 square feet they are not rated as Category 3 or Category 2. WetlandE Wetland E has also been degraded from past clearing and conversion to lawn areas on its north side. The majority of this wetland appears to be located on the property directly north of the Parklane Court property. The on-site portion of this wetland is 8,166 square feet. Observed hydrology is seasonal. The reduced vegetative cover of this wetland is comprised of a few trees, western red cedar and black cottonwood. The dominant shrubs in clumps are red osier dogwood (Comus sericea), and their are salmonberry (Rubus spectabilis) saplings. The emergentlgroundcover plants include Pacific blackberry and lady fern, with the wetter ponded areas having water parsley (Oenanthe sarmentosa) and soft rush (Juncus effusus). 6 I I I I I I ~ .. CI I ~ I I I I II II II II II II Cowardin, L., V. Carter, F. Golet, and E.l..aRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, Fish and WIldlife Service, United states Department of the Interior, FWS/OBS-79-3 I. Cooke, S. 1996. Wetland and Buffer Functions, A Semi-Quantitative Assessment Methodology, Draft Users Manual. Cooke Scientific Services. May, 1996. Environmental Laboratory. lCJirl. ·Corps of Engineers Wetlands Delineation Manual,· Technical Report Y -87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, C.L, A. Cronquist, M. Ownbey. and J. W. Thompson. lCJT1. Vascular Plants of the Pacific Northwest. University Press. Seattle. Washington. King County. 1990. Sensitive Areas Map Folio. Peterson Consulting. 2004. a topographic & wetland survey base map (attached, Wetland Delineation Map for Parklane Court Property). Renton, City of. 2000. Environmental Regulations & Special Districts, Chapter 3 -Critical Areas Regulations, Section 4-3-0.50. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. Department of Agriculture, Washington, D.C. United States Department of Agriculture, Soil Conservation Service. 1973. Soil Survey of King County Area. Washington. Prepared in cooperation with Washington Agricultural Experiment Station. Uni~ States Department of Interior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. Washington State, Department of Ecology. 19Cn. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. 8 --------- I J. DATA FORM I "'" _., .... , """'" ""_TlON ."':~ 1~o 'f~ d. J. ProjedlS/le: Slate: County,: ~ -4'(O'4~ • AppllcantJOwner: Plant Community 'Mame: --.L;:-:-:---IJ,---:-----Note: If a more pilon Is nacesslllY, usa the badI of data fonn or a fI8ldno iIbOok. ~ ~-------------------~-----------~-----------------. • Donormale$lronmentalconditlonsexlstattheplantcommunily? Aj./ '-L-Ir-. I A_ '"'/ .. L .. r ,.~. Yea _V_NoNo ~no,axplalnon badI)· .. . Wl!.:fla,\d..--11 I'Y ~ J, ct~ I Has the vagatation. • • ..' and/or hydrology bean ~"'~ disturbed? /"I L -I oJ~" N. . . Yea __ . No . (If yes, explain on back) /If<71' ~f L./fU£r JUL.--r O<..U----------------------------------------------------I ~1Aant~ =or &:::ET:C:~Spec!s ~~ 2~ ifii~~~t---:---~-- '. 4. . 14. ----___ _ !I t li: --"'-------~ 8. 18. ---~----- 10. 20. --..,--t.·Oi'-----~ 8. 18. Percent 01 dominant spades thallll8 OSL. FACW,~AC _ .... fo?<..'-.:...:.;:h'--__ _ indicator &alua Stratum Is the hydrophytlc vegetation criterion mat? V ea ~ No . __ I _Rmkm __ ~_·_: ___ ~ _______________________ _ ,t/ ? SOILS I Series/phase: ,/YIfi:J1I cL q Subgroup:2 --,,,./<------,,----,..-- Is the soil on the hydric soils 11sI? va~No __ Undetennined tz ./ Is tIM! soil a Histosol? Vas No . tic epipedon present? Vas ~ No V' Matrix Color: Mottle Colors: ______________ _ I Is the soli: No Gleyed? Ve. __ No ~ :, Other hydric soU Is the hydric soD -I Ratiori~: HYDROJ.eGV I B-2 Is the ground surface Inundated? ~8 __ No _V_ Su Surface water depth: Is !he so8 saturated? Vas ~ No __ /1 If Depth to free-standing water In pillsoll probe hole: ---~T'---------------- list other field evidence of surfaca Inundation or soa saturation. /' Is !he wetland hydrolo0' criterion met? Vas ~ No __ Rationale: . JURlSDICTlONALyerERMINATlON AND RATIONALE Is the plant community a wetland? Yes K No __ 'Ration"'" lor]urlsdlcllonal decision: __ ~ __ -'-________________ _ 1 This data lorm can be used lor the Hydric SoU Asses.ment Procedure and the Plant Community Assessment Procedure. 2 ClassWicatlon according to ·SoD Taxonomy.' I * I I I I 1 .'. ~ I I I 11 'I II I I I I DATA FORM FJeld InvestigalOr(1 • RO '2-E ONSITE DETERMINATION M~::: ~t~(}'I: " ProjedlS/le:'. State: County: ~-~ z1»i AppIIcant.Owner: Plant Community '!Name: -~'-'-:::../;'-V----:----:--:-'----Nom: "a more detailed site n Is necessary, use the back of data form or a field riotebook. ~~~j§f~:";~Ji~[/j:-CA~-~~~J-d-:~' Yea No ,,,' (II yes, explain on back) -r-; ,~ Hlp-M' L " _____ --~ ___________ ~.!L J::dJ.. L __ -. _ ~ _ _ _ _ 'CJ/£.; '!!17 , , VEGETAllOH, ' " , Indieator . fndIcaIor .!Dom~~Inai1t~· [1~Gij~~'~iiS1ialUsi~ Stratum ~nilnant Plant Sp8cies StatUI Stratum I()~ -,. ' c.-'/iil-11. -----'--- 2.~ ~~~~~=:= ~ 12. --,---~-_ /~ 3/. t;;c..; n 13:." ______ -'-- -r ·"··1 ~t:k~iflilj~~~ 14. { _ ¥' -,u:ctZ 15. -------- -f (l(.iZ~~~ .s&.rLl1LLRJc stria ~~: =========== I 9 H ~:: -' ------'-'-- 10. 20. ~ 8-2 Percent of dominant sp8aeS that 8AI OSlo FACW,IIIJdIarYAC~/l..:F:..!:·,I? ::,..._---,,--_ '1s,1he~ytlcwgetationcriterlonmet1 Y8S~No __ ~if g~~ ~(J.h, I Ration.. £ffi1h -!'h:s;t' , '?I , ~ 1I/~tL , /1NDROLOGY -We.. II the grouncllurf_lnunda!ed? y.. _V'_ .... No __ 80"-water depth: ________ _ II the soli salurated1 Ves --LL No 1"1 Depch to f ..... standlng wale, In piIIsoU probe hole: ____ ;::O~ ____________ _ list other field evidence of surf_ inundation 0' soU saturation . .< Is the wetland hydrology criterion met? Ves· V No __ Rationale: ' JURISDICTIONAL DETERMINATION AND RATIONALE , ,Is the plant commun~ a we~a.nd? Yes__ No ~' In C ~:/; / ~f Rationale forju,lsdlcllOnai decision: __ ------.t,te..~--'-~:..-=:!.:.-.:::=--=:-.-+=-=.= t This data fo,m can be used fa, the Hyd,ic SOU Assessment Procedu,e and the Plant Community , Assessment Procedure. 2 ClassHlcatlOn according to ·Soil Taxonomy." -I I I I I I I ~ I I :1 I I I I I I I DATA FORM , E ONSITE DETERMlNAnON METHODl ~' ~'~ " ., FIeld Investlgator(s Dale: fJ ~ ,t........ ProjecllSile::~~~~~~~~~~:~ State: CoU!:r -..011gn AppIk:anI.Owner: " Plant Community IlName: -.;)..l-:,-';-:' -TI'7--:-----NoItI: If a more datalled she on Is nacess8/)', use the back of data form or a field nOlebook. ~-~;~~::;'-~;;8:~ ;;.-;~~~;u~;; ---WW~: -~-if"J-f!J -ifr Yea ~ __ (If no, explain on back) U Has ,;;:--~aiIon. sola, andfor hydrology been ~Iy :u;;d: .J;.' • , 18 5' Yes ...k:::" No ___ (If yes, explain on back) ::t.k CI ~ I ~ --------------------------------------------------- VEGETAnoN Indicator ' indicator Status Dom~::-= Status ~ Dominant Plant Species 51 1.~$~ f71C; -/¥RJJ-".----~- I ~~~t'd c/;$cARw f1hk skk6:~--"---~-- , 4_.Jtt:::.../..1-• f...---J -' 14. Stratum S-~ s;fiiI ... , <iWMO: t:lf'J1I~ 1iiW15. ------ 8. ' 16. --~------ B-2 7. 17. --------- 8. 18. ---~----- 9. 19. --~---~'--- 10. 20. -------:..----- PerCent of dominant species thai ani OSL. FACW,andIor FAC /'" II the hydrophytlc vegetation criterion mat? Yes _' _ No __ ~, ,-~" I '-AU RatIonalil:, ,~a4l~~t:.4!£~ Serlealphase: A/Jw.WtfJJ~rUri&rS Subgroup:2 -':7'""/,--' _' __ _ Is lhe soil on the hydric soils 11sI? Yes ~o __ Undetennined Z Is 11M! solis Histosol? Yes No -LL!:tistic epipedon pnlS8nt? vese-..c.../~N:7o-20-:--;;;r- Is lhe soit MO~'an:;;] 440 --iL', Gleyed? Yes __ No Matrix Color: ,~ Mottle Colora: OIher hydric soD ora: <" Is the hydric soU . erio met? V .. , :#"'= RUm" ' n ~~'~'~~~~~~~~~~~~~~~~WL~~~~-- HYDRqJ.OGV Is the ground sur1acelnundatecl1 /(es__ No _V_ ~ Su'rface water~ Is the sol saturated? Yes V No 7 ; cJ. 4 Depth 10 free-standing water In pIIIsoll probe hole: .2 "'" e,:s Uot other field evidence of sUlface Inundation or soU saturation. / Is the wetland hydrolO\!)' criterion mel? Yes, V No __ Rat~naIe: __________ ~ ________________________________________ __ JURISDICTIONAL DETERMINA nON AND RAnONALE Is the plant community a wetland? Ves __ No ~ c1 'Rat~naJe for'lurlsdldional decision: ll-a---(1).., e-' t This data form can be used for the Hydric SoU Assessment Procedure and !he Ptent Community Assessment Procedure. 2 ClassWlc:ation accordlng to ·SOU Taxonomy.· I I I I 'I 'I t 11 ~ I I JI ]1 II II 'I II II II B·2 DATA FORM . FJeld Investlgalor(a • ONSiTE DETERMlNAnON Ma::: ::J~~ /r;4A . 110 PIojec:llSll.:~~~~GJ~¢4~~~==-SSlat;;;.:;-:: :J~.~~ CoUnty:J?:-::~7(iAJ7vh. App&c:ant.Owner: . Plant Community IJName: . I~ ~ . Not.: II a more detailed site . Isnecess8lY. use the back of data form or a netd 8book. ~~n:~~~n~;'-;.8~;;~t;'-pl:~~~u~;;--~/(f--lb_Y--------- V.. No __ (If no •• xplaln on back) . . Hu tlie ~. aoiIs. andfor hydrology been stqrHicantly JIIsI.1..~ I V .. -1LNo ___ (lfy .... xpIaIn on back) C/(J.4V.uJ., 1 rt]...l...I --------------------------------------------------- Domlr!aiII Plant Specie! 1. _____ ~~---- 2.------__ --__ - ~ --~--------------4. ________ ~ ~.--------------6. ________________ _ ~.---------8. --______________ __ 9. ________ _ 10. ________________ _ indicator VEGETAnON Status Stratum Dominant Plaill Species 11. ___ ..,...._~ ___ 12. ---,,....----~ ___ 13 •. ------.,.-,.-----14. ________ __ 15. _______ __ _____ 16. ____ ~ __________ __ _ __ 1~---____ __ 18. --~ ____ _ ~ ___ 19.--~--------~ __ _ 20. ---~-r---- Pe/C8nt of dominant sped.athat .,.j081, FACW.andIot FAC ____ .;./~_=_r--- indicator Status Stralum Is !he hydrophytlc wgetatlon crit.rion met? Ves __ No __ r -; /J I_Ii J RatJona .. : ___________ --l,,.,.~L..Iif/u.I.L.· ---"<(L:...:n~~~--- J Sarlaslphasa: Ll-/rlur y/fJJ., . SOILS C Subgroup:2 _____ :;-----:.....,.-_ Is the soil on the hydric soils JisI? Vas ~o 2. Undet.rmlned < /" Is till! soil a Histosol? Vas ___ No ~J:IisIic .pipe<lon present? Vas --L No <EO.. lathe soH: M~ \ VPI? iL/Jjo -tLGJeyad? Ves _ No-'L- Uatrlx Color: _ -¥4-rr--L 1.10111. Colors: . Other hydric so Jncf,&8tors: . =::: hydric soD . rion. ~1 ~"(7"h~+c"' f.f-~~if_J~p~r-""'!chtr'_=:r7r:;..<..:;-n.~*r HYoFi01plY 5 ~ Is the ground aurlacelnundatad7 yes ____ No ~ Surface wal r da~: ---------------,---- Istheaolsalurated? Ves~ No____ 01/ DepIh to , __ &tanding water In pillsoil probe hole: ------~I-----r---------------------- list other field evidence of surface Inundation or sou saturation. / Is the wetland hydrolo!lY crit.rlon m.t? V.s No L/' Ralona .. : ____________ ~ ______________________________________________ ___ JURISDICTIONAL DETERMINAnON AND RAnONALE Is the plant community a wetland? V.s ____ No V--. 'Ratlonal8 forjurisdJctlonaf cfecislon: ____________________________________________ _ tThis data form can be used for the Hydric Sea Assessment Procedure and the Plant Community Assessment Proceduril. . 2 ctassrJcatJOn according to 'Soa Taxonomy.· DATA FORM FJeld Investlgator(s): ~srre DETERMINATION M~::;I AX~otf .. II ProjectlSlle: State: Cou:'IV: *'~=~ /fln~ AppIic:anI.Owner: Plant Community IlName: tL No,.: •• more detailed site de ptfon Is necesslllY, use the back of data 10nn~0"'rl.-a-::IIe:-Id:-:'-1n'Tot-'ebook.:--:------ • 1 ~-~~~~~~-;~8~;';;~-"'~~~~u~--I1I-r;;';iflif-=r-- Yes ...l:::::..No __ (1I net, explain on back) 1 IJ I . ~~~~~~~~~~~£~!l~~._~ ______________ . v~~-;. . . I.~ OoPtant~;:· I..~~ Stratum Do~Pt!l!!~ • k. ;::or ~-r ~I* ;;ofh l.RY~ ~I l/tfJ. 7f,DL~ilfl¥iiavw..;ml1N1JtJMPItR _~--'-~I c<J 3 .-!~-_ _~PjJCJ.1. S/tij/b,3. . ,;;) • ., 4 .,t: •.•. I:::: . ~ . 14 , -r iP;P¥C/t'CYld{/lAlt; rfll'JJ. A 15: ::::::::::::::= ill 't/ I. r/)J ~!M(ii'k;fii,(;,f_ fJhw/kb !~: -----'---7\ 8 I 7 t-.il 4 . 18 _~~ __ _ ~ 0> 9: /jd1J.l!tkfridLtkifJ < f/i(.-II 19: 10.. 20. --=-;,.----- Percent 01 dominant species that are OBL, FACW,andIot F~ -:::;:!:'_~t)c~O=......b,,--__ _ . Is. the hydrophytlc wgetatIon criterion met? Yes __ No ~ I Ratlonala: _____________________________ _ I II i. 1. I. I. II I I I B·2 Serlealphase: A/dJ.Jc Wop L rdfJ:JP!LS Subgroup:2 .. . Is lhe aoIl on the hydric soils rlSl? yes~N;V Undetermined . ./' Is tIM! soile Histosot? Yes __ No Ie epipedon present?· Yea ---.L No V Isthesolt MoIIIqd~? .:tI~ No Glayed? Y88 __ No_~_ Malrlx Color: ~ ~ Mottle Colors: _______ '--.-_____ _ Other hydric soH ors: '----------:;,,------------------=::;:nhY~1e soa ~w'}/met? vtbk No¥f,~ cJ V kwo. ! -/~" ;If/;(~:J-p.-tr 2-" HYDR9LOGY Is the ground sulface Inunda~ _ ~ __ Sulface wa1er;z: Is the soH aatur8led? Yes No 3 $ Depth to 'ree-standing water In pillsoll probe hola: 111 U list oll"'r field evidence of sulface inundation or soH saturation. .c: Is the wetland hydroloQy criterion mel? Yes· l.7 No __ Rat~nala: ________________________ ~ ________________________________ __ JURISDICTIONAL DETER~ AND RATIONALE Is the plant community a wetland? Yes _. _ No __ 'Rationale lor"jurlsdidional decision: ___ -------------------- 1 This data lorm can be used lor the Hydric Soil Assessment Procedure and the Plant Community Assessment· Procedure. 2 aas.Wlcatlon according 10 ·SoU Taxonomy." DATA FORM FIeld inve8ligalor(' . E ONSITE DETERMINATION Mer:::: &/;~/o. * ~' Projec:llSlt.: • Slate: , Cou,\lty~ -~ ~ AppIic:ant.()wnr: ' Plant Community '!Nam.: ~((;:>6-'--::-' :-:' -:-P-'-j' ;<---,,--,--___ _ No,.: • a Il1018 detailed sne n Is necessaJ}'. use the badt of data lonn or a field notebook. ~~,;;~ ~';n~';; ~~. ~;.;; t;"-pl:;;;~~;u~;; ---1: -.7 --C1~-~ --jj _-/1- Yes ~ No __ (H no. explain on badt) , ' ..J-,,$1 de...-r fcl T , Has the vegetation. 10)8, andfor hydrology been significantly disturbed? ~ , /. I r LA.J • . Yes __ No....!L"(Hyes •• xplalnonbadt)., U~JU!. /FY~ ------------~------------~------------------------- VEGETAllON I ~~ II Dam ant Status Stratum Dominant Plant Species 41:-It;';, 1. fIf1. the", 11. ----"'---~L. '" 2. -I-12. il ~~ 3. ;He. slAW b 13. '--~--- ~. -*' IS} : , 'tid{ 1/i:HL :~ =========== 'I~::,~=: ~-~_ ~ . Pen:ent of dominant apedes thai ani 08l, FACW~ (2;6 % I ~,!:op/Iytlc vegetation cri!erion met? Yes No -' indicator StatUI Stratum I 5erlesfphase: &rm<L F SOILS Subgroup:2 /' Is the soil on the hydric soils list? Yes ~o __ Undetermlnecl--I.7:--:"""'=---7--:;~--- Is the soil a Hlslosol? Yes No ~ Hlstic epipedon present? Yeb-'=' No 0 Isthesoll: MO~J~ No_~_GIAIe'yed? Yes_._ No __ ~ Ma~Cobr. ____ ~~~-=====;~~Mo::we~~::~.==========~~========:;==~ • Other hydric soU tors: -~ t',. ' . ='~nhY~ so8 ~rion/!p Jidf-i.L q/rdJ/§/L 0f htf&, ~fifu.nrhL /~ .. 1t}JV~ ~L~~ " HYDROj.QGY I Is the ground surface Inundated~es __ No ~ Surface water !lePth: Is the soi saturated? Yes No . / • I OepIh to free-lIIandIng waler In pitlsoR probe hole: ___ -'C1_' ... Vtl~?ho<z:'!..LoU<:L. ________ _ Llst other lleld evidence of surface Inundation 01 soU saturation. <' Is the wetland hydrology criterion met? Yes i7 No __ Ralionale: ______ ~ _____ ~ ____________ ,__-------------- JURISDlCnONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes ~o __ . ' 'Rationale for'jurlsdiclionaJ decision: ________________________________ _ t This data form can be used for the Hydric SoD Assessment Procedure and the Plant Community Assessment Procedure, 2 ClassKicatlon according to "Soil Taxonomy," . DATA FORM . . Field k1V11stlgalor(s. ROlJTIN~.~TE DETERWNAllON Mer:::: X. ~. 0f/l~ .. Pnljec:tISlIe: State: County: ~ ~& AppIIc:anLOwner: . .' . Plant Community IlName: _2~""C·:-:· .'--i'7--:----- Not.: I. more data site descri n is necess8JY, use !he back of data form or • field notebook. .0; ~ ;~~:,;...-~a~;; ~~-p~~~~u~¥ --00-S(£f1it# 1./--;t Yea ...L,L'No _ *' explain on back) ... . 7 .. Has the vegetation, .' and/or hydrology been slgnlflcanlly dlstUlbad? .. Yea __ . No (H yes, explain on back).. . . . . --------------------------------------------------- il Is the Weiland hydrology criterion met? Ves· V No __ Rd~n.: _______ ~ _____ ~ ________________ _ il II II II B-2 JUIilSDICTlONAL DET~O'" AND RATIONALE Is the plant community a wetland? Ves __ No __ ~ /, , . Ration. forjurisdidional decis~n:. /V n-. c 1 This data form can be used for the Hydric Soil Assessment Procedure and the Ptant Community . Assessment Procedure. 2C1assHication according to ·Soil Taxonomy.- I J. DATA FORM . • __ ._ OHSn'EDETEJl-.TIONom:: i·.~«Jf .. '. ". I. Pmjecl/Slle: Slate: . county~ ~t7fv • AppIicanUOwner: .' Plant Community IlName: ___ ._. -'--.... L·---,--'-__ _ Nor.: • a more dBt8iIed site n Isnecess8l)'. use the back of data lonn or a field no1ebooIL I ~~~n~;i::'=~:~;'-~~~~u~¥ - -'--~. -f;-;Il-dt77i -r-~ I ;~~~~~~~!~~~7C1:r;;;-tt;;1_ ~ _____________ _ . VEGETA110N I · Plant indicator . . f~~~~Domlminl Plant Species . -1f)510 r Ii ---~-- lndIcaIor Status • . ~a ~,.,... If 13 •. ,--.,--:----I ~Sbr.r1~7 14. ----,----_ ~~~UA~~~5.------------ __ -*/0' 8 ' I n :~: -------...,------r e:{.u:zuidc/rf.H!if][/;i, ~ t/i;iL 19: ------'--'--.. 10. _ . 20. ___ .... ~!'--__ _ • Percent oI.domlminl species thai ani OBL, FACW.andIot FAC, ~.<!..e7~,P=-___ _ Is the hydrophytlc ~ criterion met? Yes ___ No .JZ... I -~---~-'-:-------~--------------------------------------------- I Serfealphase: 1/!s!M:f1/dJJ SOIL':-' Subgroup:2 ------____ _ Is the soil on the hydric soils list? Yes ~ No V Undetermined ,/ Is tIM! soil a Histosol? Yes No ~!;IIslIi: epipedon present? Yes ~ No:E.. Is the salt MO~rl/l1~ No~Gleyed? Y"___ No_V--__ .. MatrIx Color: ~Jf( ~, Mottle CoIo!8: __ ~ __________ _ ~ ~~~ ~ ~d 8-2 Is the hydric 80 • rioJ! met? V No /_", __ RatIonale: -, k7",,", /,HYDROLOGY Is the ground surface Inundated?, Y!!fJ---No ___ Surface W8;L depth: Is the aoIl saturated? Yes ~ C" .. Depch 10 I"",·8Iandlng water In piIIsoll probe hole: ____ ,..;2..;L...!J..UJ.~:t.,l.:~~:..z..----------------_ Uat other field evidence of surface inundatiOn or soB saturatiOn. Is the wBttand hydroloQy criterion met? Yes 12 No Rat~nale: _______ -,-_____ ~ _________________________ _ JURlSDlCllONAL DETE7N AND RATIONALE Is the plant community a wetland? Yes ___ No __ • /. _ ~ , 'Rationale lor'jurisd'ldiOnal decision: __ .--------'/~y ~e.!.D~Y~J:..,~!LI'-L___A~:J2~~ 1 This data lorm C4Il be used lor the Hydric SOU Assessment Procedure and the Plant Community Alsessment Procedure. 2C!assWlcatlon aocordlng to ·SoH Taxonomy.· I~-~---------- I I I I I I "' .... ~ .. 1, ~~;;J-~ , , \ I I I I i' , \ \ , I \ \ LC , I ; .. ... '-.~ ...................... • • • ... • • • .If • ••• • .... r ..... *1. • ... --............. ~4 .... ....,/ ..... J • I ,'i I ~I I' ~ I I ~I ,b wi '. :s: I Il' "( I ]' I ~ 1 1\' '~ ,/ I lot 10 I /1, . • ~ I :\" i " " 1 ...... 1 I' I . '" ,i .... ~I , lU I J..~ '§- I ~! -t" ~I / I ~I ;f~~1V ~I I 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 , r/ I J /--" I ,/ ;./ " " • , .............. ~..:..:-----.... -.--~ • • .........." J' , .... .................................. . ....... . .-..........................•••••••••••••••••• y •..... .... l. .............. ( ____ ..... ~.. .. ............... ,. ...... ... .. ., . . .. . .. . . ... .. . . ~...... . ... . . .. .. .. .. ,. ... . .. •••.•••••• , •••• , ••••••••• "\;f' •• .. ~r .. .. .. ............ , ...................... "C' .. ........ ""8f.-s;;.-" ...... ~. \ .. .. .. ............................... ...... ....... "" .; . . .. .............. \ . ............................. " • r" ..... • ." ....... ~~ ..... I .. .. .. .. • • .. • ..... -------• '" I , .. .. • • • • .. t' -.. ........., ' ............. -. , /. ---,,,: ', .... ,,---..... ,_/ '-.. , '. ",'" ...... I" /" , .. --->,/ I , -------/ oI"'-----J I /" '-', I _-... --_ \ ,/,/' ..... --------------( / ,I '\ ,/ -------" I , / ---._ .... --\, I , ---/ --\, --I (, .... -..,----, \ \ I --iZ (' ,-_--' \" I ~~~, .":~', --.... \ " I .. , "' " ,.... '.. \ \ I , .... '" .... I I " '" ,', ',.', , I I " , ' " " _) '\ I I -, \-', --\ \ I , I I , , ' .. " , " \ \ \ / " " " .... / / 1 ........ , ..... -'....... '.. ......... / J/ / ,..- " --........ "".... / " '---'_....".............. ." -.. '---..... ----'..............# ~ <v -'" ~ /" 0"'" / V X ~/ " ',' ......... ..... ~ ... , ..... .... '-, ....... _---..... .... .... -, ..... ..... ..... -'" .... --.... ..... _, ----..... ------- ....-------.",/ ~ ~ .". ,,~------ ......... ..... .... V , _---....... _ ......... ' .... ~ l--~:-:: __ ............ _.Al-'.... Q ................ ~ :;.~~.,. ,. 0" _->cJ'" ~ ..... _', /' --~ ....... ... /.......... --' . . ............... . ------~ I " .... . /' --_L •• •••• ........... '/ -......-: ...... . I I , " ""'J/'/ /-"~" "r"V i ... ::.:~,!::::::::::~: v /{!) ... ' .... . ~ / ... _, ...................... ... \ -.. -\ ....... , '\...-...... ' ....... " , . .\. . ... . ... ... ... ","'--', .... ' ....... '" .............. J. \ \ , I \ I t \ , I , I I ~ ./ I --, "" -----).V --c-- ,/ ,~ .............. ,. ."./ \ r.·.·.·.·.· ... t. ( \. . . . ... .. \ \ \ ................. ~. -'/)~""'i ",'" .... I LOT 10 I , I I I , LOT 9 i , I I I I I I , \ 1 1 ....~ '---_,~-, ,-... ... ... ... ... , '1 I ••••• ... .. ... . .. I \ \ •.•.. , , \ I , I LOT 7 , LOT 8 I " ! " I I I 1-------. ----~', " ....... '" ""'~ ---. . . . . . . .. ~"'" . -----Aa::_----_ ..... , -:. >. ;:)~ ---QIf •••••• • •• -W --•••• • • • • • •• • it::::;; '" J r-----/. . ,. . ...... . :=:'o:t . . . . . .. . . .... . . . . . ....~ .:.: •• :.:.:... • ••• • IUJ~ I I I . . . . .. . . . ~==-~'---i;::!~ .. ;.. "=-::Y~-._ ---c::~ .. ... ",.---_/ / ",-I // --,/-=--------..... c. .. ::.,--/ ') I / I / I / I I ---/ I : ,/ ,-// /" / ,/ :/ / '-1----.......... ..... __ _ . , , ' '-, \ --,---- I \ I ~ I ,- I // '----:,J._ ; / I I I \ I' \ I I I \ -....-/' / ..... _-r __ .... I \ \ \ \ \. ......... , \ "I \ ,I, , ,..I I \ I I ,.. , / / / / / / / ,~ /1 // I -' I .......... / I /' \ / / / I / I / /7"..... / « > ( ; I 0 \ I I / \ / I /-, \_-----,.,/ \ \ I I , , I I \ \ \ I j , / , .. I I " .. 55 0 SlLT .. .. .. .. .. .. 4 .. .. .. I ---------------~--------_c__-". ... ~ •• --- I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Report 'Parklllne Court' Preliminary Subdivision Remon, WOJhingwn June 28, 2004 I'rquod FDr. ROD KDfghI P.O. Box 6 Reaton, WasblnClon 98057 Dcllllis Joule. P.E. 31700 S.E. 46th Street Fall City, WashialllOn 980U ConsultQ1l' In Geotechnical EnrtllllerUtg ';. I I I I I I I I I I I I I I I I I I I Sc8Ie: 1"=80' 415' -:; .... TP-6. - TIlICt1' '.R4I/entIon 0IId \ \ , , , ',,' \ \ ~. • 'I ; I ; Ilk 7 , ! i \ --'FP-5 ' to 6 .. "'", ," ..... \ . W3 . Nile Avmut N.E. . \ . , , \. '. \ \.:::::~. 410' :, :-: ;.:-: " Trad'A' . ,'...... ., . ,'/.>.:.." . , >,', ',OPEN SPACE ....... , . . . . . . . , . .. , \ , ' ~~-':;':~-~....,...j;, , . '" / .~\ ,. , , !btZ ~,'i\ 0 TPo:2 -, Lotli , , , . ,. ! '''. -.. -.: ". LOt,9 ~ 11 " ,./ "rp-1 ~ '~ B '. ~ , ' "'J'. ..... '""!::~"-..,. __ f1_0'..I -.--- ~", r .. -" LyollS Autllllt S.E. (1"'" Aumllt S.E.J TP-1 Indicates Location Of The Trackhoe Test Pits - Geotechnicallnva&tlgatlorl Parklane Court "'-- Denn. Joule. P,E, 1111115.1. 46UI '--' '0110.,., ,,_ '"'" ", •• l>MMI --. I I I I I I I I I I I I I I I I I I I GEOTECHNICAL ENGINEERING REPORT INTRODtrCl10N Pilridaae Court Pretimiaary SubdMsloa RIND1I. WdSIIin&I<m JUI1e 28, 2004 TIle project site, located on the east side of 146'" Avenue S.E. about 230 feet south of S.E. 132"" Street, is aboUI five acre. in area IUId approximately recwagular in plan. The property is kDowu as 'Lot 12 Bla~k Loam 5 Acre Tram'. The planned dcvelopmeDl CODSists of a subdividing the property into teD sinile-fiuD.JJ.y rcsidCDllal lOIS. with assoc:iatcd roads and utilities. Tbere is a cunem subdivision proposal for the property i1l11llCdia&ely 10 the south. SiDce there is a continuous Wetland and drainage path between the [WO properties, it will be necessary 10 coordillare !he drainage facilities with those for the plat to the IOuth. INFORMATION PROVIDED A sire plan. showing the site location, dinleDsioDS. topocraphy, mapped w~tlandl;, proposed storm waler detention pond location, and proposed lot configuration was provided by Pctcnon Consuhing Engineers of KirkJand. This infonnatioll waa used in preparing !be drawing co the opposite pace. which abo shows !be locations of the backhoe test pits. SCOPE The sc:ope of work in this investigation included the following: I. Subsurface exploration by means of six backhoe test pitS. 2. Engineering evaluation and analysis of field data IUld publisbcd docIimellts for the purpose uf providillg recommendations regarding the aeorechnical aspetts of site devclupmelll. and 3. Preparatioll of this report in accordance with Chaprer 18 of the U.B.C., preseotiDg the flDdings and recolllmClldatiOJlS. p~, I I I I I I I I I I I I I I I I I I I 01100; 04 00.00 Ina •• v.GUU.oo "Ii SIAlb i'Ki}f. FINDINGS SUrfllCe Condltlou The pt"openy is essentially flat with minor ground uodulatioDS. At the time of die field investigation the groUDd SlIfface was covered with a heavy vowti1 of DBtive grasses and berry busbes with alder, fit, and maple trees. No structures were observed on the propeny. There are fiye' mapped wetlaods on the property. SWxIiDg water covered Ibe lowest portions of the site. Geolol)' The sow and land Iypes of !he King County Area formed largely in deposits of Slacial drift laid down during the Vasbon period of the Fraser glaciation late in the Pleistocene. Tbis site is underlain by Vashon till (Vt). The Vashon till consists of very dense, consolidated lodgement till IIlat rBll8e8 in thickness to nearly one bundred feet and bas a mantle of ablation till aboul three foot Ihick. The ablation till is loose, and it is in this lTIIUCrial that soils of the Alderwood series formed. Subsurf'ace Conltitions Tbe site is mapped by !he U.S. Soil CUllServatiuD Service as Alderwood @ovelly sandy loam (Ag). Within the ten·fOO( DlllXimum depth of exploration, the site is underlain by medium dense 9iIty fine to medium sand over moderately consolidated glacial till. Seepage was encDlllUered in lest pit I at three feet. Soil characteristics, such as color mottling and texture, indicate a perched seasonal groundwater on top of the glacial liD. Weathered glacial till was encoimtered at from three to live Iftt below the surface. Refer to the teA pit 101" In Appendix A for detail&. Pag.2 I I I I I I I I I I I I I I I I I I I CONCLUSIONS F,lIisting Mapped Wetlands Projr(t Jau 1l1li. 28. 2004 There are five mapped wetlands wilbin chc property. Too underlying glacial till restricts water intl1lration into the ground. The wetlaDds are a result of seasonal perched water. most of which originates frum the properties 10 the nonh as surface or subsurface runoff. The main Wetland lies in the proposed Open Space -Traa • It... This Wetland is crmtinuous with the Wetland withio !he adjacent property 10 the south. The depth of water is this continuous Wetland is controlled by the inlet invert elevation of the existing culven within the subdivision 10 Ibe soulb (south of the adjllCCllt property). Seismic CoosideradoDS As with all land in Ihe Puget Sound region, Ibis property lies iJ1 Seillmic Zone 3. , Seismic hazard. can I>e divided inlO two general categnries. hazards due 10 ground rupwrc and hazards due to ground shaking. Since no faults are known to pass Ihrough the site. the possibility of earthquake induced ground rupture appears 10 be remote. Even if severe ground shaking were 10 occur at Iht site. the medium dense sands and moderately consolidated glacial till encountered in the exploration will not liquefy because Ibey are generally nul 5arurated and dn not have the characteristics of materials prone 10 Iiquef3ctinn wider dynamic loads (100 compact). Compressible Soilq No compressible soils were encountered. SeesoDal Percbed GrollDdwater nle moderately consolidated glacial till underlying this site is relatively impermeable. Water landing on the sitl: as raiD. or waler eDletiog as off-site drainage percolates through the permeable surface soils. and is then trapped on top of the less permeable glacial till. This cundition is the cause of the existing wetlands. Groundwater should be anticipated in ellC8vations made aoywbcre witbin the property during or just following tbe wet season. Sce the Test Pi! logs in Appendix A for more spccific groundwater information ""8< .1 I I I I I I I I I I I I I I I I I I I o i; GO> O. 00. 00 • AlL ."U .. OUGCOV RECO~NDATIONS Site Prepanition hK iJilAtC IAOi. ...... u Projtn 1864 JMft~ 2B. 2f}()f Depres.ion.~ and loose soil r.ones resulting from the removal of trees, large sbrubs, or underground slfueNres (that may be encouatcred during <XmSuuc:tion) should be carefully backfilled with Ihoruughly compacted on-site inorganic soil or approved import soil. The surface of the site within Ihe proposed fill, building. and pavement areas should be stripped to remove vesetation and organic wpsoil. Soil coruaiDing more thaD. two perceDt by weight organic matter shwld be considered 01·ganiC. StrippiDg depths should be decided in !he field at the time of collStrllction but for planninS purposes an average stripping depth of six inches may be assumed. StrippiDgs may be stockpiled for subseqUCDl use in 1ambcapcd arelCi. CODStructiOD Timiog It is recommended that the earthwork portion of this project be performed duriDg the dry SUtrtmef months (June..Qctobcr). Watcr wUl likcly tlow 0IIl0 !be site during !he wet season, causing inundation of the low areas IUId saruration the soils ncar the low areas. On-site soils wi)) nnl he considered suitable as stnlt:mral fill if ttrey are roO wei to achieve proper compaction. See the section below regarding Gradins· and Ccimpactlon. h may be nccC5!'ary 10 pump standing water from the isolated low areas prior to performing grading operatiollS. Road and Building Pad Elevations Ro;W aod building pad elevation. mu ... be high enough to allow proper .ite drainage. This will require Slrucrural fill within ponions of tbe road and some building pads. Site drainage will be controlled by the iDlet invert elevation of the culver! draining the Wetlands. Building pads should he high enoulJh to a1luw footing draiDs 10 drain by gravity to !he storm sewer system. FOOling drains should be at least six iDehes below the final grade within the crawl space bencam each house. Excavlttion and Slopes Cut or fill banks shuuldnut rxceed slopes of 2: I. These slopes should irrunediately be covered with visqucen. 1bc visqueen should remain until they can be landscaped. Soil sloclcpiles should be covered with visqucen to prevent salUration and erosion. Pag~ 4 I I I I I I I I I I I I I I I I I I I ..... Gradlq IIIld Comp"dlmt SUuaural fill is uliciparcd for portioDa of the road and some of Ihc building pads. Struc;tural fill pla~ within the buildiog pads should be monitOTed and rested. A licensed profcasiollBl e-ngincer speciali~ing in geotcchni~ mgiuccring sbould certify completed building pads. If any import fill is required it should be iaorgllllie, of low expamioll potential, aDd sbould comain 110 rocks or lUlllpt Iarier than 4 inches in lfealeSt dimension. Stripped soU surfaces in those area! to receive structural fill, foWldatioDS, slabs-on-grade, or pavemeut5, sh0uJ4 be sc:arifted to a depth of III: least six inches. The soil sbouJd be DlOisture COIIditiDoed (or al1owod to dry) to produce a moisture c;olltc:nt of two pm;eot above !he optimwn value IUId thea CODIpKted 10 a deIlsity equivalem to III: lean 90 percent of !he maUnum value: 88 determined by ASTM Test DI557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. StaudBrds 70-2. 70-3. 70-4, or 70-5). Strucrural fill usiD& Oll .. ite iIIoriamc soil or import iIIorgaoic soU sbouJd be plal:ed inlayers not exceeding eight lIlc:hes in loose tb1ckneu, CODditioned with water (or allowed to <by) IUId compacted to the rc:quiremelllS described previously. Whc:rc: the fill is to be plal:ed OD slopes extc:c:diug ten per~ tM stripped ,roUild iii to bellcbcd prior to fUI placement. Level beOCbC8 are to be cut iDto !he hillside at least five feet wide .. FiJl is to be placc:cl io horizontal lifts. utility TreacbH Utility InmCb excavation can be performed with coDvemollBl mechanical equipment to depths up to !en feel. See the section regarding Seasonal Perduld Groundwaler. Venical trench excavatiOllS up to four feel deep sbould be IlIIJIlIble of standin, either unbraced or with minilD!d ~iDg for ahort wDlllrUction periods. For the purposes of this section of the report, bllcldill is material placed ill a trench startiDg one foot above the pipe or conduit or at the top of co~rete formed around the pipe' or conduit; aDd bedding is all materill placed 1Il a trench below the backfill. Unless cODcrete bccI4ing is required around utility pipe or conduits, free c!raiomg sand sbould be used as bedding. Sand bedding sbould be compaClCd by mecban1tal !IICIIDS to a density eqWvalent to at least 95 pcrteIll of the compaction tesl maximum (ASTM Dl.5.57.70). Trench backfill should be placed in horizonlallayers DOl exceeding 6 iDcbes io Jooae thiclaless II1II1 compac:ted by mechanical means III least 90 perceal of the compaction ~st marimllm (ASTM 01.5.57-70). pggt 5 I I I I I I I I I I I I I I I I I I I "-OIJU7 Rocltcricl are DOt earth ...... ining suuaures. Rockeries may be used as slough wall apinst stable eartII curs only. It ia ~0DIIUelICled that rockcries DOt be C:ODStnlCted ova-folll' feet hlgb within this site. Embedded Post or CoJwmg When desipillll posts or poles as embedded c:ollllllDS iD accordaDce with U.B.C. Semon 1806.8.2.1. lsrcral bearing (51 or SV may be Ween at 150 Iblft2/ft depth below ground surfacc. BuDcIIDe FOlIDdatiou Wbendetetminina minimum earthquake forces for .truaures ill accordaDce with U.B.C. Section 1629.1, consider tile site to be underlain by soil Profile Type Sp. The proposed sJnsle-family residences may be supported on COIiventiolllll shallow foundations beariDs on finn oalUlai soil or compaacd structural fill. ReiDIorc:ed C:Oncrcle conrinllOUS footings may be desiped to impose pte8Sllles on foundation soils up to 2000 pouncb per square fOOl from dead plus oormallive Ioadio, provided the resulting foundation width Is !lOt less man J 2 iDches for ooe story. J S inc:bea for two story. and. 18 inches for three story portionS of the structure. . Individual reinforced concrete fouodaUons. sucb as may be used for slIppOrtm, COIIlUUlS, may also be desigDed to impose presSIll'CS of lip to 2000 pounds pee sqllare foot from dead plus normal live loadiDs. bIIt should be at least 24 inclIes in minjmal plan dimension. As a minimum, isolated cOllCIl:tc pads sball have two #4 bars. 'These bus sball Conn a cross (as seen in plan view), and sball be set mid depth in the concrete. Where footiqs ..... c:onsrrutted adjacent to doWDlllope tilt bllllks or slopes, there is to be 8 mjnjD!1Jm 2; 1 slope drawtl between the bottom Df the footiDg (poiDt nearest the slope) and the toe of the cut bult or slope . . Foundations sbolild be embedded at Jeast nvelve inches below eldstJna grade or adjacem fiDlahed grade. whichever is lower. FouDdatioDl c:oastruceed on certified building pads may be founded on lop of tile building pad. h,,6 I I I I I I I I I I I I I I I I I I I "" uo hoj.a /864 JIUUI 28, 2004 Concrete floor slab should be CODStnll:led on compact soil subgrades prepared as described in the sections \II1dcr Grud;", QIId Compacti()1l. Where floor dampl1e$S must be miDimized. a minimnm 4-ilIch section of capillary break material covered witt a membrane vapor banier should be placed between the floor slab and the compact soil subgrade. The capillary break sbould be free draiJliDt!:. clean gravel or rock. such as 3/S" pea gravel. The membrane vapor barrier should be at least IG-mil tbiQI polyetbylene OT i!.S equivalent. Where floos-dlUllplleSl is DOt obje..-tionable. concrete slabs may be laid direaJy OD the compact soil subgracic. Footiq IIDd lle«alnlD& Willi Dnins Footing drains are required for all footings _ A perforated drainpipe should be placed at the upslope base of the footillg. The draiDpipe should be covered with at least a twelve-ilIcb wide zone: of washed 112" to I" drainrock. The drainrock should be cove=! with filter fabric paper. and a layer of native soil should be p~ed over filter fabric a$ a soil cap. Footing drains should draiD by gravity to the storm sewer system. GeJleral Surface DraIDage The main Wedand lies ill the proposed OpeD Space -Tract' A'. This Wetland is COOIilIuous with the Wetland within the adjacent property to the south. The depth of water is thiJ continllOUs Wetland is coDUolled by the i.oJel Invert elevatioo of !he existing culven for the existing subdivision two parcels to the south (south of the adjacent property). Road aDd buildiDI pad elevations mw! be hiah eDough to allow proper site dralllale. This will likely require structural fiU withiD portions of the road and SQIl~ buildinc pads. Building padl5 sllQuld be high enough to aUow footiD&: draiDs to drain by JlIIvity to the storm sewer syStem. Footinl drains shOliId be lit least six inches below the: fiual grade within the crawl space beneath each house_ Pa,. 7 I I I I I I I I I I I I I I I I I I I U7IUU/U 09:00 FAl 425256&200 Il'A STATE PROP. Individual Lot Dram.le lZIog ""'ita 1664 I"", 28. 1()(H Surface drainage gradieuu shOllld be plan!led 10 prevent pon<1ing and 10 direcl smace water aWIY from the buildi:la. slabs. edges of pavemeuts. and towards suitable collectiou and dilcharge facilities. Landscaped. ground should sJopedowo away from buildiD, fOWldaoons al a minimum fhe percent slope for at least five feet from the fooliDp. Paved grOUDd should slope down away from buiIdiDg fDuIIdatioDS at a minimum two percent slope for at least five feet from the footings. Drainage pipe should be provided 10 cal(:h IUId dispose of downspout rainwater. discharle should be iDto !be storm sewer. LIMITATIONS Changes in development plllllS will render these specific recommendations iDvalid unless such changes are reviewed by this office and these recommendations modified accordiDgly. Subsurface exploration of my site ill necessarily confiDed to selected Iocatiolll. and conditions may and often do vary belween lbc8e locations. Should varied conditions come 10 light duriDg project development Ibese conditions should be reported to !his office for evaluation. Repon Prepared By: 1I!I1U I I I I I I I AppendlllA I Test Pit Logs I I I I I I I I I I I I I •• I I I I I I • I • I • • I • I • I • SOIL LOG· TEST PIT No. 1 PROJECT: '".,.J.ne c:outt' PrwIimln.ry SubdM./on DATE: 6-J7..()4 EXCAVATED BY: Komatsu PC-60 Tracklwe HOLE ELEVATION: 408' OEPTH TO GROUNOWATER: INITIAl J' Seepage FINAL --LOGGED BY: DJ SOIlIlESClllF'l1ON COlOR MOIIIlURE I ~ i &aI. lYP£ I DEPTH PENITIl. TOIIVANE Silty P'me 10 Me4ium GraIDed SAND I~-! Moin i loooe I Si'F I 1 , I wid! SmaI1 RoUDded Gr.~el I I ~cdhDD I .1. ! ! , I I ·2· i iCd----! ' C-'. I , !.~ UrtG hoi. Dt J' I -3-, BIOWD : I -4. I Very Silly F_ 10 Medium 0raiDed SAND I~ I Moin Dease spp I willi RoIJDded Gravel, SI/sbIJy C-Ied I I -5- IOruse I I -6. (WCllbe:ed Glacial TW) I Gray I Damp Vt:ry DaIN--7· I , I i I -8-I I I I I I I I .9 -I I I -10-I I I Bouom Hoi. 10' , I I I I I I -11-I I -12- I I , -13-I I I I I -14- I I -15-I I I ! I i i j -16-I i -17-, I i I -18-I I I I I I I ·19-I I I I I I I .20-I i I , • Traclcboe bad 10 ocrlldJ 10 advUII:. bole I I , , I I i , CONSI5TiNCY AHO SOIL TYPE INDICAn SOIL CI.A56IFICATIOH IIA&EO ON THE SUGGEST!D R!VISIONS TO ll1E \JNIFII!D SOIl8 Cl.A5SlflC"nON SYmJ,A . PENIm. INDICATES ~HG& T~H WITH" 801lTE8T POa<£T PENlTR~ INSnwN£NT ' TORVANE IIIIDICAna rEIIDIHG& TAKEN Willi A SOIL TEST HAND TORVAN!! INSTRUMI!HT SOIL DENNIS .JOln.1'. P..L CII'/L ENCINf:U I I I I I I I I I I I I I I I I I I I SOIL LOG • TEST PIT No.2 PROJECT: ,,..rlciline Coutt' Preliminary $lIbdivl.io" DATE: 6-17-D4 EXCAVATED BY: Komatsu J>C.60 Track1we HOLE ELEVATION: 412' DEPTH TO GROUNDWATER INITIAl -FINAL --LOGGED BY: DJ SOL C(1lCRI>Tl(Jj I cotOII MOIST.JIIE CONSImNC'f SOlI. TTPf IlEPTII PEIII1lI.. TQAVA/E SUIy rIDe 10 Meclium Oraiaed SAND Red ! Moist I LDox SPF ! ! wid> Small a ........... Gravel IIrowD I .,-I , Medium Dease I -2-I I I I I , I -3-I I • I ..4-I -5-I Vttry SihJ Fine 10 Medium 0niIIcd SAND Oray Moin I Den ... SPF I wilh Rouaded Grave .. SIi&hlly Cemealed Mottled I ..s-I Oranp I I -7 -i ! (WtIIhaed Glacial TiD) I Gray Damp Very I I I DeGx· I -8- Boaam Hole 8' i I I I -9 -! -10-I I -11-I I I I -12- I I I -13-I I , I I i i -14-I I I , i I I I I -15- I I I -16-I 0 -17-I I I I I ·18- 0 I I I I -19- i ! -20-0 : CONSISTENCY MID SOIL 1'VPE INDtCA'TI! BOIL ClASSIFICATION BASED ON THE $U~TED REVISIONS TO THI! UNIFliD 50ILS CLASSIFICATION SYSTEM -PeNTTR. INDICATES READINGS TAKCN Wflli" 50IL ~T POCKET PENtTROAETER INSTRUMENT - TORV4NE INDICATES RL\DINGS TAKEN WITH" BOIL TEST J1Nj{) TORVAN£ ''ISTAUMltNf SOIL DENNIS JouLE. P.E. C/YlL ENGINEU '1 1 1 1 1 i 1 1 1 1 1 1 I I 1 I I I 1 U7/UV/v4 UU:UO FA! 425250'ZOO WA STATE PROP, . SOIL LOG· TEST PIT No.3 PROJECT: ·Pert",,,. Coutt' Pre/lmhlery SubdlYla/on EXCAVATED BY: Komatsu PC-60 1rackhoe DEPTH TO GROUNDWATER: INITIAL-FINAL DATE: 6-17-04 HOLE elEVATION: 408' LOGGED BY; DJ Silty Fine 10 Medium Grained SAND willi Smtil RoUl>ded Gr ••• 1 Dark \ Brown Moilt I I..oDoe ! spp I : I .1- : I\fedium I , Dense , i , , -2- I I I -3-, , I I 'II I' ! i,' 004-t~~~--~~~--~~~~--~~~~---4~~-r-~ Very Silty Fine 10 Mo:di1Im Oraillcd SAND 'Gray Molal Dense SPF : with Rounded GfI"e1, $I181111y CmmIIed ,MOIIIed I 06-'lOr..... Ii, I (Weathered Glacial Tii!) Bouom Hut< 8' • TrlCkhoc: had 10 ",'atch 10 acjvlllte bole I' I : I -7 -i i Gr.y : Damp !~. I -8-i I 1 I I 1 -9· ' i ! -10-I i -11· I I -12-I I -13- -14-I I \ i -15-i -16-i I ·17· I I -18- ! ! ·19-I I -20-I I ~. TOI\VANE CONSISTENCV AND SOIL TYPE INOIC".TE SOil CI.A6SI~ICATION IIASEO ON THE SUCCESTEO !<£VISIONS TO THE VNlFla) SOILS CLASSIFICAnON SYSlEM ' PENITR. IHDIC"TE6 ReAOlhGS TAI<I!" WITH .. SOICTEST POCKET PENiTROMETE/lIN$TR\JMENT ' TORVANE INOICATe8 ~EAOINIJ6 T"KEN~" A SOL TEST HAND TORVANE INSTRUMENT SOl~ I DENNIS JOULE, P.E. I emL ENG/NEE:R ~.-----------.-------------~~~~~------------------------~ I I I I I I I I I I I I I I I I I I SOIL LOG -TEST PIT No.4 PROJECT: 'P.rlcl.". Court' Prellmlnllry Subdlvl.lon EXCAVATED BY; Komatsu PC·60 Trrlckhoe DEPTH TO GROUNDWATER: !NITIAl --FINAL DATE: 6-17-04 HOLE ELEVATION: 403' LOGGED BY: OJ -----~-_ .. 60Il OESClQi>TOI I COlOR : MOISTVRE I COIiSISTENCY i son. TYPE : CEPIH i PENITR .. TOIWANI: Sill~ Fill. UI Medium Chained SAND willi Smail Rnunded Grnet i Dark ! Moisl I loose I SPF : Bro..... I I I I ! I Medium , , ii4----: I Dense aruWD . ivory SUI} Fine 10 MaJium Oraiuai SAND~--+-:G:-.r-.Y----:M:7"""OI-Sl-<'"'="Dcose----+-:S:::P="--+- .... ilb RoUDded Ora.e1, Sli,hlly C.mented MoIIIed (W.athered Glacial Till) i Orana. I =---~~--~~---+ Gray i Damp Very , I Demeo Bono," HoI. 8' , ., , , i I I I I I I I I I I • Trackhoe had 10 IICralcb 10 advlIIIU hole ·1-I -2· -3- -4- ;5- -6- -7 - -8- ·9· -10-I I -11-i -12-, , , -13- -14- -15- -16- -17- -16- -19- -20- CONSISTENCY AND SOIL TYPE INDICA'"E SOIL CLAS6IFIC;A nON &ASED ON THE 6UCCEGTED REVISIONS TO THE UNI~IED SOILS CLASSIFICAT!ON SYSTEM -PE"'TR. 1..oICATE$ READINGS TAKEN WITH A SOIL TEST !>OCKET PENITROMETER INSTRUMENT ' TO~AI'E INDICATES READINGS TAKEN wiTH A SOILTEST HAN!) TO~ANE INSTRUMENT SOIL DENNIS JOULE, P,E_ ClYJL £NUlNUR '. I I I • I I I • • I • • • I I • • I I .... , ...... '.,.. ............ .n_ -._ .................. ... SOIL LOG • TEST PIT No. I PROJECT: 'Parlfl.". Court' Ptellmlnary $ubdlvhilon DAlE: 6-17-04 EXCAVATED BY: Komatsu PC-60 n-ackhoe HOLE ELEVATION: 414' DEPTH TO GROUNDWATER: INITIAL -FINAl --LOGGED BY: DJ . S01.~ COlOR ,~ c;(lIt5li1lJjCT I 501. TYPE 11l6'1ll ., Pl!NITlL TOIIVAN! Silty FiDe III Medi1Jm GnbIed SAND Red I Molal Loose ' SPF I I w\tII Small RCMIDded Gravel a-.u I , -1-I 1=1 , -2-I I , I , I I I -J. I I I , I I I I I -4-I Very Sill)' FiDe 10 Medium Oraiud SAND GRJ MoiII Deale SPI' i WIl ",.,udeA Gr.veI. SligInIJ C'eme1Sled Molded -5-I i (WeadInecI Glacial Till) , Goy Damp Very 1 -6-I l)Qae' I I -7 - Bottom Hole l' I I i -6- I I I -9 -I I -10- I I I I I -11-I I i I , I I -12-I I I I I I I I I I ·13-I ! , I I I i -14-I I i I -15-I I I i , -16- : -17-I i I I I I I I -16-i I I I I -19-I I I I I I i ·20-i ! • Trac:kIIoe bad II) scnldlll) I4VaDaf hole ! , I I I I I i I CONSISTENCY ANO SOIL TYPE INDICATE SOL ~IFICATION lASED ON THE SUGGeSTED REVISIONS TO THE UNIFEO SOILS a..A6&IFICATION SVSTE .. -PENfm, INDICATES ReADINGS TAKEN WITH A SOIlTE8T POCKET PENITROIoETaIIN&"TRUWEI'fT - TORVANE INDICATES READINGS TAICEN WITM A SOILlEST HANDTORVANEINSTRlA!I!NT BOIL DENNIS JOVLE. P.E. c:m~ ~G/1JU~ I I I I I I I I I I I I I I I I I I I SOIL LOG • TEST PIT No.6 PROJECT: ·P.rlcl.ne Court' Prellmln.ry Subdivi.ion DATE: 6-17-04 EXCAVATED BY; Komatsu PC60 TrackJwe HOLE ELEVATION: 409' DePTH TO GROUNDWATER: INITIAL --FINAL --LOGGED BY: DJ so.. DESCRPmN I (;()lOll ~IIC ~~ , so.. TYPE DEI'J1j I PfNITIL TORVA!iE Silty Fine 10 Medium Gr •• SAND iliad Moilt Loose I SPF i I I will> Small RoUIIde4 Gnvel ! Bnnm 1 ·1· t I Medium I , I , ! I DeNe i ·2-! I 1 I I .3-i I , ! I I 1 I I I -4. 1 i .5- vr:ry Silly FIDe ID McdiWII GniDed SAND I Clny I Moill I 0eIIID I-I wltlllounh'" (;ravel, S1iplly Cellll1llfd I MolIIc4 l 1.0-i I , I ·7· Oraacc i I i I I I I i Gny I I Very 1 (Wealbtnd Glacial TIll) : Damp I I I 10-* ! -8-i I Bottom HcIc I' I I I , I -9-I I I i I I -10-I I I I ·11-I I I I I 1 I -12· ! I I -13-, I I I I -14-I I i I I , I ·15-, ! I I I I I -16-I I I I -17-I I I I -18-I I I I I I , 1 , I ·19· I i I t I I i .20-I • TrKkIIoe bad 10 iCr.u:b 10 advUICCI bole I ! I I , I CONSISTENCY ANI) SOIL lVPE INDICA'tE SOIL ClJ'$&IFlCA TION BASEl) ON THI! SUGGESTED REVISIONS TO THE LfIIIFIl!O SQlUI ClASSIFlCAnON SY6l"U1', PENml.INDlCATEB READINGS TAKefII W!l>i'" 90LTEST POCI(E'T PENITROMETER I~ • TORVANE I\IOICATES ~NG8 TN<EN WITH'" SOILTEST MANO TORYAH!! INSTRUMENT SOIL DENNIS JOULE, P.E. CIY1L UlGINUR I I I I I I I I I I I I I I I I I I I Prepared By: - --------------- PARKLANE COURT Level 1 Off-Site Drainage Analysis City of Renton File No.: 03-124 July 13, 2004 Prepared for: Ron Knight P.O. Box 6 Renton, W A 98057 Peterson Consulting Engineers Joseph M. Hopper, EIT PCE Job No. MISC-OI08 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS TASK 1: STUDY AREA DEFINmON & MAPS .............................................................................. 1 Figure 1: Vicinity Map ............................................................................................................... 2 Figure 2: Site Map ...................................................................................................................... 3 Figure 3: Upstream Tributary Areas ........................................................................................... 4 TASK 2: RESOURCE REVIEW ......................................................................................................... 5 Figure 4: SCS Soils Map ............................................................................................................. 6- TASK 3: FIELD OBSERVATIONS .................................................................................................... 7 TASK 4: DRAINAGE SYSTEM DESCRIPTION ............................................................................. 8 Figure 5: Downstream Map ......................................................................................................... 9 Figure 6: King County Level I Tables ...................................................................................... 1 0 TASK 5: EXISTING AND POTENTIAL PROBLEMS .................................................................. 11 Peterson Consulting Engineers Page i \~~jcct reports aodconespondt:DtelMlSC-OI08\Levd I -MlSC0108.doc I I I I I i I I I I I I I I I I I I I Levell Analysis for Parldane Court 7//4/2004 TASK 1: STUDY AREA DEFINITION & MAPS The "Paridane Court" residential subdivision is a proposed 1 O-lot residential subdivision on an approximately 4.33-acre site located in Renton. The site is more specifically located between Lyons Ave. S.E. (146th Ave. S.E.) and 148th Ave. S.E. The north property line lies approximately 300 feet south of S.E. 132nd St. Access to the site will be from a public residential access street to be constructed to intersect with Lyons Ave. S.E. approximately 450 feet south ofS.E. 132nd St. The site is located in the northeast 114 of Section 15, Township 23 North, Range 5 East, W.M., in the City of Renton. The site comprises two parcels recorded as King County Assessor's Parcel No's. 084710-0080 and 084710-0081. Figure 1: Vicinity Map and Figure 2: Site Map .. DOWNSTREAM DRAINAGE ANALYSIS The downstream drainage path for the site will be explored for a minimum of \4 mile or until the site is less than 15% of the tributary basin. Observations will be made up to one mile downstream, if drainage complaints or conditions warrant. The downstream drainage system will be documented in detail in Task 3 and 4. UPSTREAM DRAINAGE ANALYSIS Approximately 3.08 acres of upstream tributary areas does exist to the north of the project site. The westerly portion of this basin collects in the wetland that straddles the north property line near the northwest comer of the property. The rest of the upstream areas sheet flow onto the proposed project site, eventually collecting in the wetland in the southerly portion of the site. see Figure 3 -Upstream Tributary Area Map. Peterson Consulting Engineers Page I \\J>c:Wavcr\p'oject I'qIOfU aDd torrc:spolXk:Dce'MlSC.oIOSll.evd I • MlSCOI08.!b: I I I I I I I I I I I I I I I I I I I ~ ~ '« .... .... ~ ::, Cl ~ ~ '« ~ ~ 0 0 J:: N£ 2ND ST (5£ lJ2ND ST) Sc- 4030 Lake Washington Blvd. N.E., Suite 200 Kirkland, W A 98033 Tel (425) 8ZT-5874 Fax (425) 822-7216 i:!: bj "-,. it i:!: 0> ,. OWN. BY: AAL CHKO.BY: J. HOPPER ~ ~ N N£ 2ND ST i:!: ,. ~ PARKlANE COURT VICINITY MAP OA TE: JOB NO. 7/14/04 MISe-OIOB SCALE: NTS FIGURE 1 M. I I I I I I e:. I·~.---.v~ < "p". -~.~-; ; I I I I I / .~ .. o 2S I NE 2ND STREET SCALE IN FEET (SE 132ND STRE~ 411 -" r .------.-'12··~ __ .'J ---. ' "-.-. --.' ! / ". __ ••• _0" • , -: I I so '.' : ~: : 1 . l_L- I!<J <l <l <l <l <l <l <l <l <l <l Il.. ~ ~ (i) ... § 8 ~ a III: ~ STAlrNOTVAI,D LMESS SIGNED AMJLM7BJ ~ ." ~ ill ~ ~ ~ g ." ~ JaI_ MISC-Of08 FIGURE 2 I' , I , , I, ,'\ I" C . ,,:1 ",,,/' , A, j '\' ""''''' \ :', J' '" ~ , , 'h ,,' I ,) ii, \ , I , : I I " , -'" " , , \ j I I \ I, " " / f / " I ... - " 1--' I \ , " / ~"'O~..... // '------// " /// ~-" , / ...... _--- ".J .,' .. " ---------- NE 114, SEC, 15, T. 23N., R~ ~ ; " /. , /. r' ,'-,' " . • ; / 4- \ r:-\, , ' ! '\' ,,) ~I--~A, " I /' / I / I /' I \ \ \ / I " c \ e c:: .,. II r') t ':l • C/ -~ \~ u.. < ~ '< \I e. ~ (). ,. - I I I I I I I I I I I I I I I I I I I Level I Analysis for Park/ane Court 711412004 TASK 2: RESOURCE REVIEW Several resources were reviewed during the preparation of this report. Those resources that provided information pertinent to this are documented below. If a resource is not cited herein then that document did not apply to this site. BASIN PLANSIBASIN RECONNAISSANCE SUMMARY REPORT The site is located in the Cedar River Drainage Basin. King County currently does not have any available basin plans or reconnaissance reports for this area SENSITIVE AREA MAP FOLIO (USING !MAP ONLINE) For the latestinformation, the iMAP parcel viewer provided by DOES online has been utilized to determine if the site lies within any sensitive areas. The site is not located in Wetlands, Seismic, Erosion, Landslide or Coal Mines Hazard area, nor is there any stream directly adjacent to the property. A copy of the iMAP printout is located in the Appendix. SCS SOIL SURVEY The soils on the site, per the SCS Soils mapping, are AgC (Alderwood Gravelly Sandy Loam), please reference Figure 4: SCS Sojls Map. A geotechnical report has been prepared by Dennis Joule, P.E., dated June 28,2004. The soils described in that report are representative of the King County classification noted as "Till" soils by Table 3.2.2.B (Appendix A) in the 1998 KCSWDM. DRAINAGE COMPLAINTS Drainage complaints were investigated using King Counties iMap information system. 25 drainage complaints were filed downstream of the site from 1993 to 2003 and all but one are now closed. An iMAP printout of all drainage complaints filed in the area of the site as been provided in the Appendix. Peterson Consulting Engineers Page 5 \\Pce-saver\projcct rcporu IDd to .. , ' \M!SC.{)lOSILevd I -MlSCOI08.00c .' I I I I I ; I I I I I I I I I I I I I F\~o2:~4 sc. ~ SceL. S\.:)t.\)€.'( I I I I I I I I I I I I I I I I I I I Level I Analysis for Park/one Court 7114/2004 TASK 3: FIELD OBSERVATIONS A field investigation was performed on April 27, 2004. The weather conditions were 50 degrees and partly cloudy. The site is currently vacant. Portions of the site have been cleared. A total of five wetlands are currently located on site. The site characteristics include the wetlands, relating vegetation around those wetlands, some wooded area, and some cleared areas that are categorized as tall grasses or pasture. The site has an average slope of approximately 2-percent with several small isolated areas where the slopes get as steep as 8 to 10-percent. The site slopes from the north, east and west sides of the property to the wetland located in the south-central area of the site. (see Figure 2: Site Map). Runoff from the site typically sheet flows to the southern edge of the property from all directions. A wetland that is heavily vegetated is located in this area and overlaps onto the neighboring property to the south. Peterson Consulting Engineers \~~andoottapoadcd:lCi\MlSC-OI08\Levd 1· MISCOI08.doc Page 7 I I I I I I I I I I I I I I I I I I I Levell Analysis for ParkJane Court 711412004 TASK 4: DRAINAGE SYSTEM DESCRIPTION Please Teference Figure 5: Downstream Map and Figures 6: King County Levell Table. Runoff leaves the site by entering an existing wetland located at the southern pToperty line (point #1). The wetland straddles the pTOperty line and continues onto the parcel to the south. The wetland extends close to the southerly pTOperty line of the neighboring parcel, in the wet season the wetland's water surface my extend to the pTOperty line, in the drier months the water surface Tecedes away from the pTOperty line leaving a umeandering" swaIe/low area (point #2). Along the northeasterly portion of the next parcel to the south, in the Tear yards of the newly developed Parkside Court Subdivision, there is a 12" storm line with catch basins set at elevations to control the high wateT elevation of the neighboring wetland to the north (point #3). This inteTceptoT system conveys the overflow drainage to the newly constructed detention pond located in the southeast corner of the Parkside Court subdivision (point #4). The pond outlets to the south through a tee type control structure with flow control elbows and orifices (point #5). Field inspection was haIted at the detention pond, due to limited access beyond the pond through the property to the south of the pond. The pond was designed and constructed within the last few years, and it is assumed that the drainage calculations fOT the pond reflect the upstream basin that contributes to it. The interceptoT system would determine the ultimate size of the pond and establish controlled Telease Tates through the above obseTVed control structure. Due to the fact that the pond in the Parkside Court subdivision controls the Telease rates fOT the entire upstream basin, no additional inspection should be TeqUiTed. County maps were Teviewed to find any additional information fOT this drainage basin and any Tesulting downstream issues. There have been several complaints filed further downstream beyond the Yo mile Teach. All of the complaints weTe minOT in natuTe and have since been addressed by the county and the complaint files closed. It appears that most of the complaints filed were due to maintenance issues that have since been Tepaired by the county. Peterson Consulting Engineers Page 8 \\Pco 5a.clt*ujec:tIqlOl1s and ew .......... ide:t ..... \MISC-OI08\Leye! I -MISCOI08.doc I I I I I I I I I I I I I I I I I I I ® King County Home . -Counly BClundal)' l_· S1tM1s ~ --1- III' viIIIIing !his and oIho, KIng News ServIces Legend La .... aftd La'll" _ .. S1I88/18 Paolo rage 1 ill 1 Comments Search ~ Topo ConI"'''1l 15ft} IOU .... ~=~,~=:;:~COrnpletaness. ~::;.~~=::: oonsequen1lal domagee but 1101_10, _ISO c~1ho on this map. Ant saki ofthia map or lI'd'ot'ila!lon on http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie ... 7/14/2004 - - --- Basin: 9841iaB04 ---,.-.,. r'6U~~ {o - -.. _.--- OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE SURFACE WATER DESIGN MANuAL, CORE REQmREMENT #2 Subbasin Name: &\<~ Subbasin Number: - I I I I I I I I I I I I I ., .. : I I I I I . Level J Analysis for ParkJane Court 711412004 TASKS: EXISTING AND POTENTIAL PROBLEMS On site there appear to be several dirt bike or four wheeler trails that cut through the wetlands and are causing erosion and degradation of the existing plat life and relating wildlife species. These trails also extend to the neighboring parcel to the south of the proposed development (point #1 & 2). The interceptor system for the Parkside Court subdivision in fairly new and has yet to become overgrow or plugged. The potential is there for plants to overgrow the system if it is not maintained. Along with the potential for this projects development, there is an existing proposal already submitted to the City of Renton currently titled "Emma's Plat", file no. 04-025 for the neighboring property to the south of the project site. Ifboth of these projects are constructed, they would contribute to eliminating any of the potential and existing problems described above. Peterson Consulting Engineers Page JJ \~tqIOrb:md ouuespo:;idalCO'MlSC-OIOlN.ovel1 . MlSCOIOI.doc I I I I I I I I I I I I I I I I I I I 8 King County Home Services Comments Search .-;-/ Legend t _" County Boundary eon",.".· 100 ft Streets "./ Con"""" • 20 ft. , ~ .-I.lflJ Lakes alld Lafl)S Ri'WlI'IIo -;v' Sb'esma /'/ .-m \M.RD era"age eon.>lai'lls .. 0 Pa""," makes no representations or warranties, express Ig~~~~Cou~nty~"""~n~noI~be~lla~bIe~lo~r~.~ny~genera~ I. ~. incidental. or _ntlal damages but not DrriIed to. from the use or misuse of the infOi ""don contained on this map. Any sale of this lY8p or information on By visiting this and other King conditions of the site. The details. http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceNarne=overview&Clie... 7/14/2004 ------------------- I I I I I ! I I I I I I I I I I I I I ®KlngCounty __ _ Services Comments Search .-, _. county BoundalY s ...... to ~ "--C~ ,w Legend ..... ~ T opo Con..,.". (Sill E?1l 1..0 .... and 1..0'110 _ ... ~ Stra_ 0 Pa""," sou .... aceuracy, completeness. drnellneaa. or rtghbl to the use of aucb liable lor any general, __ I, lncIdonlal, or consequential da_ including, but not _10, from the \1M or rriauM of the bd'oilidtlon contatned on this map. Ant .. Ie of this map or Information on ~DrAlNA;G,( tou"T( 1<:> C..eOAt. el\)E.~ conditions of the sft.e. The details. http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie,.. 7114/2004 I I I I I I I I I I I I I I I I I I I t I) KIng County -........ .- Pa,a". Home Servlt.es Legend ~SIr8a"" m SAOWOIIand ~ SAOLa_ IIHl . SAO Coal .... ~ SAOSeilmit SAOE_ La_ Hazard Ora_ Ala. Ian} Comments Searcn to a«:Ut8cy, """""","no .. , .... of ouch incidental, or consequential damages but not limited to, imrrrallon contained on this map. fJony Nis of this map or InformotIon on By VioiIingthia and othe, King _ns of tho silo. The de!ajls http://www5 .metrokc.gov/servietlcom.esri.esrimap.Esrimap?ServiceName=overview&Clie... 7/14/2004 II II II WETLAND DETERMINATION II PARKLANE COURT PROPERTY Residential Development II City of Renton, Washington II 11 II Prepared for: II Mr. Ron Knight il Washington Properties P.O. Box 6 Renton, Washington 98057 II II Prepared by: II C. Gary Scholz Wetland Ecologist 7700 S. Lakeridge Drive II Seattle, Washington 98178 206-772-6514 II II II July 7, 2004 II II I I I II fl II 11 \1 II II II II II I I I I I I Introduction .......................... : ...................................................................... 2 Site Description Purpose Methodology Wetland Determination .................................................................................. 4 Soils Hydrology Wetland Descripti on Summary References ................................................................................................... 8 Appendix A .................................................................................................. 9 Data Plot Fonns List of Figures/Drawings Wetland Delineation Map ......................................................................... Attachment 1 I I I I I I 1 I II , I II II II II II I I I I A wetland investigation has been conducted on the Parklane Court Property for a preliminary plat application in the City of Renton. The proposed project is a residential development 10 new, single-family lots. This report is intended to be preliminary for the City of Renton and wetland verification of "rating" and area. Numerous site visits occurred in December, 2003 and February, 2004 to investigate the entire site. Five, small wetlands were delineated on the subject property. A prelhninary site plan fordevelopmenl is included in the plan submittal. Site Description The Parldane Court Property is approximately 43 acres in size and located between l46th A venue S.B. (Lyons Avenue) and 148th Avenue S.E. (Nile Avenue) just south of the S.B. 132nd Street in the City of Renton, Washington (Section 15, Township 23N., Range 5B., WM). The subject property is comprised of two, existing lots and is zoned for residential use. The subject property is undeveloped forest land. Residential development borders the site to the north and west The subject property has mostly flat to undulating topography throughout. In general, the site slopes from north to south with an overall, elevation change of about 8 feet. The property is forest land comprised of mostly native species. Prior to settlement and logging activities, the area was likely dominated by a coniferous forest habitat. The remnant conifers are present as small groves and scattered individuals. Tree cover includes mature Douglas fir (Pseudotsuga menziesii) and western red cedar (Thujaplicata). The dominant tree cover is mature bigleaf maple (Acer macrophyllum) with scattered red alder (Alnus rOOra) and black cottonwood (Populus balsamifera). Salmonberry (Rubus spectabilis) is a dominant shrub throughout the site. Vine maple (Acer circinatum), Western hazelnut (Corylus cornuta), and Himalayan blackberry (Rubus discolor) are shrub species present in different areas of the site. Dominant groundcover species observed include sword fern (Polystichum munitum), and Pacific blackberry (Rubus ursinus). Pnrpose The purpose of this report is to provide the applicant a wetland determination study that can be approved by the City. The intent of this report is to provide required information for the application, and to initiate the preliminary planning of wetland use and mitigation. 2 I I II II II I; II II II il Iii I I I I I I I I Methodology Typically defined, wetlands are ... "those areas that are inundated or saturated by surface or groundwater at afrequency and duration to suppon, and that under normal circumstances do suppon, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas'. Through the State Environmental Policy Act (SEPA) and the Growth Management Act (GMA), the City reviews proposals which may potentially impact wetland and other sensitive areas. Because of observed site conditions, combined with jurisdictional wetland regUlations, wetland presence and extent must be determined for the permitting process. The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of, growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997). This manual was developed to address regional conditions and is consistent with the 1987 Corps of Engineers Manual (Environmental Laboratory 1987). The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be met for an area to be identified as wetland. A total of8 wetland data plots, app'roximately 0.01 acres in size, were installed on the project site as a relative sampling of the property's existing conditions. The associated data plot forms are included in Appendix A. A base topographic arid wetland survey, provided by Peterson Consulting, was used to prepare a wetland delineation map. The wetland delineation map is attached at the back of this report. The King County Sensitive Areas Map Folio (1990) was reviewed for this report. In addition, a wetland study conducted for the property located directly south of the Parklane Court site (Wetland Delineation & Mitigation Report -Emma's Plat, Altmann Oliver Associates 2112104) was reviewed for consistency related to wetland areas and ratings. The Soil Conservation Service (SCS) (USDA 1973), King County Area Soil Survey, was used to reference soil mapping and classification. Determination of wetland area was based on observed plant species, topographic relief, soil profiles, and hydrology. Orange plastic flagging was used to mark the site's wetland boundaries and data plot locations. The wetland boundaries were professionally land surveyed. A base topographic map with wetland areas, provided by Peterson Consulting, is attached to this report. 3 I I I I I I I Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, scrub/shrub, non-persistent emergent, and is influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards, the wetland.rating appears to be Category 2 because it is greater than 2,200 square feet in size and has high quality vegetative cover. Even though the southern half of this wetland, located on the Emma's Plat property, has been severely disturbed by clearing, the City may detennine the rating to be a Category 2 for this wetland (Altmann Oliver Associates 2112104 Report). Category 2 wetlands have a standard buffer requirement of.50 feet (Critical Areas Regulations Section 4-3-050 M.5.c.). Wetlands C & D Because these two wetlands are very similar, they are descri bed together. Both wetlands are very small (C=540 sq. ft. & 0=367 sq. ft.) and provide almost no wetland function relative to the surrounding upland areas. The wetlands are slight depression areas that are for the majority of the year. These wetlands have a dominant emergent cover of lady fern. However, young salmonberry shrub saplings are also dominant cover in both areas. Herbaceous species also observed as dominant cover are Colonial bentgrass (Agrostis tenuis), foxglove (Digitalis purpurea), and Pacific blackberry (Rubus ursinus). With the dominant presimce of foxglove and Pacific blackberry species that are associated uplands, both of these areas are considered marginal wetland habitats that are isolated local depressions. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), these wetlands are classified as palustrine, scrub/shrub, non-persistent emergent, and are influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards (Critical Areas Regulations Section 4-3-050 B.7.), Wetlands C & D do not appear to be regulated areas. Wetlands rated as Category 3, Lower Quality Wetlands are greater than 5,000 square feet in size. Category 2, High Quality Wetlands are greater that 2,200 square feet in size. Because Wetlands C & D are less than 2,200 square feet they are not rated as Category 3 or Category 2. WetlandE Wetland E has also been degraded from past clearing and conversion to lawn areas on its north side. The majority of this wetland appears to be located on the property directly north of the Parklane Court property. The on-site portion of this wetland is 8,166 square feet. Observed hydrology is seasonal. The reduced vegetative cover of this wetland is comprised of a few trees, western red cedar and black cottonwood. The dominant shrubs in clumps are red osier dogwood (Comus sericea), and their are salmonberry (Rubus spectabilis) saplings. The emergentlgroundcover plants include Pacific blackberry and lady fern, with the wetter ponded areas having water parsley (Oenanthe sarmentosa) and soft rush (Juncus effusus). 6 I I I I I I 1. I I I II I II II II II II II II Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habi~ of the United States. Office of Biological Services, Fish and Wildlife Service, United states Department of the Interior, FWSIOBS-79-3 L Cooke, S. 1996. Wetland and Buffer Functions, A Semi-Quantitative Assessment Methodology, Draft Users Manual. Cooke Scientific Services. May, 1996. Environmental Laboratory. 1987. 'Corps of Engineers Wetlands Delineation Manual," Technical Report Y -'ir7-I, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, c.L., A. Cronquist, M. Ownbey, and J. W. Thompson. len7. Vascular Plants of the Pacific Northwest. University Press, Seattle, Washington. King County. 1990. Sensitive Areas Map Folio. Peterson Consulting. 2004. a topographic & wetland survey base map (attached, Wetland Delineation Map for ParkIane Court Property). Renton, City of. 2000. Environmental Regulations & Special Districts, Chapter 3 -Critical Areas Regulations, Section 4-3-050. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. Department of Agriculture, Washington, D.C. United States Department of Agriculture, Soil Conservation Service. len3. Soil Survey of King County Area, Washington. Prepared in cooperation with Washington Agricultural Experiment Station. Unitep States Department ofInterior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. Washington State, Department of Ecology. 19cn. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. 8 -I I I I fht./ DATA FORM . UTlNE ONSITE DETERMINATION METH9D1 Dale: ->:~T.1-!L+:,.q,---::J,,L -;;;;:j~~t1~~;E~~~=-i~ &ale: . County: -..,--"aq'--'''-,,q.'''''''.f,.I..LlI''' IVl . Planl Community '!Name: _-L/~",--/I-, _____ _ pilon Is necess8l}', use the back of data fonn or a field no ebook. ~~------------------~-----------~-~------~---------00 normal ~ronmentaJ conditions exist at lhe plant community? Ves _V_ N Noo M no, explain on back) . . Has lhe vegetation, '.' and/or hydrology been ~~iIf"nlly disturbed? Yes __ . No (H yes, explain on back) /IId1' Y~I --------------------------------------------------- I VEGETATION Indicalor 'lfm~_ &~ &~um ..=OO:,::m::.::.;inant=.:.PI.:::a::.:nt:.:Specie=:::.·::s'--__ indicator &alus Stratum L ~~ f-ft;k~t;;;;;;'i---:---~- 4. . 14. ---...:.-.--__ _ I I I II II ]1 II II II II II II 8-2 5.' 15. ------__ 6. 16. --~----__ 7. 17. ------__ _ 8. 18. -------__ 9. 19. --~---~'___ 10. 20. ~D Percent of dominant spadeslhat are OSlo FACW,and/o~C_..1.f?V,=:.!:h=-__ _ . Is the hydrophylic vegetation criterion mel? Ves ~ No . __ Rationa~: ________________________ ~----~----- A/ .? SOILS . Series/phase: /ft1:111 cL !Z . Subgroup:2 __ .-,--,~/'----~---- Is lhe soil on lhe hydric soils lisl? ve~'No __ Undetennined p ,,/ Is lhe soil a Hislosol? Ves No islic epipedon present? Ves -,L-No Z? Islhesoll: MOIt~;PP~ No G~yed? Ves __ No~ Matrix Color: ~ Moltle Colors: Other hydric soU lors: ,/. Is lhe hydric soU • erion ? ~ Ratlona~: ~ <> ' HYDROJ.eGY Is the ground surface Inundated? ;pis __ No V Surface waler deplh: Is the laD saturated? Ves ~ No__ --II If Depth 10 free-standing waler in pit/soli probe ho~: ----T~----_,_----------- list olher field evldence of surface inundation or soU saturalion. ,/ Is the wetland hydrology criterion mel? Ves =::z;?" No __ Ralionale: _______ '--________________________ _ JURlSDICTIONAL~ERMINATION AND RATIONALE Is the planl community a wetland? Ves ~ No __ 'Ratlonale'or'jurisdidlonal decision: ____ ---------------------- t This data form can be used 'or the Hydric SoU Assessment Procedure and the Planl Community Assessmenl Proceduns. . 2ClassKicalion according to ·Soil Taxonomy." , -- -I I I I :1 I I II II II II II II II I I I DATA FORM , , RO E ONSITE DETERMINATION METHOD1 Field Investigator(s . 7.-Date: .:::,j~::.::t..~~~.-:..,h:.=- ProjedlSlle: ' • State: County:: .P ....... ' "JI.'--'--I£I-L<QJLU:Lb... AppIic:antOwner: ' Plant Community 'lName: _~,,-,,'~,..' -,-_____ _ Note: II a more detailed ane de n is necessary, use the back of data 'orm or a field notebook. '~n~ ---"' ~n~~;"-~~.;;s :;~ ~t~e-pl:~ ~~~u~~; -~l7 /fy.~~: CJ~ _ ' yes~o_ (II no, explain on back) , '11'-* . ~ M. ''I Has t elation, 89l1s,a, ndlor hydrology been sign!ntly diLd? ~Vt(eJh.,. f}~U,r" -d- Yes ' No.··,' (If yes, explain on back) ZA " 4h ~ Jg, ' --------==------------~G~ON - -~ -. -r.t:o.-If~----",1111 # Indicator ' Indicator Slatus Stratum Oon1inant Plant Sp8cies Status Stratum, lo~ c" 1fliL 11. -' ---~-- ~ 12. /(h ,lie.; II 13~"-_---.,.--,-__ _ -r ~ 14. ____ _ I . 7u:D:Z 15. ---------l' filL slri6 ~~: ----- / 9, • fJItU R ::: _' ____ ~~_ ~~, 'rcent 01 dominant spedes that arv OBL. FACW'~~C ~.I....:'?4?~' :=...,--~-I.. . ,. cL B,2 Is the hydrophyticwgetation criterion mel? Yes No __ .II~/'s' !J~~ ~(J.h,u..- Rationale: ,tPm; -!-hi.:t ~ -'---(/"-'1 seriesfp/lase: AlJ.er.u;tJJcl-SOfL~ Subgroup:2 ___________ _ ,. lhe soil on the hydric sol,ls list? Yes " No V Undetermined / Is t"" soil a Histosol? Ves No ~lStic epipedon present?' Ves -L No 2? Is lhe soil: Mottled? ,"'!fl)~ No::::E Gleyed? Ves __ No _L/_ Matrix Color: I~ Mottle Colors:, , ~~~e~r:h~ym~ic~SO~D~i~=~=r~~to~rs=:==~~~~~~~~'~~~~~~~~~~~~'~~~~J/'D~/_~'#WAJJ~ 's the hydric so crit,erio mJ'i? Y. s ~ V'.....,..~ "VV1S/ RatJonale: 0, J... I /'HVDROLOGY -We.ILY/!/ fL ," ~~ Is the ground surface inundated? ;p.s _V_ "No' __ Surlace water depth: Is the soil saturated? Ves -I.L No 0 1'/ Depth to '"",'standing water In pitlsoll piOiMihole: ____ ...::::=----_____________ _ Lbl other field evidenc:a 0' surface Inundetion or soil saturation. / Is the wetland hydrology criterion met? Ves V No RUlona.: ______ ~ ____ ~ __ ~------------~~--~----~--~----------- JUR'SDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes -_ No ~' #1 C. ~:?; / 'Rationale lor'jurisdidional decision: --.--_~--.A=~~~!_=~::=--"---..".=--== 1 This data 'arm can be used 'or the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 ClassWlcatlOn according to 'Soil Taxonomy,' 1 1 1 1 'I I 1 1 :1 J 1 1 I I I I DATA FORM , FJeld Investigator(a E ONSITE DETERMI,NAnON M~::: gig. ~(J ~ ",' ProJ9CIISlte: State: Cou!uy~ -~,r1-/1ij; AppIicantQwner: " Plant Community Warne: ----.;~;l-::--' '-:"-IIL------:-----_ Note: If a more detailed ahe on Is necess8l)', use the back of data form or a field notebook. ~-~~~~~n~~n~-~~~;s ~;.;; ~e-p~~ ~~~u:~; --c-WW~:-~-jfl c-jp -if r Vea 0 __ (If no, explaln on back) , , ' , Has t~ion, soils, and/or hydrology baen a~tly ~:u~J ~ "/' , f.7 5' Yas No __ (If yes, explaln on back) :.J..k C/ II ( ~ --------------------------------------------------- VEGETAnON IncflCator Dom1n~nt Specie" Slatus Stratum Dominant Plant Specles ~ 1. /1JFiiJ ---f:iL/'lV", Ole., 11'-0,<-11. ----~- 2 ..fi. I. -J,. I ./ 12. Indicator Slatus &ratum "/ 3:;Id'u,{ d/ xAjlW fl/tJL Sh HlY13.' _____ -'--__ )~ :: hUr' ct:vv.. Cffyj /W;,;ma./kb !:: ----,---,---- 6. ' 16. --~ __ _'_ __ 7. 17. _______ _ 8. 18. __ ~~ ___ _ 9. 19. _-'--~ ___ ~~_ 10. 20. -,----'---;'" ___ _ Percent of dominant spedes thai ani OSlo FACW,'andlor FAC /"" Is the hydrophytic wgatation criterion met? Yes _' _' _ No _' _~, ,,~ 1'\ I /" I/" Rationale: ,,PU.l:LR41.PI'lP'G4!!,~ Serie&'phase: AI&W',t2cf1lrW/~b.rs Subgroup:2 _--,.L/ __ ' ____ _ Is the soil on the hydric soils list? Yes ~o __ Undatermined Z , B·2 Is tIM! 80il a Histosol? Yes No ...LL'J:listic epipedon present?' Yes-L No ~ Is the soli: Mottled~Yen:.::1 ENo ::::z2'Gleyed? Yes __ No..k:::-. Matrix Color: /~ Mottle Colors: Other hydric soU In.cators: <" la the hydric soD 'erio met? Y , Rallon' '/I '.Q HYDROj.OGY Is the ground surfaca Inundatecj1 /l'es _'__ No _V __ ~ Surfaca water de:4:t Is the soU saturated? Yes V No 7 • Depth to free·standlng water In piVsoll probe hole: .2 jft1 e.'~ List other Heid evidenca of surface inundation or soil saturation. / Is the watland hydrology criterion met? Yes V No Ratlonale: ___________ -'--_________ ~ _______ ------------------------ JURISDICl10NAL DETERMINA nON AND RA nONALE Is the planl community a wetland? Yes ___ No v---- 'Rationale forJurisdidional decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and Ihe Plant Community Assessnient Procedure. 2 ClassWlcation acxordlng to ·Soil Taxonomy.· / I --I I ; '. "I "I I I I I J I I I I I I B-2 /'hi. If: DATA FORM field Inv..tlgator(s . ONSITE DETERMINATION Mer:::: ;:J~'2Ia4:A . L.. PIOJec:llSite:~~~~tJ~~,c:~ta~t=::SSta;;'te;;:=7ittt County:~'2' -~K Appticant.Qwner: Plant Community '/Name: I Note: N a more detailed site n is necessmy, use the back of data lonn or a fieid l&book. Oo~ ~~~~n~~~-~~~~8 ~;.;-..-; t~e-p~~ ~~~:n~; --Co/iF ib--i --------- Yes No __ (H no, explain on back) . . Has the vegafation, aoDs, andfor hydrology been slqriflC8l1tly F'..t..~] I Y8S~No __ (HY8S,explainonback) CliU},V~7 ro.u ----~---------------------------------------------- Domlr!aitt Plant Spec!es 1 _________ ~------ 2. ___________ --__ -- 3._~-------------- 4. ____ ~--------~ 5. _______________ __ 6. ______________ __ 7. -______________ __ 8. --____ ------------9. ________________ __ 10. ________________ __ Indicator Status VEGETATION Stratum Dominant Plant Species 11. ______ -..,.. ____ ~ __ __ 12.--~------~------13. ' ____ --:-________ __ 14. ----__ -,-______ __ 15.----------______ __ 16. ____ ~ __________ __ 17.-----__________ __ 18. ______ ~ ______ _ 19.---~----__ ~~ __ 20. ---~"""7"""--- Percent of dominant spedes Ihat are OBL, FACW,andJor FAC ____ -'/'-:; __ =--r-_ Indlcator Status Stratum Is the hydrophytic vegetation criterion mel? Yes ____ No __ r W/ /)It Iv Rationale: _________ ~ ___ .... , ~..L.Ii!fl'.LI.L· ...J.(L~.!.../_---- 7 I SOILS Seriesfphase: 'tl:;>t:i... Subgroup:2 _________ -:; ____ ,---_ Is the soil on the hydric soils list? Yes ~o Undetermined < /' Is the soil a Histosol? Yes ___ No ~J;tistic epipedon present? Yes ~No 2.... Is the soli: MO~?~YJJ»---H:/.Jjo -J,LGleyed? Yes __ No.JL.. Matrix Color:#JY-4---t=r-1.. Moille Colors: Other hydric so indo lors: Is the hydric soU erion, 1 y N "_I . _ IfMt'....L Ratio' .',7"i'f-,:::;-':4, i9:.~~~~~t~="i.=~~~~:,)Q/f'/?l=~t~==~~~~~ j I~ ~ t Itt.-PIId.:$ , ' HYDROIpiY.) ~ Is the ground surface Inundated? ...xes ____ ' No ~ Surface wal r daji'th: ------------------- Is the aoU saturated? Yes -.-i:::. No ____ Q 1/ Depth to lree-standlng waler In pitlsoll probe hole: ______ ... ~L---_:_-------------------------- Ust other field evidence of surface inundation or soli saturation. Is the wetland hydrology criterion met? Yes No Rmwnale: ______________ ~ ________________________________________________ __ JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes ____ No ~ , 'Rationale lor'jurisdiclional decision: ____ ~------------------------------------------ 1 This data lorm Can be used lor the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedura. ' 2 ClassWicatlon according to 'Soil Taxonomy.' I I --- DATA FORM E ONSITE DETERMINATION METHOD1 tf . "'" ...... ~ ... , 7---...;; t til. i ProJac:tlSlte: State: Couni.;:;k.~ :: A~ App/IcanOOwner: Plant Community 'lName: ,C: Not.: /I a more detailed s~e de 'pIlon is necessary, use the back of data form or a field • .bOok. ~~n:r;~;';~n:~;a/-;~~;S :;~.-; t~e~:~ ~~~u~;; --111-~;;; if k= r-- Yes ~ No __ (H no, explain on back) ',' 1 (J , Has the vegetation;Soll8. andIor hydrology beengs n' ICantly urbed? ' -, ' Ves ___ ' No _V_I (If 1/ yes, explain on back) , ....h--• I ' -__________ ~ ________ ~ ______ L~ _____________ ~ __ _ I IncflCatDr IndIcatDr '* ~O~ ~;ihlilldLm 7f~~~II. m~ il41il~ ~ -r I ',-c) ~-huiiIJifIJ. fJJcM sh%:~:---':---~-- V .O><b " ....~'~' 14 , -r S:,4:i!yc/rc khtuJiAib rllru, Ii ' 15: =============== 'Ilf/(/; ~!l!I~/~1fM~£#'Wk"~!:--' --- I 0 9:&,V,dlJ...-f/ddi@id( f/iC.-II 19: --~---- 10. 0 20. __ -=-,,.-___ _ Percent of dominant species that are OSlo FACW,andlor FA~ -:::!,_~.:;c,4",O ... b~ __ _ , Is the hydrophytic vegetation cr~erioi1 met? Yes __ No ~ II Rationa~: ________________________________________ __ II II II II II I I I I B-2 /l 'I f,f/ • .§21LS ' , Serleslphase: ' tr!(j,!l¥ w'ov c;:L.-y'dflrHfl Subgroup:2 ______ --;;-_-.,.-__ Is the soil on the hydric soils I,ist? ve£ No V Undetermined /' IstlK!soilaHistosol? Ves __ No isticepipedonpn>sent?'Ves~,No V Is the soil: MO~?II.:us+ No Gleyed? Ves ___ No_~ __ Matrix Color: ~_~ ~ Moille Colors: __ "-_______________ __ Other hydric soU leators: '----------:;~----------------- Is the hydric son criterion met? Ration; -I' HVDR91.OGV Is the ground surface Inundated~s __ N.,l/' __ Surface water;xp : Is the soH saturated? Yes No 3 ' Depth to free-standing water In pWsoil probe hole: 1?1 ~ list other field evidence of surface inundation or soil saturation. .c: Is the wetland hydrolo\ly criterion met? Ves, z.;7 No Ratlonale: ______ ~ _____ ~ _________________ _ JURISDICTIONAL DETE~AND RATIONALE Is Ihe plant community a wetland? Yes _' __ No __ • Rationale for'jurisdictional decision: ___ ,--______________________ __ 1 This data lorm can be used for the Hydric Soil Assessment Procedure and Ihe Plant Community Assessment Procedure. 2 Classfficatlon according to ·Soil Taxonomy.· I I I -- DATA FORM FIeld Investigator(s • NE ONs/TE DETE~NAnON M~::: ~ .. ?/(}1.. ~' ProJec:tlSlte: • State:·. Coupty: ~ -"fi'0-,1~ AppllcantlOwner: .. Plant Community '!Name: 4(P~-::-:'·~-P--i""-:----:------Note: I a more detailed sne de on is ·necessary, use the back of data form or a field notebook. . ~~n~r~~ ~r~n~~';aJ.-~~s:~ a~ t;;'-pl:~~~~u~;; -~ 'C.-r --e'l'!t-# --V1_-ii - Yes _V_·N Naa __ (lfno, explain on bacI<) . .,J...f.$/dL-rid . v T . Has the vegetation, sojIs', and/or hydrology been signifICantly disturbed? ~ ./. / ~ LII J _ Yes __ N0-4L'(lfyes, explain onbacl<).. Li~.QJ!.. ,lJIY~ . --------------------------------------------------- VEGETAnON I Indicator· Dom Status Stratum Dominant Plant Sp8c;es . 7fi5"b 1. fM· 7f&R-< 11. ----~- IncflCalor Status Stratum ~I )'i ~ I'c_sAAtik !~----:----- " ~ IS} ~ . fkJ11/i:d£ !:: ------~~~ ,M{;;:z:tt:: ~-~--I Pereant 01 dominant spedes that ani OSL. FACW, and/ar~ is {) % Is the hydrophytic vegetation criterion met? Yes _17_No No _-_ II _~_tio_n._·_: ____________________________________ __ II il II II II I I I I 8-2 /1/ P SOILS Series/phase: &1--}1'\<1-0 Subgraup:2 ----:-"""7...:/::...---7"---:--- Is the soil on the hydric salls list? Yes ~a __ Undetermined i7 7 'sthesallaH'lStasal? Yes __ No ~liJsticepipedonpresent?·Yeb-'" No L? Is the soli: Ma4J.~/ No_vn_. Gioleyed? Yes_~ No __ Matrix Color: _ ~ Mortie Colors: _______________ _ Other hydric soU . tors: <,. Is the hydric soD criterion If N ~ .,~~ Ration ~-,~~~~~~~~~~L-~~~~~~~~~f2~~~~~~~~~~ HYDROj.QGY Is the ground surface InUnda~es __ No _V __ Su Surface water de. pth: Is the soD saturated? Yes No / • / Depth to free-standing water In pitlsoil probe hole: ___ -IIV<--LYnLJ.<&b"""· ""f""''<6::t-_________ _ Us! other field evidence of surface inundation or soU saturation. Is the wetiand hydrology criterion met? Ves. i.7 No Rationale: __ -:-________ ~ __________ ~ __________________ ~---------------- JURISDICTIONAL DETERMINAnON AND RAnONALE Is the plant community a wetland? Ves ~o __ . . Rationale for Jurisdictional decision: __ ~--__ ------------------- t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. . 2Classfficatian according to 'Soil Taxonomy: DATA FORM , ' FIeld Investigator(s • ':"'-ONSITE DETERMINA nON METH,O::: 4~' 0'( /l ~ ", ProjectlS/te: State: Cou®,: ~ ~& ApplIcanOOwner: . " 'Plant Community .lName: -7.-1-=-:-'.,:.'-7'-::--:------- Note: II a more data sne descri' n IsnecesslllY. use me back of data form or a field notebook. ~~n:~~~~~~,-~~;s,~;;,;t;;.-~~~~~~u~;;--0Jj-5/1~1-lt~.:#ii_-d- Ves ...LLNo _ ~. explain on back)' , ' , 7 , Has the vegetation, 80, • andIor hydrology been signiticairtly disturbed? ' ' ' Yes ___ ' No (H yes, explain on back) , ' , --------------------------------------------------- VEGETATION I Indicator Indicator Oom • Status Stratum Oo~a..'}l~ £-Status ~J ;¥ >Z 1 fAr, -rG 0 -~l §<1"bl&A' IIwAiJ&. au, ~ I I ~;if; 4. ~," ~!:'------" ~" ' file; ~ 15. ------I -X Jill); ~. " • • r/fCAA. ~ ~~: ------ fb :JUyrllJ4Jli-~It.$W' I, ::: -----'-'-_ I 10. -20. --~7'7r---- Percent of dominant species that are OBt. FACW.andfrH..FAC "6& Is, the hydrophytlc wgetation criterion met? Yes _V" __ No No __ II ' _Rm __ ~_n_ .. __ : ________________________________________ ~ _________ __ I Series/phase: Alb=~1Iar/~LS Subgroup:2 ----,,...-;;;/"------- Is the soil on the hydric soils list? YeS~NO __ Undetermined V __ Is tIM! son a Histosol? Yes ___ No ' Ic epipedon present? Yes ~o tz: Isthesoit Mottled? YlJP~ No Gleyed? Ye8 __ No~ I Matrix Color: 10..JI.]<?f-C> Monle Colors: " Other hydric soU ~ors:/ ~ls~t~he~hy~d~rlc~8D~nicrit~'~r~lo=n~~~?~~~~==N~O~'~~~' ~~~~~~~~~~~~~~~S2~~~, ',1 Ration I" (l HYDR0IJ'GY jO; II II II I B·2 Is the ground surface InUndat~es __ No..JL... Suriace W"'Jt depth: , Is the .oB saturated? Yes No c-" Depth to 'l1I8·standing water In piVsoil probe hole: ____ .::-...>~,_'!.../t~I.~,;:~:;,S~ _________ _ Ust other field evidence 01 surface inundation or soU /ll'ration. Is the wetland hydrology criterion met? Yes, V No Rationale: _______ ~ _____ _"' _________________ _ . JURISDICTIONAL DET~N AND RATIONALE Is the plant community a wetland? Yes __ No ___ '. / _ ' 'Rationale for jurisdictional decision: , ~ #'h c I This dala 'orm can be used lor the Hydric Soil Assessment Procedure and the Plant Communny Assossment Procedure. 2 ClassHlcstlon eccordlng to 'Soil Taxonomy.- ~~ I I I I I I I~~ ~ 11-*/0/; I I II 11 JI II II II -I DATA FORM FIeld Investlgator(s N ;;S/TE DETERMINATION Mrn;,::: I' ~,0,f, ',-' " ProjecllSile: State: _ county~------,-~t~ AppIlcanltOwner: " Plant Community '!Name: ___ '.,-' -,'-' _II" _' _____ _ Note: If 8 more detailed she de on isnecess8I)I, use the back of data form or 8 field notebook. '~';r~~~~n::~,"-~';~~ns~~~~-~:~~~~u~~ --"--'-7~-':1i -dT C{i £'.,-;( Yes ~ No __ (If no, explain on back) " _ (J./ r 1(; , . ;~~~~~~~~~~~:~7C1~7:t;fu;1_ ~ ______________ . indicator VEG.ETATION Slatus Slratum Dominant Plant Species 1. ~ fl/dkTyif)q ~11. .' - ~ :fFJJ:; If !~-__ .,...-____ _ 4.' 14. ----..,---__ _ ~ 5.-_____________ __ ~: . [1toIt 11 !~: ____ -,-__ _ 8· ~ 'fJ' Ik/L 18 9. :tJ'WI( <:JfCl • .J/ ,oJ,' ~ 19: __ ~ __ ~'--_ '" ,~ t7 fL.4< ,~ 10. . 20 . ..,.----.:yr----- Percent of dominant spedes th. ant OBt. FACW,endIor FAC..,..l1=-"P'--___ _ Is the hydrophylic vegetation criterion met? Yes __ No..l.e?... Indicator Slatus Slratum Rationale: ______________ ~ _________________ _ jilf ~ J SOILS Seriesfphase: T{/fJ&f' /I{/t;1) -< Subgroup:2 __________________ _ Is the soil on the hydric soils list? Yes -r: No V Undetermined <' Is the soil a Histosal? Yes No ~ epipedon present? Yes ~ No:EO: !sthesoil: Mott~~r.,,~ No Gleyed? Y88 __ No_Y--_ Matrix Color: ..tTL--;(.::t:IlZ:. Mottle Colors: Other hydric soU in' tors: ~~::n~;ic so _ erlop" met? Y No 6e:h#--/11t?ld V:HYDROLOGY L/ t Is the ground surface inundated? Y!!fJ __ No __ Surface wv;:jat r dapth: __ L. ________ _ Is the soA saturated? Yes -...V'No ~ 0 Depth to free·atanding water in pit/soil probe hole: __ ~.L..L..I.M~.=..l:U::::::.,.L.. _________ __ Ust other field evidence of surface inundation or soil saturation. . Is the wetland hydrology criterion met? yesil No Rationale: _______ ~ ____ -~----_--------------- JURISDICTIONAL DETERMIN9ElN AND RATIONALE II II II !s the piant community a wetland? Yes ___ No _L/'__ • / _ ~ ( .+ 'Rationale for'jurisdidional decision: ____ . _______ L./'£.j,Y ~'t.!..cL.!~:.JCik'.!::!CL.k.....}.~U--;,f,).:n.~~l1~/ 8·2 t This data form elIn be used lor the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 CiassWlcation according to ·Soil Taxonomy: I 1 / 1 '" " \ ) / I I .' , , , \ \ LO I I ; .. .. '-...:. ........................ .. .. .. ..... .. .. "" ...... .. ~ f ....... ,. .. .... --.. .. .. ..; ........ !.-~ .. .. I I .", ......... -..:" .. .. _-&' ................. . ... , ................... r:~.-;-:-~""'.-~-; .. .. .. . .... "' ............ J"'. I .. ... ...................... .. ... .. .. .. .. ... .. .. .............................. 7. .. .. .. 1 l. .............. --2..-, .... .. .......... ,. ...... .. I • ~ • • • • • • • r. • • • " •••••• • • • • • • ,. • • • I J ;'" •• -. ........ t •••• \ •••••••••• ~ •• \. I !!:! I I' ,,--/ •• ~' or' • " •••••• T • • • • • • • • • ... • , ~~ I ,"-, '-." . . Y J' '.' • • • • • • • • • • • III • • •• 66rE"'" •• , ••••••••••• , ~ f •• ~ ••• \ •••••••••• , lUI , '" • .... • • • • • • • ,. • • • •.• • • • , ~I Il\ '~.li" '.r.::-:-:~:~~:~ ... ~. I / .. '.'-:-:.:-:-'", '" I :to', 11', / m (V" ,,/ ,--=-'.' -: -:.:+ '--_/ . "t/J'" "v ~ 'I'" I l! Io!" " • ,,". " col 'II lo II I" , _ ... ___ l " /" I ~ I :,', ~ I ~ --... __ -" ,,_----) ',. ", '-I /' I " '!-.... , /' _--_" , / / '\ ~, 1m t / ,---------... ----\ / : !!-II ~ /1 _--_----" , , 1 .... ,·0---._ ... --\, , , -, ............ ---," r, ---. __ , \', , . ~, ~t "--;;zvz-PVC' ,-::-" ----... --\ \ ~ , i!ii:, / .. PF£r<01. ... \ .'". :::: __ ....... " \ '/ / I ~ , " " " " .\ \ \ I I ~ , ~ ""'" , / , , ...... " ,,\ " " ",' / If ..... \' " ..... ) "\ I I I I I I I 1 I I I , z;-. ',_ ,. " ',' __ - \ \ I / -.. , "" \ \ \ I '1 " ", '" // I ) ,," , '.. ......-.....', ..... / / J /' ".... -...... "".. /-/' , "" ,---,-..... ...."""".... / <v '" ~ ,,/ Q" I .... , '---...... '-----...... -..... #"..~ I It " " / ...... '.... ,,', ---......... ,./ , S -.... -' .. --........ / 'v X _/" , .... -..... -.... -.......... -----, ~ ------ ------/ ,,' " .... _/ --------, ~ , ! I I I , I , , , , , , , , I I \ , , I , "'I i j" I ! I I I " . " / ""./~ ---" "" I _ ' ...... / .... .r / ~ 1'-:-=-:~_ /",,-_..1/11 ..... / O/"",,"~:;~~'. ;""-'""" --~ ,. .... '-. ...... _--,. -til ........ _'. I _" _""" ...... • • __ .... -----...... I / -r-..... _ .... _ -....... . / --.L'-... .. _ .. .. ,"" ............................ I / __ -...:-: \ .......... . I 1"-'" '"j/ 1-/ ~CJ i .. ::::I::::::::::~: I ' " '/. 'v /~ ••••• '1 •••••••••• , ........................ --:.,1 «) / ••• 1 ..... . I, ......... \ .... -.~ ......... .. \ \ /-..,.. _/ • -• 1. .......... ·.·l ' "" ,. -................ I ' I '-.. • 1 •• \ ••••••• \ 'I· . ,AY _, •••••••• ;-, , I> • ·WC1LAND "A" " , • '. • • • •• . \ ,,, t.J29SF '" '~"."'I' , I : •••• '. • // ,r • ' ......•.• T .' ~Y<;>:'---' \ \\ .<:::::: :\: ,.....,. ...... _-))' ~ i ---• _ i ,_ .. ' .... z. t .. ' .,"" '% ,. ,,,, , .......... ' ,/" , ,\ \ ..... . '\ \ ...... '"' .... .. , '" ' , '" , LOT 9 LOT 8 'LOT 7 " I '" , '''" I I, LOT 10 i I I ~: NE 2ND STREET I (SE 132ND STREET) _ . ~ -I I § ·~,I ~ a • /1/1'/-/, ... 1 t I!. a I I I .. I I ',,/ / ' .-------t'-":"-,--.---~ 1',---\----__ .------, I ;-' / 1,1 II \ \ ./ / // /// ,. --I .. :.1 ,1 6). ~:::~." "<--'{' I ;' / ,/ I I t ~ ~ " / I I /. CI '? /.~ .c' '1/1' _" I I 'h .. : '" ! ~ '-"~ ... -.. _-" _-" I, I 'r. I ;'" _..... ...._ -.:.. ~ ..." ,.--..... " -",.---'" -~ --/' -----~ 4-I _-/ J I ( _ ... ~ I J ... ".\ l " ,.-J J \ \ \---/~I m" 'f ' ,," ,," --J \ \ ________ I to. ' ',,, -... I \. ________ " r .. ., ... 1/1''' --',.-~/ --.J<P-' ',-----~ ,?, ... I " __ -,," / ... ....... --,. " 1'1 1---.... , '--------,. ,," "" I It --_..... /' -~ I '.... _4d----"____ .. '-----~-------------........ _---~-=---------------------~~.~ ... . -------·:--:-..:..-::.:..-e--. . ......... , '-------......... ... .. .. .. ... , ... .. .. .. .. .. .. .. .. .. .. .. " .. .. ... .. ... .. .. .. .. ... .. '---::"--.... ) ........ I I / " / I .--__ // " 1/ "-,, 'I / II I i ----........... , .... "-" I I I ----~- -1--------___ j ~ \ I 1 I \. / I I \ I \ , ss o sn., • .. .. .. .. .. .. .. I '. • I I I I I • I I I I I • I I I I I WA ~ lATb Yl<UY. Geotechnical Engineering Report 'Parklone Court' Preliminary Subdivision Remon, Washington June 28, 2004 "."",.d For. Ron Knight P.O. Do" 6 Renton, WashJD&tOD 911057 p,.pared By: DeRDis Joule, P.E. 31700 S.E. 46th Street Fall City, Washinllon 98014 Consultant In Geotechnical Engilleerllfg •• (~ I \ ~ "-... _.7 North I ScM: 1"=80' • 415'~ .... I ; I I I I • I • o I '--. I TP-6. - TllICtl : -Retention olld, \ "-., \, . " .. > \ \ ~' ... "I . 'fP-5 . to 6 ... I rP-2 -. Lotli ... -.: . , ' , . ; . nil ;'1411:. rl(ur . Nile AVmlle N.r. , ' \ ··:·f..ollO / .~ \, .' Lyons At'tlltlt S.E. (l46th AVtllue S.l.) I Geolechnicallnvastlgatlol1 ParkIane Court ---• TP·1lndicates Location Of The Trackhoe Test Pits Denn;s JouIo.P.E. -n7Ut u. 46111 "--t F.aJa.,., w~ IIR.I 1L-------__________ ~ ____ ~-=m-~I ____ ~ I I I I I I I I I I I I I I I I I I I I 07/08/04 08:00 FAA 4Z52565Z00 1I'A STATE PROP. GEOTECHNICAL ENGINEERING REPORT INTRODUCTION ParkJaue Court PreUmfuary SubdlYislou Rtllloll. WlISlIingIDn June 28, 2004 ILl 0% The project site, located on the east side of 146'" Avenue S.E. about 230 feel south of S.E. 132'" Street, is abOUI five acres in area and approximately rectansutar in plan. The property is known as 'Lot 12 Black Loam 5 Acre Tracts'. The planned developmeDl cOllSists of a subdividing the propeny into ten single-family residential 1015, with associated roads and utilitie$. There is a curlent subdivision proposal for the property immediately to the south. Since there is a continuous Weiland and drainage path between !he two properlies. il will be necessary 10 coordinate the drainage facilities with those for the plat 10 the south. INFORMATION PROVIDED A site plan, showing the site location, dimensions, topography, mapped wetlands, proposed SlOnn water detention pond location, and proposed lot configuratioD was provided by PclcrSOD COll.lulling Engineers of Kirkland. This information was used in preparing the drawing on !he opposite page, which also shows the locations of the backhoe test pits. SCOPE The scope of work In this investigation ~luded the follOwing' I. Subsurface exploration by means of six backhoe test pitS, 2. EngineerinG evaluation and analysis of field data and published documentS for tbe purpose uf provWiog recommendations regarding the ge.:lle(!hnicaJ aspe~ts of sire developmeDl, and 3. Preparation of this report in accordance with Chapter 18 of the U.B.C., pleSeDting the flJldings ani.! recotnrnclldatiOllS. Pogo 1 •• I I I I ; I I I I I I I I I I I • I FINDINGS Surface ConditiOlU n"" '-'.14'0 rnvr. ProJ~a 1864 J_28.2004 The propeny is essentially fiat with minor ground uodulations. At the: time of the field investigation the ground surface was coveced with a heavy growth of oative grasscs aDd berry bushes with alder, fir, and maple trees. No structures were observed on the property. There are five mapped wetlands on the property. Standing water covered the lowest ponions of the site. Geolol)' The soils and land types of the King County Area fonned largely in ckposits of glacial drift laid down during the Vashon period of the Fraser glaciation late in the Pleistocene. This site is underlain by Vashon till (Vt). The Vasbon till consists of very dense, consolidated lodgement till that ranges in thickness to neuly one hundred feel and has a mantle of ablation till about three fOOl thick. The ablation till is loose, and it is in this material that soils of the AJderwood series formed. Subsurrace COQditions The site is mapped by the U.S. Soil COlUCrvatioD Service as Alderwood gravelly sandy loam (Ag). Within the ten-fOOl maximum depth of eltploratioD, the site i9 underlain by medium dense silty fine to mediwn sand over moderately consolidated glacial till. Seepage was encouruered in lest pill al three feet. Soil characteriStics. sucb as color mottling and texture, indicate a perched seasonal groundwater on lop of the glacial tin. WeathcRd glacial till was encoUDtered at from Ihree to five feet below the surface. Refer 10 the test pit logs in Appendix A for details. Pagt 2 '1 1 1 I I ; 1 1 I I 1 1 1 I 1 1 1 1 I CONCLUSIONS Rxisting Mapped Wetlands Projrrt 1864 . 11In. 26. 2004 There are five mapped wetlands within die property. Too underlying glacial till restricts water intiltration into the ground. The wetlands are a reswt of seasonal perched water. most of which uriginates from the properties to the north as surface 01' subsurface runoff. The main Wetland lies in the proposed Open Space -Tract 'A '. This Wetland is cuntinuous with the Wetland within Ibe adjacent property to Ibe SQUib. The depth of Waler is this continuous Wetland is contl'olled by the inlet invert elevation of the existing cwven within the subdivision 10 the south (soulb of the adjaceot pruperty). Seismic ConslderatioDS A. wilh all land in the Puget Sound regiou, this property lies in Seismic Zone 3. Seismic haz.a:rds can he divided into two general categories, hazards due 10. ground ruptUre and hazards due to ground shaking. Since no faults arc knowu to pass through Ibe site, Ibe possibility of earthquake induced ground ruptUre appears 10 be remote:. Even if severe ground shaking were to occur at the site, the medium dense sands and moderately consolidated glacial till encountered in the e1tpioration will nOl liquefy because they are generally nm sarurated and do not have the characteristics of materials prone to liquefaction under dynamic 10ad.<I (IC.o compact). Compres..~ible Soilq No compressible soils were encountered. SeasoDal Perched GrouDdwater The moderately consolidated glacial till underlying Ibis site is relatively impermeable Water landing on the site as rain, Or waler enlering as off-site drainage percolates through the permeable surface soils, and is then trapped on top of the less permeable glacial till. This ""ndilion is Ibe cause of Ibe existing wetlands. Groundwater should ~ anticipated in excavations made anywhere within the property during or just following the wet season. See the Test Pil logs in Appendix A for more specific grolUldwater information Pag •• 1 I I I I I I I I I I I I I I I I I I RECOMMENDA TlONS Site Preparalion I(!/ U. Projur 1864 lMnt 28. 2004 Depres~ion" and loooe soil 7.ones resulting from the removal of trees, large shrubs, or underground structures (that may be encounlCred during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. The surface of tile site within the proposed fill, building, and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than. two perceot by weight organic matter should be considered organic. Stripping depths should be decided in lhe field at the time of constructiOn but for plilllning purposes an average stripping depth of six inches 1TIAl( be assumed. Strippings may be stockpiled for subs~uent use in landscaped are~. Construction Timing It i. recommended that the earthwork portion of this project be performed during the dry sununer months (June-October). Water will likely flow onto the site during the wet season, causing inundation of lhe low areas and satUrlltion the soils neal" the low areas. On-site soils will not he considered suitable as stnu:tural fill if Ihey are ttlO wet to achieve proper compaction. See the section belOW regarding Grading and Compaction. It may be neces!'ary to pump standing water from the isolated low areas prior to performing grading operations. Road and Building Pad Elevations Roall and building pad elevations must be lUgh enough to allow proper .ite drainage. This will require structural fiJI within portions of the road and some building pads, Site drainage will be controlled by The inlet invert elevalion of the culver! draining the Wellands. Building pad.. shOUld h" high enough 10 allow fOOling drains 10 drain by gravity to the storm sewer system. Footing drains should be at least six inches below the final grade wiThin the crawl space beneaTh each house. ExctlVlltion and Slopes Cut or fill hanb should no! exceed slopes of 2: 1. These slopes should irrunedialely be covered with v;squeen. The visqueen should remain unlil they can be landscaped. Soil slockpiles should be covered wilh visqueen to prevent saturation and erosion. Page 4 I I I I I I I I I I I I I I I I I I VIIVt!'/U't \.tII:uu rAA ,,'::;D~OODi::l.t1J Grading and Compaction Projoct 11164 111M 28. 2f»I . SlnIcturai fill is anliclpated for portlous of the road aDd some of !he building pads. SlrUCtural fill plac~ within the building pads should be monitored aDd leared. A liceDBed profcssioDIII tnginccr speciali~ing in geotechnical engineering sllould certify completed building pads. If any impon fill is required it sbould be inorganic. of low cxpaDlIion potential. and Bbould contain no rocks or lumps !areer than 4 inches in greatest climension. Stripped lIOil surfaces ill !bose 8l'CB! to receive 8tnlCtural fill. foundations. slabs-on·gradc. or pavements. !hould be scarified to a depth of at least six inche!. The soil !houId be moisture conditioned (or allowed to dry) to produce a moisture conlent of two percent above the optimum value and !ben compacted to a density equivalent to at least 90 percent of the mn.imum value as dclcrmined by ASTM Tm DI557·70. N.B.C. Standard 7().1: Ficld-lc!ts by U.B.C. Standards 7().2. 7()'3. 70-4. or 7()'S). StrUctUral fill using oll-site inorganiC soil Or import inorganic soil should be placed in layers not exceeding eight lnchcs in loose tblckness. CODditione4 wi!b water (or allowed to dIy) and compacted to the rcquirc:mcDlS described previously. Where the fill is to be placed on slope6 e)(ccc<iing ten percent th(' stripped ,round is to beocbed prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill is to be placed in horizontal lifts. Utility Trenc:hrs Utility treDeh excavation can be performed with conventioDIII mechanical equipment to depths up to ten feel. See the section regarding Seasofllli PercIraJ Groundwater. Vertical uench excavations up to four feet deep should be capable of standing either Wlbraced or with minimal bracing for short construction periods. For the purposes of this section of the report. backfill is material pla«:d in a trench starting one foot above the pipe or conduit or at the top of «lDCn:te formed around the pipe or conduit; and bedding is all material placed In a uench below the backfill. Ualess concrete bedding is required around utility pipe or conduits. free draining sand should be used as bedding. SaDd bedding should be compacted by mechanical meaDs to a density equivalent to at least 95 pe~eut of !be compaaion lest maximum (ASTM D1557-70). Trenc:h backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 90 percent of the compaction lest mwcimwn (ASTM DI5:17-70). pg,t 1 •• I I I I I I I I I I I I I I I I I I _" __ , ,,_ v_ ......... ~ •• " .. " ........... "II ".lAl.c. rl\Vr. ~07 Profm JIH 111M 2&. 2004 Rockeries are DOt earth maini"g strucrures. Rockeries may be used as slough 1W1l against . stable earth curs ouly. It is recommended that rocker ie& IlOt be construclcid over four feet hJgh within !his site. Embedded Post or Coltmuu When designiuB po5t& Dr poles as embedded columns ID accordance with U.B.C. Section 1806.8.2.1, lateral bearing (SI or S,) may be Ialcen at 150 Iblft2/ft depth below ground surface. BulldiDe Fowillatious When oelen1!iOin, minimum earthquake forces for stl'\JCtw"eS in accordance with U.B.C. Section \629.1, consider the site to be underlain by soil Profile Type Sl)' The proposed single-family resioeocCli may be supported 011 (:<)lIventional shallow foundations bearing on finn natural soil or complICted structural fill. Reinforced CODC1'CIe cootinuous footings may be designed to impose presBll1es on foundation soils up to 2000 polllld" per sqwue foot from dead plus oormallive loading provided the resulting fouodation width Is aot less than 12 inches for ODe stOl)'. I S indies for two story, and 18· iDcbes for three story portions of the structure. . InoiviouaJ reiDforced concrete (ouDdations, such as may be used for supporting columJ\$, may also be designed to impose pressures of up to 2000 poWlds per square foot from dead plus normal live loading, but should be at least 24 inches in minimal plan dimCIISion. As a minimum, isolated concrete pads shall have two #4 bars. These bars sball form a cross (as seen in plan view), and shall be set mld depth in the concrete. Where footings are cOnstructed adjacent to downslope cut bilDks or slopes, there is to be 8 minim1lm 2; 1 slope draWIJ between the bottom of the footing (point nearest the slope) and the toe of the cut bank or slope FoundatiollS sbould be embedded at least twelve inches below existing grade or adjacent finished grade, whichever is lower. FouDdatioll8 coostructecl on certified building pads may be fowlded on top of the building pad. Pal,6 '1 I I I I j I I I I I I I I I I I I I IVA STATE PROP. Concrete Slabs-Oo-Grade III 08 !'rojle' J II6-J JIUUI 28. 2004 Concrc:te floor slab should be constructed on compact soil subgrades prepared as described in the sections under Gradin8 and ())mpaction .. Where floor dampness must be minimized. a minimnrn 4-inch section of capillary break material covered witt. a membrlllJe vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining. clean gravel or rock. such as 3/8" pea gravel. The membrane vapor barrier should be at least to-mil !bick polyethylene or its equivalent, Where f1001 dampness is 110[ obje...'1ionable. concrete slabs may be laid directly on the compact soil subgrade. Footine IIDd Rf'lAlnlng Wall Drains Footing drains are required for all footings. A perforated drainpipe sllould be placed at the upslope b~ of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 1/2· 10 1° drainrock. The drainrock should be covered with filter fabric paper. and a layer of native soil should be p~ed over flIrcr fabric as a soil cap. Footing d,ains should draill by gravity to the storm sewer system. GeDeral Surface Drainage The main Wetland lies in the proposed OpeD Space -Tract • A'. Tbis Weiland is cODIinuous with !be Wetiand within the adjacent property to the south. The depth of water is thil continuous Wetland is controlled by the iDlet Inver! elevation of !be existing culven for !be existing subdh'ision two parcels to the south (south of the adjacent property). Road and building pad elevations musl be high euough to allow proper 6ile dramagc. This will likely require strUcnnaJ fiU withill portions of the road ami some building pads. Building pads stlould be high enough 10 allow footint: drains to drain by gravity to the stonn sewer system. Footing drains should be at least six inches below the final grade within !he crawl space beneath each bouse. Pag.7 I I I I I I I I I I I I I I I I I I I 07/09/04 09:00 FAX 4232555200 IVA STATE PROP. Individual Lot Drainage III OS Projtct /664 11UI. 26. 1004 Surface drainage gradients should be planned 10 prevent panding and 10 dir~t surface water away from the building. slabs. edges of pavements, and towards suitable collection and discharge faei lilies. Landscaped ground should slope down away from buildin, foundations at a mmrmum fhe percenl slo?!! for at least five feet from the footings. Paved ground should slope down away from building foWldlltions BI a minimum two percent slope for Bl least five feel from the footings. Drainage pipe should be provided to caleh and dispose of downspout rilinwater, discbarl:e should be into the storm sewer. LIMITATIONS Changes in development plans will render these specific recommendations iIlvaJid unless such changes are reviewed by this office and these r~ommendations modified accordingly. Subsurface exploratioll of any sile is nece99arily conflJled to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported 10 this offICe for evaluation. Report Prepared By: Pagt 8 07/09/04 09:00 FAX 4252555200 \\'A STATE PROP, III 10 '. I I I • I I Appendix A I Test Pit Logs I I I I I I I I I I I I I I I I I i I I I I I I I I I I I I I U11UY/U4 Utl:UU .... ·AA. .fl:)l:)6:)lUlJ "'1\ S'l'Al·t; t'I<UY. SOIL LOG· TEST PIT No.1 PROJECT: ·,..rt/ane Court' PrwIimin.ry Subdlvt./on EXCAVATED BY; Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: INITiAl J'Seepage FINAl DATE: 6-17-D4 HOLE ELEVATION; 408' LOGGED BY: DJ Silty Pine 10 Medium Grained SAND with Small RoUDded Gr •• el • SUP"" intD hDI. a1 J' I COLOR MOISTURE I COtlSlSlENCY I son. rrPli DEPIH i Dark I Moist i Loose I SPF i BtoWJI 'I ! ~ i, I' -2- i I . iCd----1 I ·3- PliNITIl. TOIIVANE ! ; I BroWD ,i I 1~~~~~~~~~~·-+~---4--~~--~~~--~~· Vo:ry silly Fine 10 Medium Grained SAND Gray I Moist DaIse I SPP . willi RoIIIIded Gravel. S1iBbdY Cemented MOIIIed I I I I Oraa!. I : -5- -6- (WcadJered Glacial TW) I -8- t \ 'I! -10- : -9 - Bc\IQm Hole 10' -11-I , I -12-i i ! I -13- I [ I 1-14-I I !! -15· i I -16-I i I -17-I I I i I -18-I I I I I :: II I I I ! I i I • Trackboe !wi 10 ocrlll:b 10 IdVIllC. bole CONSISTENCY AHO SOIL TYPE INOICATE SOIL CLASSIFICATION IlA6EO ON THE SUGGE8~D REVISIONS TO THE ~NIFIED SOILS CLASSIFlc"nON SYSTEM· PENrTR. INDICATES REMlNIl5 TAKEN WiTH" 80IlTEST POCKET PENlTRor.IETER INSnwIoIffiT • TORV.t.NE INDICATES RElWING& TAAEN Willi A SOIL TEST HAND TORVANE IPo/STHUMI!NT SOIL . DENNIS oIUU "',;, r.&. CWIL ENC/l<lfZ1l I I I I i I I I I I I I I I I I I I SOIL LOG -TEST PIT No.2 PROJECT: 'Parltlane Coutt' Preliminary $lJbdivitlon EXCAVATED BY: Komatsu PC-60 Track1we DEPTH TO GROUNDWATER INITIAL--FINAL DATE: 6-1H)4 HOLE ELEVATION: 412' LOGGED BY: DJ 1,!I12 I COlOR i MOISTURE CONSIST!Ja I 501llYP£ I DEPll1 PEIHTll. TORVANE SUIy FiDe to Medium 0raiDed SAND with Small RIlWIdod Gravel ! Mom I Loo"" I SPF I -1- I I=T : I I~~~~~~~~~--~-+~--I~--+-~ v try Silty Fino to Medium Grained SAf\11> I Oray Main I De",. I SPF willi RouDded Gravel, Sllghdy CemeaI.d Mottled I I OrOllllo I Gray (Weath=d Gtacill1'"lII) BoItam Hole 8' i I· Tra::khoe hod 10 "'fllcb to aQVIIlCC hole i Damp Very Dense" -7 - i -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- ·18- I -19- ! -20-I II ! I I CONSISTENCY AND SOIL TYPe INDICATI! SOIL ClASSIFICATION BASED ON THE 5U(;OE$TEO REVISIONS TO THI!! UNIFliD SOILS CLASSIFICATION SYSTEM -PENlTR INDICATES READlNG8 TAKEN wrn-t A SOIL ~T POCKET PENITRDMETER INSTRUMENT - TORVANE INDICATES R!AOINGS TAKEN wm. A 90ILTEST HAND TORVANE INSTRUMENT SOIL L= DENNIS JOULE. P.E. __________________________ ~C~1V~U~£W~G~m~~~ ____________________________ ---J 'I 1 1 1 1 I 1 1 1 1 1 1 1 1 1 I 1 I I 07/09/0. 09:00 FAX .252555200 WA . STATE PROP. SOIL LOG· TEST PIT No.3 PROJECT: 'Pllrle",,", Court' Prellmlnllry SubdlYl./on EXCAVATED BY: Komatsu PC-50 Trackhoe DATE: 6·17-04 HOLE ELEVATION: 408' DEPTH TO GROUNDWATER: INITIAL--FINAL --LOGGED BY; DJ SOlI. DOSCRIf'T1ON ~ I40ISTURE ' CONSI8l9ICV sou. TVFf ' 0I;Pll1 P£/fIm.. TORV»IE Silty Fine 10 Medium Grained SAND , Dark Moist I t.oo.e ! SPF i I with SaW! Rolllldod Gr ••• l I , -1-i Brown : I , , , i Medium Dells. : -2-I ------I Red i Brown i .3-I ! I I , I i I I I I -4-, I I , I I -5-i , Ony I , Very Silty Fine to Malium O,oiDed SAND Moist Deose I SPF I I with Rounded Gnve1, Slightly Cemenled ,Mottled , i -6-I i CrUll' I i I I , , -7 -, I (Weathered Gladal TUn I Gray I Damp Very I ! ! I , , Deas.--8-I Bouom Hule 8' , i -9 -, I , , I I i ; ! i -10- I , I , , I i , i -11- I I ! , ! I I -12-I , I i I , -13-I I I ! I I I -14-, , ; I -15- I i , I . -16- I I I I I I -17-I ! I I , I I -16-! -"";t(::~ ~.-. , i I , , , -19-I ! ! I I ! I -20-I ! , I ! , , • Trackhoc: bad 10 scratch to .dyanee bole I i CONSISTENCV AND SOil TYPE INOicI\Te sell CLASSIFICATION BASEC ON THE SUGet;$TEO REVISIONS TO THE UNIFIED SOILS CLASSIFICAnON SYSTEM ' PeNITR. INOIC"TES REAO",GS TAK£t< WITH A SOle TEST POCKET PENiTROMETEf' INSTf'UMENT • TORVANE INOICAn;l3 R.EAOINGS TAKEN wr:"" SOIL TEST HANO TORY""" INSTRUMENT SOiL DENNIS JOULE. P.E. , _________ ..!;C!!W'.!.!IL:..!~:::NG~1~NE~r~R ________________ _ I I I I I I I I I I I I I I I I I I , U7/U\I/U4 UY:UU .... M 4ZI)~D~~;':OU !fA ~TATb" t'J(UY. SOIL LOG· TEST PIT No.4 PROJECT: 'P.rt/.ne Court' Preliminary Subdivision EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER: !NITIAl--FINAl DATE: 6-17-04 HOLE ELEVATION: 403' LOGGED BY; OJ SOiL OESCRll'Tm I COlOR : MOISTURE I COtiSISTENtY i SOIL lYPf i DEPIH 1 PfNITR, , --t-TORVANE -1-I , : . -2· Sill~ Fine 10 Medium Gained SAND .! Dark .... itll Smail Rnunded Gravel Brown I Moot Loose ! SPF I Medium I i Dense it"d----' -3- Brown -4- iVory SUI, Fine 10 MaJium Graincd SANO,---+-=O:-r.-y--"""":M-=o-,'-st-+""'D=-eose---r:-SP=F=-.--+ ~5- wilb Rounded G,.,<I. Sli,bUy Cemented Mottled Oranae (We.rhered Glacial Till) Gray Damp Boltom HoI, 8' • Trockhoe hod to scrarcb [0 advance bole : Dense' i I I I I I I I , I I I I -8- -7 - -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- -19- -20- CONSISTENCV AND SOil iYPE INOICA1"E SOil CLASSIFlCATION BASED ON THE 5UCGt:STEP REV16IONS TO THE UNIFIED SOILS ClASSIF!C;'T!ON SYSTEM • peNITR.I~ICATES READINGS TAKEN WITH A SOIl-TEST POCKer PENITI=tOMETeR INSmUMENT ~ TORVANE INDICATES READINGS TAKEN "'IT':1 A SOILTEST H-'ND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. ClYJL ENWNUR. ·1 I I 1 1 I 1 1 I 1 I 1 I I 1 I 1 I I 07/09/04 00: 00 t'Al n5~555~UU 11''\ ~'I"A'I"I> I'I<UI'. SOIL LOG -TEST PIT No.5 ~ROJECT; '''add.". Court' Ptvllmlnary SlIbdivifllon EXCAVATED BY: Komatsu PC-60 Trackhoe DEPTH TO GROUNDWATER:, INITIAl -FINAL DATE: 6-17-04 HOLE ELEVATION: 414' LOGGED BY: DJ ~JO IIoIOISTIJIIIi C(JI$liliNCY I SOL TYPE I 0EP1H 'I Pl!NtT1l. TORVAN! Silly Fine to Medium GraiDed SAND willi Sma11 ROIIDde4 Gravel ! Moior Loose f SPF i I 1= I I ~:~ i I I i I ! -3- I~~~~~~~~~~~~~~~~--~~~I ~ Very SUJy FiDe 10 Me4ium OraiJu:d SAND GR1 Moist DeaJe SPF w1tb ROllnded Gravel, Slillhtly CemeDJe<1 Molded (Weatllerod Glacial Till) , Ony I Bouom Hole l' I • TrackllDe bad 10 scnteb 10 advaua: hoi. Damp I I I Very !>eDae- -5- -8- -7 - -8-I -9 -I I -10- I I I I I t i I -11- -12-1 , -13- -14- 1 -15-! -18- -17-I I -18- -19- -20-I I CONSISTENCY AND SOIL """'E INDICATE SOIL ClASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CU&&IFICATiON SYSTEM -PENITR, INDICATES READINGS TAKEN WITH" SOIl TEST POCKET PENlTRor.£TER INS'ffiUMENT • TORVAN.E INDICATES READINGS TAKENWITM" SOILTEST I-lANDTORVANE IHsm~ SOIL DENNIS JOULE, P.E. C'JY/~ E.v(j/l<lEE. 'I I 1 I 1 i I I I I I I I I I I I I I SOIL LOG • TEST PIT No.6 PROJECT: 'Pri/ane Courl' Preliminary $ubdiviflion EXCAVATED BY: Komatsu PC-60 TrackJwe DATE: 6-17-04 HOLE ELEVATION: 409' LOGGED BY: DJ OEPTH TO GROUNOWATER: INiTlAL--FINAL SOIL IlESCRPTlON SUl)' Fice to Medium Grained SAND with Small RoIIIIded Grlvel COlOR i lied ' \ Brown I , I I PENITR.. TORVAN( Moil! Looae ! SPF 11 ~_-+I' -1-=111 i I -2- i ! -3- I i -4- 11 I' '~-=~~~~~~~~-+~---4~~~----~~--r-~ 'Very Silly Fille 10 Medium GraiDecI SAND I Gray 1 Moist ! Denoe ' SPF with RoUDted Oravel, S1ialtl1y Cetru'llled I ~= i I I II -6- I I -7- (Weatbcrod Glacial TUI) I Gray : Damp Very BolU>1I1 Holc 8' • Trackboe bad to scrau:h to advance bole I Douse·; I -8- I I ! I -9- I I -10-1 I I \ -11-! I I -12-! I I I ! I , I i i 1 I I , I -13- I -14-I I -15- -16- I -17- ! -18- [ -19- -20- ! i I I i 'I , I CONSIS~NCY AND SOIL l'tPE INDICATE SOIL CLASSIFICATION _0 ON THE SUGGESTED REVISIONS TO THE ~IFIED SOILS ClASSIFICAnON SYS~M" PENITR. INDICATES READINGS TAKEI\I WITI-I A SOII.TEST POCI<E'T PEI'IITROMETER INSTRUMENT • TORVANE INDICATES ~NGS TAKEN WITH A SOILT£8T MANO TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. emL £}IGINUII I I I I I I I I I I I I I I I I I I I I ~ ~ « -J -J ~ ::> a SE 1 DETERSON ICONSUlTING I ,~ t, I ~ I. I R ~ - SE SE ~ ~ « ::; ~ 0 0 l: NE 5TH ST SE bj ~ « 2; " ..,. SE 40TH 4030 Lake Washington Blvd. N.E., Suite 200 Kirkland, W A 98033 Tel (425) 827-5874 Fax (425) 822-7216 bj it 2; <0 ..,. SE 124TH ST ~ bj it 2; bj "-..,. it 2; '" ..,. ~ ~ N « NE 2ND ST 2; ..,. ~ PARKLANE COURT VICINITY MAP OWN. BY: OA TE: JOB NO. AAL 7/14/04 MISe-OIOB CHKO. BY: SCALE: J. HOPPER N TS I I I • I; ~ Ii I ~ Ii i I, i 11 ! II I I I Ii i Ii J • I~ I I I. j i I~ l-I-I-I- I (J) (J) I D... D... D... • 0 , ~ , ~ I >--'" ::J 0 u w z :5 '" '" « "'- g • a , Vl ,:;; -0::, z :5 <L >-:5 <L >-'" « z :;;e :::; w --' <L !ill ~.i ci z PARKLANE COURT WI 10 I ~",:"!''2 ~.: ACCESS £ASCIICNT LOT B 188,542 SF 11.767 SF 3.7OJ SF +29.068 SF ~ ·P[R CITY OF RENTON DENSITY WORKSHEET: CRlT1CAL AREA: ARE DU/NED AS -AR[AS OET£RAlIN£D BY THE CITY TO BE NOT SUITA8/.E LOT a ~ :~i~~~~ A~[~~CU~~~!,:,!g~ TO II--::--I----:'""~--~ INCLUDING Lo£RY HIGfi LANDSLIDE AREA, PROTECT£() LOPES. I4f"Tl.ANDS OR F1..00DWA YS .• CRITICAL AREAS BUFT[R ARE Nor D£OUTfD/'LxQ.UDED. LOT ARCA =86.162 SF .'.98 ACRES LOT 7 '·1 ....... _. _ .... ....... Lor e EXISTING REGULA rEO ~TLANO BUFFeR LINE PROPOSED Itr:rLAND LIMITS EXISTING WETLAND TO REMAIN WETLAND IMPACTS ~ ~:-:·:-:-:-:-I BUFFER R[OUCnON K£1l.AND nLL REOUCnQN (CtASS tt UNREGULATED) LEGEND WETLAND MITIGA TION 28.979 SF 14,292 SF 10,402 SF I:::::::::::::: 1 li'l [0W;;l I_~J ~n.AND CREA"ON ttf"TLAND ENHANCEMENT BUFTU? REPLACEMENT (CREATION) BUFFER ENHANCEMENT 10.491 SF 29,068 SF .31,051 SF 61,605 SF NE 2ND STREET (SE 132ND STREET) I , " SHEET INDEX: 1. 2. 3 4. 5. 6. T. 10F1 PRELIMINARY PLA T PlAN TOPOGRAPHIC SURVEY CLEARING LIMITS PLAN GRADING PlAN DRAINAGE CONTROL PLAN STREET PROFILES UTILITIES PLAN NEIGHBORHOOD DETAIL MAP I • , • • • • • I • I • • I VICINITY MAP CONTACT LIST: O.v[lt: RON KNlQlr P.o. 80It II RENfDN. 1M. 9S051 (qs}~1117 PCTUtSCN COOi.SU. rwc 0IQNffRS, INC. 4(JJO UX£ _TON SlKl NC ~~~ ~ It'AShINCTOH II8OJ.J (~2$) Ul-S81~ CONTACT: JON If. /oELSON. P.£. ARNCT1. INC. tAAO St.W\£lWC SlIi'1oIaS P.O. 80It 11rJ ReNTON, IfI/J.SH/NCroN fN1051 (425) 226-31'9 BENCHMARK AND DATUM: OAn,w, (OTT Of" RENTON) /1JI NO. 1,"1 WeAr/ON: BRASS 0tSC AT INrrRSCCTlON Of" NC ~rH 51 (SC 128rH s1)AAO 14()rH AI£Nt£!£ eLEVATION:: 394~ BASIS OF BEARING: CAST SCC~ UN. BCTlIIU.N rHC fAST I/~ CMN£R AM) THe NORTH£AST CORNDt seCTION I'" OTT or HCNTrlN lOII.ItI£NT QlIIl LEGAL DESCRIPTION: UTILITIES: ~ ~"" STGfN DRAIo/Ar;c: ColSfi"O __ =--, ""'" Dry OF R(HroN -.os, Drt or R(HroN FIR£ DCPJ.RTlICNl R(HTrlN SI:MXII. DlSrRCT #4OJ GENERAL NOTES: I. 1.tX# OlUnD-ootID J.ND OIHno-oom 2. GROSS SITC J.RE"J... 184542!iT. ~.» ACI'I£ .1 NCr Sl~ i4RCJ.: If4.004 SF ~ .131 ACRE ~. DtlS7WC USC: VAOWT 5. PRCPOSCD t/S[": 1O-L01 5'Ia.C ,-.-.. Y 1IESIDOI1JJ.L ~ '-ZONINC: (RS) RCS1DOI1JJ.L 5 OO/AC 1. COI#'II£H£loIST PlNI ~TION: (HR) FIES1DOi1JJ.L Rl.fl'AI. II PROPOSCD _. tOT tlfDrH/DCPrH: 60FT. (rofT CORHD1 LOT'S}/l3iTT 9. Rf"Ot.oJIIIUI _. LOl -orn/DCPTN.-80f"1 (If) ,-, CCRN£1I L01'S.l/1D'"T 10. A.U.OII(D 1I1N. LOT J.RE"A.: 1.200 SF II. I¥IOPOS£D __ tOl M("J.: 7.9S!IJ SF (5MJ.U£ST PROPOSCO tor) 12. ".0: I!/I.JtI.DJNC UUi'IfOtJS CO'ofll'ACC: 35-f'£RCDIl 13 RCOIJIRCD "IN. lJU'--1JINf; SCIUACKS' ffiONlc 2fT' 5¥It': YT INICRIOR. lYi.I.LONC SII'rCETS 1ff.AR: ~ n 14. ".0: iIUIlDING Hf/GHT or 81J1/.()INt;S: ;JUT AN() 2 S~ I'; 11.0: A.U.0WAa£ DOISlTr: , (J(J PCr1 AQlC /1. lIOUNOARY Nt() roPCJ(;RJ.PHY; new SUIIl\o£Y IiIY~, w.c. /.AND SlMYCI'WG S£lIi'IfaS I I I I • • I j i , I ~ I ~ I i I - I ~ ~ s :; I s I I I I I i I I , I I 2 I I I , • , I i 2 I EKPlR£S 11/10/04 t ST~D NOT VALID UNLess SIGNeD AND DA TCD ------------ROOF -"MJ FOOTIM1 DIlAIH -Lor UNC ---'''''''''' - - - - - - -9IA.bMi SCIBACI<' L'-'C (lJ58L) ••• _ SIfALC OR DlT~ ~-.-.-~ ~:"'~-7' CON rou.tt R£r..-c MU • flKJeKCRy o:::x:x:x::x:x: ifE;TSTONC lMU """",M .. _"" D ;"Wv~'7' . ;:~~~' ~ f:~=QlA~' ., f:JrCCO~' • a£<Nou, o .tSFHAl.rpA~r ~ CX1S~P ... 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I I r _ JO' • ~I a, I • !I I , . 1 4 i , I I I • • , • \ I ~ I 0 • I I I I Ii f I, I I I II -I • I~ I I I. j • Il 4 (i; 5 '" 8 ~I .1 . p.r'~V:.t 13 EMMA'S PLAT ]1 j € ~ (i; D ~ --411 . _ ST. _. . '" 1Il® @ ~ ® 2"J.62 Ae. r--' . GRAPH SCALE ~k. 200 0 100 200 _eool ! ! ,.,. 200' ..,... ® 4_~Ac. ® ~ 101 Ae.. ~ • • I I I I I I I I I I I I I I I I I I I Routes 111. 114 DOWNTOWN SEATTLE (See detail map) I •••• ~········,; MERCER ISLAND • 2nd & 4th Ave Bus Stops MAP LEGEND ---Makes all regular stops. 1 ..... 1 ... 11 Makes limited or no stops. -30..t'r\ TRANSFER POINT: Route inter- 43 W section for transferring to the connecting route or routes indicated. --~~-O J~~~i~~JNTrrRANSFER POINT FAREZONE Additional fare required. w :z l -.c 240 C'O~ .. '-~~c. ~ ~:I"~ '" !f..o :: lID , .. N .5'~ 60th st NEWPORT HILLS LAKE BOREN w Z .. :> < NE 24th St NE 2Jrd w wLiJ :z W ZfII RENTON CI>:z cI> Go ~!l ~.;: HIGHLANDS c: ... =~ . 2 g :cg c: a ~~ ::::;Ii ~ Q~ < SE 4th St 1 ..... 1 .. -----. ADVERSE WEATHER ROUTE (see information on reverse side). lID 'iI") PAR.K 8. RIDEDesignated free. 4> '!l II: c '" .. ::c -.. :..: • TI ME POINT Street inter- section used fortime schedule reference point listed at the top of time columns to esti-mate bus arrival and trip times. ............. parking area with direct bus service MAPLEWOO D to major commercial centers I--------------------'''--'''--:-------------J dii Ride Free area boundary stop. Load/unload. I I I I I I I I I I I I I I I I I I I ®King County~ __ Services Comments • Timetables • Fare infonnation -Regional & area maps -Neighborhood routes -Park & Ride -Holiday information -Custom Print Help • Trip Planner • MyBu. .. BusView • Rideshare .. Traffic G Roads 111 Weekday: June 5 thru Sept. 24, 2004 • Be sure to read the Specii;l'-S~ryice_Info for this route. • Read the Adverse Weather Info for this route. To LAKE KATHLEEN (Weekday): 4th Av & Bell 3:29pm 3:59pm 4: 29pm 4: 49pm 5:09pm 5:29pm 5:59pm 2nd Av & Pike 3:36pm 4:06pm 4:36pm 4:56pm 5:16pm 5:36pm 6:06pm 2nd Av Ext S & S Jackson 3: 42pm§ 4: 13pm§ 4:43pm§ 5:03pm§ 5:26pm§ 5:46pm§ 6: 11pm§ To DOWNTOWN SEATTLE (Weekday): Jericho Av & NE 4th 5:22am 5:51am 6: 11am 6:31am 6:51am 7: 11am 7:34am 169th Av SE & SE 144th 5:30am 6:00am 6:20am 6:40am 7:00am 7:20am 7:43am Timetable Symbols §-Estimated time. Special Service Info Lk Kathleen SE & SE 128th 5:37am 6:07am 6:28am 6:48am 7:08am 7:28am 7:51am \e-/I :\DOCUME-\IJOEHOP-J\LOCALS-I\Tem \4JSWK8BN.htm Search Find Route jf !lliD 112th Av SE & I-405 3:57pm§ 4:28pm§ 4:58pm§ 5:18pm§ 5:41pm§ 6:01pm§ 6:26pm§ NE 4th & Monroe Av NE 5:46am 6:17am 6:38am 6:58am 7:18am 7: 40am 8:03am N 30th & I-405 4:02pm§ 4: 33pm§ 5:03pm§ 5:23pm§ 5:46pm§ 6:06pm§ 6:31pm§ Edmonds Av NE & NE 16th 5:52am 6:25am 6:46am 7:06am 7:26am 7:50am 8: 11 am Edmonds Av NE 4th NE & & NE 16th Monroe Av NE 4:07pm§ 4:38pm§ 5:08pm§ 5: 28pm§ 5: 51pm§ 6: 11pm§ 6:36pm§ NE 30th & I-405 5:57am§ 6:30am§ 6:51am§ 7: llam§ 7:31am§ 7:55am§ 8:16am§ 4: 16pm§ 4 : 47pm§ 5:17pm§ 5:37pm§ 6:00pm§ 6:17pm§ 6: 42pm§ 112th Av SE & I-405 6:01am§ 6: 36am§ 6: 57am§ 7:17am§ 7:39am§ 8:03am§ 8:24am§ Lk Kathleen SE & SE 128th 4:26pm§ 4:57pm§ 5: 27pm§ 5:47pm§ 6: 10pm§ 6:27pm§ 6:52pm§ 4th Av S & S Jackson 6:15am§ 6:50am§ 7: llam§ 7:32am§ 7:54am§ 8:18am§ 8:39am§ 169th Av SE & SE 144th 4:34pm§ 5:05pm§ 5:35pm§ 5:55pm§ 6: 18pm§ 6:35pm§ 7:00pm§ 4th Av & University 6:20am§ 6: 55am§ 7:16am§ 7:37am§ 7:59am§ 8:23am§ 8:44am§ Jericho Av NE & NE 4th 4:43pm§ 5: 14pm§ 5:44pm§ 6: 04pm§ 6:27pm§ 6:44pm§ 7: 09pm§ 8th Av & Olive Way 6:23am§ 6: 59am§ 7:20am§ 7:41am§ 8:03am§ 8:27am§ 8:48am§ Page \ of2 7/13/2004 I I I I I I I I I I I I I I I • Route 111 makes no stops between 1-405 & N 30th 8t and 4th Ave 8 & 8 Jackson 5t (2nd Ave Ext 8 & 8 Jackson 8t, outbound) except at 1-405 & 112th Ave 5E and on 1-90 at Rainier Ave 8 .. Select Another Route Number: __ -=-J WhoW§CheduJe..J © 1994-2004, Metro Transit Metro Transit is a division of the King County Department of T ransoortation King County I News I Services I Comments I Search Unks to external sites do nol constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by tenns and conditions of the site. Ih_e_de~_!!~. file://C:\DOCUME~IVOEHOP~I\LOCALS~I\Temp\41SWK.8BN.htm Page 2 of2 _________ 7/13/2004 ~: ~::: :':' ~~:;;: :~:: .::~;::=:" ::::, s=::: ::,: ~ =! :': ::;:; ~ =::;:';': ::,:::: ,:;;;;;~:~ :;: '::~:::: :. :::.:: '":::: :;:', I, "",,:,~~~}.;:,>~~~:I ,<I'~H,:r)-4,,1 Ii _" " ;ljr,~t~I,( 'I:;' "cili ;';i lir~',;': 'H' , ~'~'J I~ i," :: ,!," " , ,. 1,;, ,', ; , • I . . --.,_.-,~,---.. , -. ,""...., -' .. ,--. -j-........ ,-,,' ' ••••• , '.,--"~,"-_ .. ~".,.Ij..o-,,,'" .,;;, .-""--_,.,... ••• :_."-" ~_, _;."..;..,;l""~""'-";;:'" -~''''''';'_''_''"'' ~-~ •.• -.~-4 . ..- -.-- • ! > I Ii _. ',' .' ~ • ( !. __ __ • ,,1.'~~'"C . ,,_ " ;. "~-"~!'"'_''' ~",,;., -. ~ ,_,.'!IOt,_,"'!: """""":;''''> __ ' ';::--:'",-' '",---,,: >" _ ., -.. 'I'",' , . I I I I I I I I I I I I I I I I I I I I I I l .. I I I • ' , , " Altmann Oliver Associates, LLC AOA PO Box 578 I . :,1, Carnation, WA 98014 Office (425) 333·4535 Fax (425) 333-4509 Environmental Planning & Landscape Architecture PRELIMINARY WETLAND MITIGATION REPORT ., . , . . , , , ,~,\; (~!?j/ PARKLANE COURT RENTON, WASHINGTON DEVELOPMENT PLANNING CITY OF RENTON NOV 0 4 2IJtIIt RECEIVED Prepared For: RONALD R. KNIGHT PO Box 6 Renton, Washington 98057 ' -:'1 i " It ' 1 : " ' . ".-' October 25, 2004 , ~ -> ". I' ; ., ,'j" .. ' i I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS 1.0 PURPOSE 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE 3.0 DEVELOPMENT IMPACTS ON WETLANDS AND WETLAND BUFFERS 4.0 MITIGATION FOR WETLAND & BUFFER IMPACTS 4.1 Hydrologic Support for the Mitigation Area 4.2 Preliminary Grading Plan 5.0 GOAL, OBJECTIVES, AND PERFORMANCE STANDARDS 5.1 Objective A 5.2 Objective B 5.3 Objective C 5.4 Objective D 6.0 CONSTRUCTION MANAGEMENT 7.0 MONITORING METHODOLOGY 8.0 MAINTENANCE PLAN 8.1 Weed Control 8.2 Irrigation 8.3 General Maintenance Items 9.0 CONTINGENCY PLAN APPENDICES. Appendix A Wetland Determination Report by C. Gary Schulz, 7/6/04 DRAWINGS Drawing W 1.1 Preliminary Wetland Mitigation Plan· Overview Plan Page 1 1 1 2 2 2 3 3 3 3 4 4 4 4 5 5 6 6 7 Drawing W 1.2 Preliminary Wetland Mitigation Plan -Preliminary Grading Plan I I I I I I I I I I I I I I I I I I I 1.0 PURPOSE PARKLANE COURT RENTON, WASHINGTON PRELIMINARY WETLAND MITIGATION REPORT October 25, 2004 The purpose of this report is to: 1) identify impacts to sensitive areas from the proposed Parklane Court development and 2) describe the measures that will be implemented to mitigate for these impacts. The wetlands on the project site were delineated and categorized by C. Gary Schulz, Wetland Ecologist. Attachment A is the Wetland Determination report prepared by C. Gary Schulz for this project. The wetland determination report describes the wetlands identified and delineated on the subject property. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site consists of 4.3 acres located between 146th Ave. SE and 148th Ave. SE in the City of Renton, just north of the Emma's Plat project. The property is undeveloped and consists predominately of mixed native forest. Topography on the site is somewhat rolling with runoff generally draining from north to south. C. Gary Schulz identified 5 wetlands on the site (Wetlands A-E). He identified Wetlands A, C & D to be non-regulated wetlands, Wetland B to be a Category 2 wetland requiring a 50' buffer and Wetland E to be a Category 3 wetland requiring a 25' buffer. 3.0 DEVELOPMENT IMPACTS ON WETLANDS AND WETLAND BUFFERS The proposed project requires the filling of the 3 non-regulated wetlands (2236 sf) in addition to a portion of Wetland E (3309 sf). The remaining portion of Wetland E (4854 sf) will be "papcr filled" due to lack of providing the minimum 25' buffer. It was determined by the owner that partial fill of Wetland E is required to make the project financially viable. Almost all of Wetland B and the remaining portions of Wetland E would be enhanced and preserved as part of the wetland mitigation for the project (see wetland mitigation section below). See Drawings W1.1 and W1.2 (attached) for additional information related to wetland and buffer impacts and mitigation. In addition to the wetland impacts, the project proposes to utilize buffer averaging and buffer enhancement as allowed by the City of Renton code. Under the proposed project, 6808 sf of the buffer along the western and northern sides of Wetland B would be reduced (by no more than 50% or less than 25 feet) and would be replaced with 16,788 sf of buffer throughout the SE portion of the project site and around the proposed detention pond (NE comer). Additionally, 12,525 sf of buffer will be temporarily impacted due to site grading for the development. This area will be restored with native plantings per the final wetland mitigation plan. Preliminary Wetland Mitigation Report October 25. 2004 1 Parklanc Court AOA-1997 I I I I I I I I I I I I I I I I I I I 4.0 MITIGATION FOR WETLAND & BUFFER IMPACTS Mitigation for filling 3309 sf of Wetland E and for paper filling 4854 sf of Wetland E (8163 sf total) would occur through the creation of additional wetland associated with Wetland B at a minimum of a I: I replacement to loss ratio and the enhancement of Wetland B at a minimum of a I: I replacement to loss ratio (see attached drawings). A minimum of 8163 sf of wetland will be created within the 9802 sf area identified on the drawings. Additionally, approximately 17,624 sf of Wetland B (18,577 sf total on-site wetland size) will be enhanced through creation of deeper emergent areas, placement of vertical snags and large woody material and planting a variety of native trees and shrubs. In addition, the proposed stormwater facility perimeter and all degraded averaged buffers (24,050 sf total) would be enhanced with native plantings and habitat features to integrate the storm water pond into the wetland system and to increase overall structural and plant species diversity. The planting plan (as part of the final wetland mitigation plan set) will be designed to increase the plant species and structural diversity within the wetland and buffer and to provide a physical and visual barrier to the wetland system from the proposed development. Increasing the plant species and structural diversity within the wetlands and buffer should also increase the wildlife habitat of the area. 4.1 Hydrologic Support for the Mitigation Area Both Wetland B and E are seasonal wetlands fed from a combination of surface runoff and shallow seasonal groundwater. Wetland E seasonal hydrology will be culverted at the ordinary high water level and piped into Wetland B. This water, in addition to the seasonal hydrology that enters Wetland B from the eastern, off-site wetland, will supply hydrology to the created wetland areas. Additionally, the treated, detained stormwater from the storm water pond will be piped into the central portion of Wetland B. Additional groundwater from the rock wall along the SE side of the mitigation area can be routed into Wetland B. The final engineering and wetland mitigation plans will depict invert elevations of all pipes entering the mitigation area for hydrologic support. 4.2 Preliminary Grading Plan The wetland creation areas were designed to minimize disturbance to the existing forest community associated with Wetland B. A tree survey was completed that identified all trees over 6" dbh (diameter at breast height) within the candidate creation areas (a tree survey of the entire project site was not completed). No trees over 6" dbh will be removed in order to construct the cre'ated wetland. Seasonal wetland hydrology flowing from the offsite wetland to the east will be directed into the easternmost creation area. Upon saturation of this area, the water will flow back through Wetland B into additional creation areas located along the perimeter of Wetland B. Seasonal hydrology will be picked up from the remaining portion of Wetland E and Preliminary Wetland Mitigation Report October 25, 2004 2 Parklane Court AOA-1997 I I I I I I I I I I I I I I I I I I I piped into the eastern portion of Wetland B. This water, along with the detained, treated runoff from the stormwater ponds will supply the creation areas and Wetland B with adequate wetland hydrology. Native forest duff (topsoil) will be cleared from the developed portion of the project and stockpiled for later placement within the graded portions of the mitigation area. Trees that will be cleared will be stockpiled for later placement into the mitigation area as downed logs, stumps and vertical snags. Boulders excavated during site grading will be placed into the mitigation area for wildlife use. Drawing W1.2 (attached) depicts the preliminary grading of the mitigation area. 5.0 GOAL, OBJECTIVES, AND PERFORMANCE STANDARDS The primary goal of the mitigation plan is to replace the wetland functions lost from the proposed development. To meet this goal, the following objectives and performance standards will be incorporated into the final design of the mitigation plan: 5.1 Objective A Increase the structural and plant species diversity within the mitigation area. Performance Standard for Objective A Following every monitoring eventfor a period of at ieastfive years, the mitigation area will contain at least 12 native plant species. In addition, there will be 100% survival of all woody planted species throughout the mitigation area at the end of the first year of . planting. Following each monitoring event after the first year of planting, there will be at least an 80% survival rate of all planted tree and shrub species or equivalent replacement ofa combination of planted and re-colonized native species. 5,2 Objective B Limit the amount of invasive and exotic species within the mitigation area. Performance Standardfor Objective B After construction and following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to, Scot's broom, Himalayan and evergreen blackberry, reed canarygrass, morning glory, Japanese knot weed, English ivy, thistle, and creeping nightshade. 5.3 Objective C Increase the value of the area to wildlife by adding habitat features (i.e .• snags, stumps. downed logs and boulder piles) into the wetland mitigation area. Performance Standard for Objective C After construction and following every monitoring event for a period of at least five years, the mitigation area will contain at least one habitat feature per 1,000 s.f of mitigation area. Preliminary Wetland Mitigation Report October 25. 2004 3 Parklane Court AOA-1997 I I I I I I I I I I I I I I I I I I I 5.4 Objective D Ensure continued wetland hydrology within the enhanced and created wetland. Performance Standard for Objective D After construction and following every monitoring event for a period of at least five years, a minimum of 26,740 .If within the mitigation area (enhanced, created and preserved wetland areas) will be seasonally inundated or saturated to within 10 inches of the surface for a continuous duration equal to or greater than 12.5% of the growing season. 6.0 CONSTRUCTION MANAGEMENT Prior to commencement of any work in the mitigation area, the clearing limits will be staked and existing vegetation to be saved will be clearly marked. A pre-construction meeting will be held at the site to review and discuss all aspects of the project with the landscape contractor and the owner. A wetland consultant will supervise plan implementation during construction to ensure that objectives and specifications of the mitigation plan are met. Any necessary significant modifications to the design that occur as a result of unforeseen site conditions will be jointly approved by the City of Renton and the consultant prior to their implementation. 7.0 MONITORING METHODOLOGY The monitoring program will be conducted for a period of five years, with annual reports submitted to the City of Renton. Although the entire mitigation area will be reviewed, permanent vegetation sampling plots will be established at selected locations to incorporate all of the representative plant communities. The same monitoring points will be re-visited each year with a record kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the mitigation plan. 8.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following a twice-yearly maintenance review. Contingency measures and remedial action on the site shall be implemented on an as- needed basis at the direction of the wetland consultant or the owner. Preliminary Wetland Mitigation Report October 25. 2004 4 Parklane Court AOA·1997 I I I I I I I I I I I I I I I I I I I 8.1 Weed Control Quarterly (March, May, July, October) removal and control of non-native and other invasive plants (e.g., Scot's broom, reed canarygrass, Himalayan and evergreen blackberry, Japanese knotweed, English ivy, morning glory, thistle and creeping nightshade) shall be performed by manual means whenever possible. Chemical means (Rodeo or Roundup) will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 20% total cover within any given stratum at any time during the five-year monitoring period. The following outlines treatment for specific species. Reed Canarygrass Control Areas with reed canarygrass patches 3' x 3' or smaller need to be hand-grubbed. Patches greater than 3'x 3' shall be treated with a two-step process. I. Areas shall be weed-whacked and selectively sprayed with Round-up only in designated spray areas (non-ponded areas). Spraying shall be done at a time when a dry period of one week or more is forecasted. 2. Areas shall be staked with cuttings (see Staking List and Staking Specifications below). During April I through November 30, one-gallon plants (minimum height of 18") shall be used in place of cuttings. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot-sprayed with Round-up concentrate. Staking List: Options for Planting (from wet to dry) Wetter Black twin berry Lonicera illvolucrata Scouler willow Salix sc()u/erialla Drier Black cottonwood Populus trichocarpa Staking Specifications: Cuttings can be purchased or gathered from approved mature sources. Cuttings shall be installed at I' O.c. spacing over the infested reed canarygrass areas and extending 2' in each direction, unless otherwise specified. Cuttings shall be 2-year old wood, 4' length, Yz" diameter, with all side branches removed and installed to a minimum depth of 12 inches. 8.2 Irrigation The owner shall ensure that all plants are irrigatcd from June I through October 31. During the first year after installation, irrigation should occur at a rate of 112" of water two to three times a week. During the second year after installation, irrigation should occur at a rate of 1/2" of water once a week. However, if more than 10% of plant replacement occurs, watering rates should be maintained at 112" of water twice a week. Preliminary Wetland Mitigation Report October 25, 2004 5 Parklane Court AOA·1997 I I I I I I I I I I I I I I I I I I I 8.3 General Maintenance Items Maintenance of Trees Routine maintenance of planted trees shall be performed. Measures include resctting plants to propcr grades and upright positions. Tall grasses shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation o'f weed barrier cloth with mulch rings, or selective weed-whacking. If weed- whacking is performed, great care shall be taken to prevent damage to desired native species either planted or re-colonized. Pruning of Woody Plants Woody plants shall only be pruned at the direction of the wetland consultant or to remove pest infestations (i.e., tent caterpillar). 9.0 CONTINGENCY PLAN All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the mitigation plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the wetland consultant, City of Renton, or the owner. 10.0 AS-BUILT PLAN Following completion of construction activities, an as-built plan for the mitigation area will be provided to the City of Renton. The plan will identify and describe any changes in relation to the original approved plan. Preliminary Wetland Mitigation Repon October 25, 2004 6 Parklane Court AOA·1997 I I I I I I I I I I I I I I I I I I I APPENDIX A WETLAND DETERMINATION REPORT Prepared by C. Gary Schulz I I I WETLAND DETERMINATION I PARKLANE COURT PROPERTY Residential Development I City of Renton, Washington I I I Prepared for: I Mr. Ron Knight I Washington Properties P.O. Box 6 Renton, Washington 98057 I I Prepared by: C. Gary Schulz I Wetland Ecologist 7700 S. Lakeridge Drive I Seattle, Washington 98178 206-772-6514 I I I July 7, 2004 I I I I I I I I I I I I I I I I I I I I I Introduction .......................... : ...................................................................... 2 Site Description Purpose Methodology Wetland Determination .................................................................................. 4 Soils Hydrology Wetland Description Summary References ................................................................................................... 8 Appendix A .. : ............................................................................................... 9 Data Plot FonUs List of Figures/Drawings Wetland Delineation Map ......................................................... '" ............. Attachment 1 I I I I I I I I I I I I I I I I I I I A wetland investigation has been conducted on the Parklane Court Property for a preliminary plat application in the City of Renton. The proposed project is a residential development 10 new, single-family lots. This report is intended to be preliminary for the City of Renton and wetland verification of "rating" and area. Numerous site visits occurred in December, 2003 and February, 2004 to investigate the entire site. Five, small wetlands were delineated on the subject property. A preliminary site plan for development is included in the plan submittal. Site Description The Parklane Court Property is approximately 43 acres in size and located between 146th Avenue S.E. (Lyons Avenue) and 148th Avenue S.E. (Nile Avenue) just south of the S.E. 132nd Street in the City of Renton, Washington (Section IS, Township 23N., Range 5E., WM). The subject property is comprised of two, existing lots and is zoned forresidential use. The subject property is undeveloped forest land. Residential development borders the site to the north and west. The subject property has mostly flat to undulating topography throughout. In general, the site slopes from north to south with an overall, elevation change of about 8 feet. The property is forest land comprised of mostly native species. Prior to settlement and logging activities, the area was likely dominated by a coniferous forest habitat. The remnant conifers are present as small groves and scattered individuals. Tree cover includes mature Douglas fir (Pseudotsuga menziesii) and western red cedar (Thuja plicata). The dominant tree cover is mature bigleaf maple (Acer macrophyllum) with scattered red alder (Alnus rubra) and black cottonwood (Populus balsamifera). Salmonberry (Rubus spectabilis) is a dominant shrub throughout the site. Vine maple (Acer circinatum), Western hazelnut (Corylus cornuta ), and Himalayan blackberry (Rubus discolor) are shrub species present in different areas of the site. Dominant groundcover species observed include sword fern (Polystichum munitum), and Pacific blackberry (Rubus ursinus). Purpose The purpose of this report is to provide the applicant a wetland detennination study that can be approved by the City. The intent of this report is to provide required information for the application, and to initiate the preliminary planning of wetland use and mitigation. 2 I I I I I I I I I I I I I I I I I I I Methodology Typically defined, wetlands are ... "those areas that are inundated or saturated by surface or groundwater at a frequency and duration to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas". Through the State Environmental Policy Act (SEPA) and the Growth Management Act (GMA), the City reviews proposals which may potentially impact wetland and other sensitive areas. Because of observed site conditions, combined with jurisdictional wetland regulations, wetland presence and extent must be determined for the permitting process. The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of, growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997). This manual was developed to address regional conditions and is consistent with the 1987 Corps of Engineers Manual (Environmental Laboratory 1987). The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be met for an area to be identified as wetland. A total of8 wetland data plots, approximately 0.01 acres in size, were installed on the project site asa relative sampling of the property's existing conditions. The associated data plot forms are included in Appendix A. A base topographic and wetland survey, provided by Peterson Consulting, was used to prepare a wetland delineation map. The wetland deliueation map is attached at the back of this report. The King County Sensitive Areas Map Folio (1990) was reviewed for this report. In addition, a wetland study conducted for the property located directly south of the Parklane Court site (Wetland Delineation & Mitigation Report -Emma's Plat, Altmann Oliver Associates 2112104) was reviewed for consistency related to wetland areas and ratings. The Soil Conservation Service (SCS) (USDA 1973), King County Area Soil Survey, was used to reference soil mapping and classification. Determination of wetland area was based on observed plant species, topographic relief, soil profiles, and hydrology. Orange plastic flagging was used to mark the site's wetland boundaries and data plot locations. The wetland boundaries were professionally land surveyed. A base topographic map with wetland areas, provided by Peterson Consulting, is attached to this report. 3 I I I I I I I I I I I I I I I I I I I The sensitive area map inventories do not identify wetlands or streams on the Parklane Court Property. The wetlands observed on the site are relatively small and indistinct due to surrounding forest cover. The wetland investigation was conducted during December, 2003 and February, 2004. Five, small and isolated wetlands areas exist on the property .. Two of the wetlands originate or extend off-site. Eight, wetland data plots were iustalled in and adjaceut to these wetlands and are included in Appendix A. The surveyed wetland boundaries and locations of wetland data plots are shown in the attachment (Parklane Court Property -Wetland Delineation Map). Soils The SCS (USDA 1973) Soil Survey -King County Area has mapped one soil series on the subject property. The soil map unit is Alderwood gravelly sandy loam. - 6 to 15 percent slopes (AgC). The Alderwood series is comprised of moderately, well-drained soils associated with a glacial till at depths of 20 to 40 inches. These soils are on uplands but have inclusions of other soils that are not large enough to map. Some included soils are Norma, Bellingham, Seattle, Tukwila, and Shalcar series. Investigation of portions of the site's upland area confirmed soil that closely resembles the Alderwood series. The soil inclusions mentioned above are poorly dfained and found in depression areas and drainage ways on till and outwash plains. These soil map units are listed in the Hydric Soils of Washington (1985). Hydric soils are generally associated with wetland habitats. Hydric mineral soils observed in soil pits excavated within the wetland areas appeared to be the Norma series. Hydrology The inventory data has not mapped streams or wetlands on the Parklane Court Property. The subject Property appears to be located at the upper, eastern portion of the Maplewood Cre~k drainage basin. A field visit conducted in late summer found the site to be dry, Wetland hydrology was observed during the winter field visits. The site's hydrology appears to be seasonal surface water runoff combined with some influence from shallow groundwater. Water moves onto the site from separate locations just northeast and northwest of the property and collects in the shallow depressions. In addition, surface water was observed flowing in a chaunel along the west road frontage. This surface flow appears to originate as runoff associated with roadway pavement and residential development north of the subject site. 4 I I I I Wetland Description Wetland A I I I I I I I I I I I I I I I I Wetland A is a very small and "isolated" wetland. The total size of the wetland is 1,329 square feet. Shallow groundwater was observed and surface water runoff is evident as this wetland is located within a shallow, depression area. Previous disturbances include fill material I grading and a narrow trail cleared within the south portion of the wetland. Soil excavations found wood debris and mixed soil conditions. The dominant vegetation is comprised of young red alder and a few black cottonwood trees growing in the wetland. Shrub cover is sparse in the wetland but includes salmonberry and Douglas' spirea (Spiraea douglasii). The observed dominant, emergent vegetation is lady fern (Athyrium felixfemina) with less amounts of slough sedge (Carex obnupta) and reed canarygrass (Phalmisanmdinacea) . Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, non-persistent emergent, and is influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards (Critical Areas Regulations Section 4-3-D50 B.7.), Wetland A does not appear to be a regulated area. Wetlands rated as Category 3, Lower Quality Wetlands are greater than 5,000 square feet in size. Category 2, High Quality Wetlands are greater that 2,200 square feet in size. Because Wetland A is less than 2,200 square feet it is not rated as Category 3 or Category 2. WetlandB Wetland B is a linear drainage area influenced by runoff and a shallow, groundwater table. The wetland extends from an old road fill on the east side of the site to the central area and continues off-site onto the adjacent property to the south (Emma's Plat). The wetland is a forested complex but has had some clearing disturbance around it north edge. Four wetland data plots were installed around the wetland's north edge to confirm the boundary (Data Forms 2-5, Appendix A). The surfacewater flows observed during winter months appear to move through the wetland from the east to the south. The wetland boundary has been surveyed and the total area on the site is 18,577 square feet (Wetland Delineation Map-Attached). Wetland B is described as a forest area dominated by black cottonwood trees with western red cedar trees and saplings throughout. The dominant shrub cover is salmonberry with some cover of vine maple. Devil's club (Oplopanaxhorridum) is also present on the east side of the wetland. Observed emergent vegetation is predominantly lady fern (Athyrium filixfemilUl) Lesser amounts of speedwell (Veronica sp.) and hedge nettle (Stachys ciliata) are present. 5 I I I I I i I I I I I I I I I I I I I Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, forested, scrub/shrub, non-persistent emergent, and is influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards, the wetland.rating appears to be Category 2 because it is greater than 2,200 square feet in size and has high quality vegetative cover. Even though the southern half of this wetland, located on the Emma's Plat property, has been severely disturbed by clearing, the City may determine the rating to be a Category 2 for this wetland (Altmann Oliver Associates 2/12/04 Report). Category 2 wetlands have a standard buffer requirement of.5O feet (Critical Areas Regulations Section 4-3-0.50 M.5.c.). Wetlands C & D Because these two wetlands are very similar, they are described together. Both wetlands are very small (C=540 sq. ft. & D=367 sq. ft.) and provide almost no wetland function relative to the surrounding upland areas. The wetlands are slight depression areas that are for the majority of the year. These wetlands have a dominant emergent cover of lady fern. However, young salmonberry shrub saplings are also dominant cover in both areas. Herbaceous species also observed as dominant cover are Colonial bentgrass (Agrostis tenuis), foxglove (Digitalis purpurea), and Pacific blackberry (Rubus ursinus). With the dominant presence of foxglove and Pacific blackberry species that are associated uplands, both of these areas are considered marginal . wetland habitats that are isolated local depressions . . Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), these wetlands are classified as palustrine, scrub/shrub, non-persistent emergent, and are influenced by seasonal hydrology. In accordance with Renton's wetland regulation standards (Critical Areas Regulations Section 4-3-050 B.7.), Wetlands C & D do not appear to be regulated areas. Wetlands rated as Category 3, Lower Quality Wetlands are greater than 5,000 square feet in size. Category 2, High Quality Wetlands are greater that 2,200 square feet in size. Because' Wetlands C & D are less than 2,200 square feet they are not rated as Category 3 or Category 2. WetlandE Wetland E has also been degraded from past clearing and conversion to lawn areas on its north side. The majority of this wetland appears to be located on the property directly north of the Parklane Court property. The on-site portion of this wetland is 8,166 square feet. Observed hydrology is seasonal. The reduced vegetative cover of this wetland is comprised of a few trees, western red cedar and black cottonwood. The dominant shrubs in clumps are red osier dogwood (Comus sericea), and their are salmonberry (Rubus spectabilis) saplings. The emergentlgroundcover plants include Pacific blackberry and lady fern, with the wetter ponded areas having water parsley (Oenanthe sarmentosa) and soft rush (Juncus effusus). 6 I I I I I I I I I I I I I I I I I I I Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), these wetlan!Is are classified as palustrine, scrub/shrub, persistent and non-persistent emergent, and are influenced by seasonal hydrology. Because Wetland E is greater than 5,000 square feet in size and has been severely disturbed, its rating is a Category 3, Lower Quality Wetland (Critical . Areas Regulations Section 4-3-050 8.7.). The standard buffer for Category 3 wetlands is 25 feet. Summary A total of five wetland areas (A -E) were identified and delineated on the Parklane Court Property. Of the five, it appears that only tWo of the wetlands (B & E) are regulated by the City. This report has only described existing, pre-development conditions. Proposed wetland impacts will be addressed in a forthcoming report / mitigation plan. The preliminary, mitigation concept is to preserve, enhance, and incorporate Wetland B with the mitigation proposed on the Emma's Plat located directly south of the Patklane Court Property. The limitations of this report and the work performed are that generally accepted professional practices were followed for the type of work completed in the same or similar localities, at the time the work was performed. The jurisdiction(s) with authority reviewing the report must verify the fmdings in order to complete development feasibility and site planning. This report is not intended to represent a legal opinion. No other warranty, express or implied, is made. 7 I I I I I I I I I I I I I I I I I I I Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, Fish and Wildlife Service, United states Department of the Interior, FWS/OBS-79-31. Cooke, S. 1996. Wetland and Buffer Functions, A Semi-Quantitative Assessment Methodology, Draft Users Manual. Cooke Scientific Services. May, 1996. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, U.S. Anny Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, c.L., A. Cronquist, M. Ownbey, and l.W. Thompson. 1977. Vascular Plants of the Pacific Northwest. University Press, Seattle, Washington. King County. 1990. Sensitive Areas Map Folio. Peterson Consulting. 2004. a topographic & wetland survey base map (attached, Wetland Delineation Map for Parklane Court Property). Renton, City of. 2000. Environmental Regulations & Special Districts, Chapter 3 -Critical Areas RegulatiOIis, Section 4-3-050. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. Department of Agriculture, Washington, D.C. United States Department of Agriculture, Soil Conservation Service. 1973. Soil Survey of King County Area, Washington. Prepared in cooperation with Washington Agricultural Experiment Station. Unite.d States Department of Interior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. Washington State, Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. 8 I I I I I I I I I I I I I I I I I I I DATA PLOT FORMS 9