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LUA-04-143
" .,~ , ! ,; , , , [' 1 -,'---'----- _;j" I'" " " -z- I --'-,< ''-, -I" <.; i~!!1 II!,!! lIl'l 'I T' , ~ ~'Ill !! !! I I 'i ,-<', -! • , ~l'~ i ' I • , , ' i'll' H1H'l""~ ,--! II!!! " '"'-\ I II. n'; '''I ~,,~,i_l ". d . I . j ,j jj ~j ,l , : : -, j! , " , , ' WI'I ;~1!1!'11 --., ~ Ii ill ""11-' ~~: 1 /"1 !jt!·! Ii: ! <I! , , ,', '" 'I-, -ti, 111 l\ : ; 1'1 ,14 j' H I, -'j-" !,' •• ' • i ': !,' -,I , ' !!l !i1 d .1 l' j' I II 'iii j i ;,:: II:! I., '''' " H, jii~ ~~II I II,!!,. 1'1 ~ij , I~i ii' ;1 , ASPEN WOODS '"'",.," ",-" "'" "",,'" '" "' ,,"n><, """"""" "'81'" I ~'J~._ I "" " ","''" A"' "" , , U· , ,_n VC 'I ---~-t~ __ ;---r ';,1'-"-,:----1 ,III ~";iir , I f-~~~c,;;--. 'I HAABOW! "0""" """ "" '"' '-~", """"-." W~ "",ro "'~ ,-.,..,,,,, , ~~';;'~,7".'='". "~Z::l_ . " .. ,,~~ .....,-00 ~~ .--"--..., ~.~ -::'''1;,- ~~=;;,;o;n;, >rli !Sllll! ~-.-'" ~ , < hi , .1 • " . ~ .. --" '/., , ,~~,. ~ I i ,', / I ,. , N I ; / -~.-,~.. ---"~,.-~, -"-'--"-'--~~' II' !. _ i ,.!; ~ i ,,, ,-, ~~ g --. ---'"'-=~ ':;"':;';l --,~~ -,-, --J:::"':'I,, -. d' ibiiJ MIGI lPl '. -- '""""=",,"-,, /", NE 9TH w ~:':::::~~ ~ 1-~--1~ I-~-I~ ASPEN 'M)()[)S NElGHeORHOOO DET""-101"'" , •.. 20()' DEVELQPME NT PLANNING CITY OF RENTON NOV 05 ZOO4 RECEIVED NOV052' , RECEIVEu -~> -.. ~ .. -"'~.,.,,.."""" .'""" .no"",," -z- : " " i • " " i 0 i "-• • ---'* '" ...... ~ '"~ , , ----.~ C----! L >, -I' ......... ««) ---"ON '" _ ., '"'0 ...... , .... ----.. ~.,," ... --.-0 -V-DIll. ~ ~noewH -~ " !, i " , n .j" , :1[1 ;! , j,H " 'r ,. ; 1 1. ~ !L I l~ -z-· I. ; ~!! 'I ii " , " , .,! !I , 'I' " i ' ! Ii ,h I, > • " " , • • " " ! • i < " , , ., • I • • 'X . , • • • _. < -0-1 , •• ---..... ', .. "''''''' ,,~. " .... """" """"" ."""""'" --"" .... """"" ., "" " --z-- , , , , , I I ! --~ -', .. .....". ,.~ . "" "'-' ""'" ~~no_H '''' --=:-_"" nd """'" '" J..LO """"""" ....", ........ -"- q -' I" " , ;i I Z ; 1J -~-II:!; -·;1 . , - . , , I , , C , , 0 • • " , , 0 0 , , ,. , • • <C<>-fI<il \«1i ,-', .. ,,,,"'" "'~ , ,., "" ""'" "'''''" "nos"," ~\,-, ',-. , , , "'''-'''''''''''' "'" roN --~, "'" "'"'" " '"" """ -. "'"" --$000\\ "ld"" _____ JJ_ , . , -z-' I 'I v . . ' , {i I ' " De"is La", Mayor \iorgan Place Home O\\'ner's ,A.ssocwlion "'Un. Mike haser '~1 (, NE -llh Coun !teIl1,,,], '.ViI 'lb0"'! CITY ~F RENTON Department of Community and Economic Development AI .. Pieuch,Admin .. l .... toT ,>"hj<'cf: Re'luell fOJ'-1" Ann"al Wellan,] ;\bintenanrc and Mf)nltorin~ Report Fmal Plnl oj ~lurg"n I'bee CLly of R~n(on FIle UJAO 1-143 Th" leu", lS 10. Lnform you lh.,lho I" a11llUol mamtenance and momtorlllg report j,,, ~Im~"n PI"el' Mmgatwn Project ,""" due to til: Cny of Renton on ~l"rch 30,2008_ Pie",. ,ubm,j The rt'lUlT<J leI":" [~n:,y ,,(t,'nllOn by "by I), 2008. Iryou ha\'e any qwstluns, pjcas~ feel free to conla~l me \42)Jd"n·/21~, Smccrciy, \ , .' -7., ,,'~_~ ( ~.J._,-___ _ " , P~~,ll' TIIll'llr>m \"I"'"[C' PLllll"" En, 0, I"" i Ii" -~~~~~~'"~,~,~'"-"-.-G-""~,-w-.-,---,-'"-,,-"-. w~.-.-m-",,-"~ .. -"-,,~~~~~-' R E N T ~, * r~.".".'''''''''"'_~m~'"''',_''''''_ .-._. -. RelumAddrefs: City Clerk's Office City of Renton 1055 South Gmdy Way Renton, W A 98055 GnuatoJ"{'): 1. Harbour Homes, Inc. ,. """ 993 1255 5-3)$ 1 3 ""'" 2048 404 171 9 34 !!:IF!LE.SY$\l'J<M\84HNDOlTf\B!U.SAU!.DOCIMA!I U.m LJI.of ""m "0' -",,' LJI. of LJI.of LJI.of '"'0' """ ""0' LF.of L.P. of LF.of .. " """ ""0' • Gnalee(.): 1. CityofRl:nton, a MUDicipal Corporation woterMain w ..... Main • WotaMa;. • 0.1<1 Valva; • Oo!e Yolvos Fire Hydrant A=mbIi .. 'Oo "" , • SDR_35 --, .. C-21l1l _ ... • Scw.,.Main " • Diometu" MmhoJ .. •• """'"" ........ • Di_a M3ah01 .. "" 12 • SkmnLillc " • StormLinc ,~ • StormLille StomIlIlletlOutlCl H • TJ;:Qe , Storm Catch Bm Type-l -" ~ , ,£ ~ NQtB!y Seal mlS\ be within box =i" . Je.{f COUNTY OF KING ·1,-.,.,Oi'·'I, . • ,\ -'f I" "It ~O~~ " G _., "0,. I( ~~ ~ "'''':.<$S\b~ ;: ... .<O~ ~ '" ." ""~ " .. ', -z. ~ -.. "-~. . . ;: ; 8 NOJA~y),\l :: [./;r::f--~~~ p,;al.lC '"J~E , .. y ·'0'::-~;..>. c_~ 0<5'/-::." "1""'~_'Q>'-h, " C·,,, .. ·· ..I: .. . 1'-, II,'" ~" l' \'"'~"\' "", I, .~'" /"",," -, My , , 'l1'~I'lR MlPRE.mNT~Tn'Bl'OJIM OJ" .... crNO NOIaIy Sealmusfbo within box STAUlOI'WASHINO'IUN )ss COUNrY OF KiNO ) I oeniI'y thallkDow or ha ...... ti ..... I 'i t"Videnco dmI ligna! tbi< insIrnmrm, on oaIh owedlhal h~ wa./wa'e IlUIborir.cdtOtxetUlelMinstnm:><oImd acIa>owiodpd U .. 1ht ~ ., t~ be th. ftee md 0'0hl:nIary oct of mdt putyIpartico far 11>0 """ mel """"""'" lDOIltiOllOd in !be iDstrumcm. - N(}\ary Public in and for the Slate of Washington Notary (Print) My appointment ~ires: Dated: ~ JlOBI OF AaNtJ/n.JJDGMHNT Notary StalIIIUSI be within box STATa 01' W ASlIINOTON ) ss COUNTY OF KING ) ~ .. dayof . 19~ bef.,..mcpcrsonaUyoppear<>d to "'" J:nown to 0. of tho C<IIpOlltion thai .. ecutod the within instrum<n~ and acl:Dowlcdge the said inrnuIDontlO be the_ mel voluntary'&I ODd deed of said cmponotion. [or !be ..... ODd JlIII'l'<'ie'- """'tior>ed, md tach on oath sta1od!hal h"sh. wu fIII:Ihoriztd 10 c:tecUI, said inBtrumem and !hat lb. =I offuod is !he COIJ>OI'8Ie....J ofsaid COJ]lOfEIion. Notary Public in and fur the Stale ofWlIlihington Notary (Print) My appointment <:Jq>ires: Dated: Page :2 R,'lum Addr-e.'.'· City Clerk's Office City of Renton 1055 South Orady Way Renton, W A 98055 REt.V"SE OF RF.STRICTI\ E CO\ [NM'ITS I'roperty Tn 1' .. <<1 I'iumb,,: 102305·9344 P,ojecl Fite #. LUA-()4-j4J & LUA06-025 Proj<c1 N,m" A,p<nwoods Prelim;"'"'' I'lat Rd ..... '. >;umbeti'l oflJo,umem" ."igHed or "I""d: 9'!il1190220 Grantor(.): Gnlntee{s): L City ofR.mon, a Municipal Corporation I. Harbour Homes, Inc. LEG 'I. DE"-RIPT[O, A portion ofLol2 oCKing Counly Short PI., No. L99.50007. as recorded under Kmg Counly Re<. t>o. 2UU30219900003, records of King County, Woshmgton Situate in tho Soulhwe,t QuarteT (If lbe North" .. 'l Quaner of Sec lion 10, Township 23 ,",orth, Rang • .1 Ea<t, W.M., Lllthe City ofR.nton, KillS Coullly. W.shington. WHEREAS, King County w .. , the original holder of a Nali," Growlh Retenlion Area (NORA) CO"cnonl acquired from Ke"ned, E. and T",a "I Kiger da,cd hnuory IX, 1999 and rccorded under Re,urdiHS Number YYO 1190220 ill Ki"g County. W.,h"'8ton; and WHERE"S. 'he b(lundar)' ()j the ~GRA C>labli,bed under Recording :-.lumber 9901190220 w"-, m"dilled lO lhe boundary ,ho",,, in King C Ol",ty Short Plat L 99S00{I7 and ",e()rded under Recording Number 20U.lIl2199!###13 in King Cuunly, IVashHlglon: J"d WH F.REAS, (he Cit)' "f Rent()n, a, the 'ucce"ur 1o KI!lg Count)', be,,"m. Ihe holder oj' Ih i, ,"ali\ c Orowth Retent"," Moa (NGR.\) C,,, enara upun ic< annexatio" of lerrirory encompassing th" parcel by O,dlOan",' No_ 5096 and n,<orded under Recurding t>uIOuor 2U1I411U200235(, m Kmg Counly. Wa,hmglOn; and WHEREAS, the Nati"e Growth Retention Are. (NORA) Co'-enant "as e.t.bh,hcd lOT lh~ purpose of dlsporsing .nd tTeating storm","tOT ~(l'" and wa, ,ubject to ",_"rictions applymg to '-.getalion removal; '"' WllEREAS, th. relea,e ofthis N.tiw (jrow~l Retentiun Mea (N(iI{A) Covenant was condilioned urn" Ihe fe"'c" and appmval "fa new drainage Of s;le plan by King County's Depat1mont of De"elopment and Envifonn~nt.1 Service, or ,1< ,ucce,",or; and WHEREAS_ the Council of the Cily of Renton dId. on Apr! I 4, 2005, review and appmve lhe Aspell"ood, Preliminary Pial (I.Ui\·04.]4J) and acbic," Ih, c(mdillun, "bid, penn" lh. lenllln.""" ul the coven.n'" ]>';OW, THEREFORE, the C]I}' of Renton does horeby aband(ln and n:le,,-,e all nghts under the abo"" described restrictive <own.nt on lhe land deSCribed above. IN WITNESS W);lEREOF> said Clan' call!iod thi, lnstrumen! to be executed by tho Mayor and Clty Clerk dli, CJ3" day of "i"'';-,20~, ~~K~ ClTY CLERK Bonnie L Walton " PWfSRf."O'lhh August 22, 2006 Jeffrey R. Earle Harbour Homes, Inc. 334009" Ave South, Suite 120 Federal Way, W A 98003 CITY ':)F RENTON Plalming/BuildingiPublic Works Department Gregg Zimmerman P.E .. Administl1ltor SUBJECT: ASPEN WOODS POND f'ENCING MODIFICATION Dear Me. Earle, In January you wrote to me requesting that you be allowed to utilize a section offence around the storm pond that would allow views through the fence to the pond. Specifically, you reque>;led that you be permme<l1O use green vinyl coated chain link fencing along the [[waco Ave NE section of the pond; approximately 130 reet in length, and of a height equivalent to the required cedar fence. . Your request is approved subject to the in.tallation of land-'caping as depicted on Sheet L2 of the dra"ing.' submitted by The Jay Group, date.;! July 12, 2006. Jennifer Toth Henning, AICP Current Planning Manager '" Juti,,", f"" ------------c,'=,c,c,,-.c.-Gcrn-'c,CWc.-,-.=,-"-'''--wOC .. cc.-,.-,-:"":,c,:,------------~ AHEAD 0. THO CL'"V. r Harbour Homes Inc. ____ HA"~_OHJ9~IR" January 25, 2006 Jennifer Henning Planning Department Renton City Hall 1055 S Grady Way Renton, W A 98055 .'fimh Puget Sou,," H,",," 'HOO 91h A"",,, .'"uth, ~u." 120, roO,,,,] W" W~ ~iOI)1 Re: Aspen Woods pond fencing modification Dear Ms. Henning, ,,,'Ole ".' ') 'l~_' lit' Too",,", e.' 1) ""_n,,, p" 1'_'-'1 R_\i-J'i'XJ W~ w h""",,,"OIll" C<lJll Harbour Homes, Inc. would like to address the issue of the sheeted fencing required to surrowld the storm pond at Aspen Woods, which is currently under construction. The City of Renton code cal1s for a s\OTIn pond 10 be completely enclosed in 6' cedar fence, on all sides of the pond. This requirement is also listed on page 13 of the approved construction drawings under Pond N"tes 112. A copy (lfthal page is enclosed with this letter. As we noted during the public hearing on February 1,2005, we would prefer to use a sectIOn of fencing that may be viewed through on at least one side of the pond for safety reasons, For example, a child nOI being able to be seen or heard from outside the pond area is a situation that we would very much like to avoid. This pond is approximately 19' deep at its lowest point, and being surrounded by solid fencing would create both a visual and audible barrier flU anyone inside that may be in danger of drowning. Harbour Homes, Inc. would like to request the following open fence substitntiou modification: The installation of a green vinyl coated chain link fence along the llwaco Ave NE section ofthe pond; approximately 130' ill length, and of equivalent height to the cWTelltly required cedar fence. This is the same section that will contain the maintenance access gate on the west end of the pond area. Should you have any questions pleuse do not hesitate to contact me. Sincerely, ~~ ~c:::::=-.- Jefli"ey R. Earle Land Development Manager Harbour Homes, Inc. • -,- DETAIL HOOK ClAMP S£C]ON A-A • , • 1 , CITY )F RENTON ne ".thy K.olk.,.·Wbeeler. M.y", PlanningIBuildinglPublicWorks [)eparbnent Gregg 7Jmmerm.n P.E.,AdminlstJ"lltor June 17, 2005 Muher A. JoudL EIT D.R Strong Consulting Engineers Inc, 10604 NE 38th Place, Suite 101 Kirkland, WA 98033-7903 SUBJEcr: Aspen Woods (LUA 04-143 PP) Request for Modifications Dear Mr. Joudi: After review of the proposed modification requests associated with the proposed single-family residential pla\located generally at the interseclion of Hoquiam Avenue NE and NE 8th Street. This is new development with two proposed access points,' The modification requests three separale items: Adjust alignment of Klt.~ap Avenue NE The southern stub of the proposed Kitsap Avenue NE is requested 10 be allowed adjustment six feet (6') east to accommodate the alignment proposed for the Wedgewood development to the south. The solution includes 3 design with two (2) 15-foot, 300-foot radius curves joined by a 1()(),61' tangent. While not ideal, this is a residential street designed for neighborhood speeds and tim modification may have the'added ben~fit of traffic calming. This modification request is appmved. Covenant to impose maximum impervious surface per lot The builder has requested to be allowed to limit tim maximum impervious surface per lot to a total of 2,900 square feet, to limit the si7.e of the required stonn water facilities. This is below the maximum allowed by code. There is no mimmum lot coverage threshold, There is a mix of proposed housing styles and the 2,900 squ¥e foot proposal represents the maximum design coverage, with the smallest homes covering only 2,091 square feet. Tbis modification requc,t is approved to allow final'design of the pond using 2.900 square feet per lot. It is agreed tbat the developer may proceed as proposed, under condition that a statement , of covenant shall be placed both on the face of the plat and within the CC&R's for the HOA to be fonned with the plat. NE 6th Street half-stroot improvement NE 6'" Street is proposed to be dedicated to the City in an effort to protect future possible access to the undeveloped parcel to the west of proposed Lot 19, conform with the intellt of the grid system, and provide both domestic and emergency access. City Codc 4-6-050 (Street Standards) requires full street improvements for all adjacent rights·of-way for, within, and dedicated by a plat. There are also certain standards for width of dedIcation for proposed streets to be added to 1055 South Grady Way _ Renlon, Wa'hinglo~ 98055 * "' . ..."......-. ___ 'D%_""'B~ AIIHD O. TilE CU'V, Maher A. loudi, cIT Juno 17,2005 Page 2 oj 2 • the City grid. One of these is the 35-foOl half-street improvement to provide 28 fect of pavement with parking only on the development side, 5-foOl sidewalk and curb, und streetlights. This allows full use of the street in II nonnal manner until such time as the remaining right-of-way is dedicated and lmproved by future development. This short stub of dedicated right-of-way may eventually be connected through to Hoquiam Avenue NE, but is anticipated to serve more as an alley than a full street due to the configuration proposed by the development to the south and possible development 10 the west. The private street standard is 26 feet wide with 20 fell! of pavement, provIding emergency access tu all properties. This is wider than a typical alley section but gives the most flexibilily for current pla~~~.l'?!sible future development The mO(llfjcmion is approved to the sttn"danf9{ 26 foot'~ide dedication with 20 feet of pavement. "No Parking" signageimd' fi& lane~paint shall·be provided with the final lift of pavement or prior to occupancyofliny home"riUiiiing the right-of:way. • , _ It '. . This decision to approve the prtpbs~d ni.odifkalioiiS~is SUbj}ct t~ ~ f~urteen-(14) day appeal period from the date of this letter.,' Anyappeal~ 'of,fue administrative decision must be filed with the City of Renton Hearing Exami.,ncr by ,S:~O p{i>;';Uly'l, 2apS:;)-~ \ '\'j'" , " , e\~". __ '\'1-I f, Appeals must be filed in writing together-with the required $75.00 application fee with: Hearing . ""' 'I Examiner, City of Renton, IOSS'South Grady Way, Renton,(W A 98055. City of Renton Municipal Code Section 4-8:110 gove~s app'cals to the Examiner.it Additional infonnation --,. ~,-.. ,,-' regarding the appeal process may be'obtaincd from the Renton City Clerk's Office, (425) 430- 6510. ', .... :~ ". ',,-; t -;~ .. , . . ,,". "'~''''' If you have any questions, please contact Juliana Fries at (425) 430-7278. Sincerely. fu:,,~,~~" Development Engineering Supervisor Public Works Inspections & Pennits ce: Neil Watts, Devclopmem Services DireclOf Stan Engler, Fire Marshal Juliana Fries. Engineering Speciali,! Land Use File STATE m' W ASHI."lGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICA nON King County Journal • daily newspaper. whIch newspaper is " leg.l new'papcr of genoral cuculauon and" nOw and has been for more than ,ix momhs prior to the date of pubhcatlon hereinafter rcforrod to. pubh,hed in the English language continuously as a daily newspaper in King County, Wa.,hington. The King County Journal has been approved as • Leg.l Newspaper by ordcr of u'e SUpcr10r Court of u,< Sta,e of Washington fot King County. The notice m the "".ct form annexed was puhh,hed in regular issues of the King Coumy Journal (and not in ,upplement I,mn) which was regularly di'lributed to its subscribers during the below Slated penod. The annexed notice, a Public Nolice WlL' pnbh'hcd on Monday. 1110105 The full amount of the fee charged for said foregOIng publicaUon '" the sum of $74,00 at u'e rate of $16,00 per inch for the first publication and NIA per inch for each sub; Lily Nguyen Legal Advettisml!"f!.epresentative, Kmg County Journal ~~thiS 10th day of January. 2005, ,,,,,1011111'1 ~u~ III .,-'"-,"'=/) '& .-........... '" ,,-"" ". , .... ~,,~, .' '," ""'c.;·... ~ Notary Public fur the State of W"hongton. ReSldmg in Rodmond, Wa.'hiniu~';.51, ~ \ -t. '% Ad Number: 858010 P,O. Numher: .; -'<,-"-' .,/ <,:, ; g '§ CO" of pubhshmg thi' notice includes an affidavit surcharge. ,",/ 't;,,' ;; l fl fi ~ -.. P1J ~" ....... ~ ?;. 0.1, •••• ""'./~)::f '/ .... -'1 .......... ~\' ,~ ':"/(11 t€ O~ ,\\"" flllUIIIIIII\\11 "t. """"rding '" Uoe C;ty', C,;t;ca] Ar, .. map, Al! interested pe .... n' .'" ;nvited '" he p ... "nt at tho Public H,aring Qu",';on. o;hould 1>< oh ... ,ted '" .Il<! H,nnog El<llIllin", at (425) j3Q.6iHO, Publio;hed in tho King County Journal January 10. :>.005. #358010 STATE OF WASHINGTON, COUNTY OF KING} AFFIDAVIT OF PUBLICATION duly sworn on oadl {hat "he is" Legal AdvertlSmg King County Journal • dally new'paper. which newspaper i, a legal new,paper of general circulalion and is now and h"" been lor more than '" months prior to the date of publicatlOn horomafter referred 10. published in the English language cononuouslyas • daLly newspaper in King County. Washington. The Kmg County Journal has been approved ... a Leg.! No,",l'ape1 by order of the Superior Court of the Stale of WaslllngtOn for King County The no~ce In the ox,,", fOTIn am",,,,,j was published in regular issues of the King County Journal (and nol in supplement form) which ... '"' regularly distributed to its subscribers during the below ."'ted period. The .nnexed notice. a Public Notice was published on Monday. 11310S The full amount of the fee charged for said foregoing pubhcauon" the ,urn of $11800 a! the rate oH16,00 per inch far the firSt pubhcauon and N/A per inch for each Lily Nguyen Legal A<hert£ing RqlTC,ontati,'e, King County Journal SubM-Tibed and ,wom to me thi' 3rd day of January. 2005, ~~ \\\\\111111111111/ "",\\ v.foI\GIj(: 111// ""~"·'''···· .. 110 Tom A Meagher " , ,· •. ·\,0 """.... 0 Notary Public for the State of W ashinglan. Rosidmg in Redmon<!?W¥1un'g\o;1IW ~'\. '% Ad Number: 847953 P,O. Number: ~ /-. ic~ ~'<!...... j '5 ~ Casl ofpubl;,hmg thIS ru>tlce mcludes an affida.il surcharge, ;:: \ --, \'" ; /-. " ,;. , p"'O"'~: 0 -"" '. ~ 00, ~ :::: ~.::. cy .... ,,,,,, '!' .... .$' $' //"/t··········· ... "'~ <'/11/ 10 OF ~ \\\,,~ /1/11111111111\\\\ -....... CITY ~F RENTON April S. 2005 Brian Mannelly Harbour Homes 3400 9th. Ave. S., # 120 Pederal Way, WA 98003 Re: Aspen Wood~ Preliminary Plat; LUA·04·143, PP, ECF Dear Mr. Mannelly: City Clerk IkInniei. Walton At the reglilar Council meeting of April 4, 2005, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to the conditions to he mel at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirement~ of State law and Renton Municipal Code shall be submitted Ie) the City for approval within five year~ of the dale of preliminary plat approval. If J can provide addillOnallllfonnation or assistance. please feel free to call. Sincerely, MlChele Neumann Deputy Cily Clerk co: Mayor Kathy Keolkor_Whcclor Council Pro,idenl T err; B,.oere Nancy Weil. Associ.te Planner Fml Kaufman_ Hearing E""m;ner Estate of Dennis G. Sp"y, 11832 142nd Avo_ SJi. Renton, \VA. 98059 Tina & Kenneth Klger. I1S26 142nd Ave. SF:. Renhln, WA, 98059 KLmbL-rly Ann Skgrist, 12240 142nd Ave. SE. Renton, \VA. 98059 "oo,,,,,,"O"~,"CGC;;,,,,,,,,w',,,c~,,,~,"",,~,,,,,W""~'""'"~'","~,;, .,,,,,,,,,,,C.o,,",,,,,,,","".o.,,,""",,",,x,,,,,,",,,,",,,,""<"",,,'" ~ ® "",,,,,,,,=,"=,,,,, """""'~""~'. ""'" -~~~ ,,,UO ~F TH._ ,-".n April 4, 2005 CONSKNT AGENDA Council Meeting Minutes of March 21, 2005 Court Case: Renton Police Officers Guild, CRT -OS-002 Anneution: Akers Fanns, W8th Ave SE & SE 164th St Plat Aspen Woods, Hoquiam Ave NE, PP-04-143 Plat: Parklane Court, Lyons Ave NE, PP_04_142 Police: Domestic Violence Advocacy A"i<tance Program, Edward nyme Memorial Justice Assistance Grant Lease: Aerodyne Aviation Addendum #1 L Airport, LAG- 84-006 Utility: SW 341h St Culvert Replacement Design, RW '~k Added Item S.k. Public Works: SW 27th St Improvements, llond Issuance. Federal Reserve [lank Agmenronl Separate Consideration Iwm 8.h. Simets: Lake Wa<hi ngloo Blvd NE Temporary Closure., Renton CIty Co""cil M!nmes Page 112 Councilman Law stated that the event should 00 cost neutral to taxpayers_ "MOTION CARRIED. Items on the consenl agenda arc adopted by one motion which follows the listing. At the Toque,t of Councilwoman Palmer, items 8.h. and 8.i. were removed for separate consideration. Approl'al of Council meeting minutes of March 21, 2(X15. Council concur. Court Case filed on behalf OftllC Renton Police Officers' Guild by Aaron D. Jeide, Cline & Associates, 999 3rJ Ave .• Suite 3800. Seattle, 98104, alleging that the City has no lcgitimate interest in compelling Police Officer Steve Morris to suhmit to a meotal evaluation. Refer to City Attorney and Insuraoce Services. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Akers Farm< Annexation. \3,61 acres located in the vicinity of 108th Ave. SE and SE 164th SI.. and recommended a public meeting he set on AprillS, 2005, to consider • the petition. Council concur. Hearing Examiner recommended approval, with conditions, of the Aspcn Woods Preliminary Plat; 46 single-family loIS on 8. 15 acres located at 852 and 864 Hoquiam Ave. NE (PP-04-143). Council concur. Hearing Examiner recommended approval, with conditions. oflhe Parklane Court Preliminary Plat; ten single-family lots on 4.3 acres located at lhc 100 block of Lyons Ave. NE (PP-04-142J_ Coun~il concur. Police Department recommended approval of the Edward Byrne Memorial Justice Assistance Grant in the amount of $39,120 to help fund the DortlC<tic Violence Advocacy Assistance Program. Council concur. Transportation Systems Di.ision recommended approval of Addendum #11 to LAG-84--006, Airport leJSe with Aerodyne Aviation, to increase the leased square footage. Refer to Transportation (Aviation) Committee. Utility Systems Division recorrunendcd approval of a contract in the amount of $116,(149 with R.W. Beck, Inc. for (he SW 34th St. Culvert Replacement Project design. Council concur. PlanningffiniidingfPublic Works Uepartment 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 i,sue $3,000,000 in bonds to pay for the City's share of the SW 27th St. and Stnmder Blvd. extension project. Refer to Committee of (he Whole. MOVED BY BRIERE, SECONDED BY LAW. COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEMS 8.h. AND S_L FOR SEPARATE CONSIDERATION_ CARRIED. Transportation Systems Division recommended approval of the temporary street closures of Lake Washington Blvd. NE. in the vicinity ofNE 50th St.. for the Lake Washington Blvd. Slip Plane Proj«el. Closures 10 lake place April 15 through July IS, 2tX15. c . . . , . OF RE:--nO:-< COIlNCTl AGFND , ,LL I AI •. g.d I Sl.lbrnilling Oala: for Agenda of: 4/412005 DeptlDiylBoanJ. , I1~aring Examiner Staff Contact._ Fred 1. Kallrman, ~xt. 6515 Agenda Status Cunsent..,., o. X Suhjcct; Public Hearing .. Corr~~pondence, . Aspen Wood, Preliminary Plat OnJirum<:e ..... ..... File No. LUA-04-143, PP, EeF Relolul;nu .. 01<.1 Husines8 '" '" Exhibits: New Business .. Hearing Ex~miner's Repon and Recommemiarion Study Sessions,._ Legal De~criplion and Vlcini!y Map Information ... , . '" Recommended AClion: Approvals: Legal Dept., COlillcil Concur Finance Dept.. Orher. ...... , Fiscallmpacl: Expernlirnre Required .. NfA Tran"ferIAmendm~nt ... ,., . Amount Budgeted .... " Revenue Generated._ " '" Total Project Budget City Share Total ProJcct.. SUMl'"IARY OF ACTION: The no:aring .Examiner's Rep0l1 and Recommendation on the Aspen Woods Preliminary Plat was published un Mar~h 1, 2005, The appeal period emkd un March 15, 2005. The Examiner recommends approv~lllf the propo:.ell preliminar}' plat >ubje~t to the C0tlllitions outlined on pages 7 and 8 of thc Examiner's Report and Recommendation, Conditions pla<:ed on this project are to be met at later stages ot the platting process. STAFF RECOMl\fENOA TlON: Recommends approval of the Aspen Woods Preliminary Plat with conditions as oullined in the Examiner's Report and RecommemlHtion, MiBUI~S APPLICANT' OWNERS, LOCATION, SUMMARY Of REQUEST: SUMMARY OF AC1ION: OFFICt: OF Tf-ll£ HEAIUNG EXAMINER CITY OF RENTON Brian Mannelly I !arlx"" Home, 3~OO 9'" Avenue S., #120 Federa! Way, WA 9800J E,lale ofDenni, G, Spiry 1!8]2 !42"",l,veSE Remon, WA 9805~ 'I ina Jild Kenlletll Kiger 11826 1'12"" Ave Sf' Remoll, WA 9805') Kimberly Ann Siegrist 12240142"' Ave SE RenlOn. WA ~8059 A'pcn W""d, Preliminary Plat File No,; LUA 04-143, PI', EeF ~IJrch 1.2005 &52 a"d &64 !!oquiatn Avenue NE and an abutting \'Jcant p,,,eello the sonth Approvnl tn, a 46-lot subdivi,ion of all S.IS-acre, three parcel sile illlend.d for delached sillgle-bmlly hm!JC" Developmenl Services Recommendatio", Approve ",bject to conditions DEVELOPMENT SERVICES REPORT; Tho DC"ciopmcnt Sc"iees Report wa, recei~ed by the Exami,,"" on January 25, 2005 PUBLIC HEARrN(;; Afte, ,c",cwing lbe Development Se,vices Report, examining avadablc ,nt,)f!natiOll 0" file wilh the applicati()n, field checkinl,l tho property and ,urrounding area: the Examltler conducled a pllblic hearing on the ,ubject as follow,; Tire fo/lowing minI/Ie .• are" .<Ilmmary of tile F,'Maar), I, 100,'; hraring. The legal record i. recorded on CD. The hearing 0l>cncd O!\ Tuesday. feb,,,,,,y L 200.'), lIt 9'15 ''''. !l' the C",,"~il Chambo" 0111he seventh flo", of the Rent'''' City 11.\1 L p,rt ,c, wi,hing \0 k",f Y were "flirmed hy the ExmllincL Aspc" Woods I'rel1Jlllllary rial I:ilc Nn: LlJi\·04·143, 1'1', IOcr March I, 20()S P"ge 2 The lulic", Illg cxh ibit, wen, ""tered into tbe recor<l: o "" I Ii and " The hearing opened with a presentation of the 'IOn report hy N31WY Weil, Senior Planner, Development Service., Cily ofRe,,(on, 1055 S Grady Way, Rcntoo, Washington 98055. The site is 10C~lcd on the east side r>f Hoquiam A venlle bcm een NE 4" Street and Sunset Boulevard. There wrrcntly are two ,ingle-fannly residencus "n<1 Some associated ncce,;or)' stnoctures on the ,ite The site wa, anllexed "' port of the Johnson A'H1~x"li"" from King County in October 2004 and at that lime was rezoned In Residential -8 zoning. Acec", to the propeny w,ll b~ ,i, IwO I'()inl' [)f,cce% orr "I' H"quiam. Internal streets will be kno"n as NE 7" and NE 8~ as well, there will be another internal street to b. known a, Kit>ap Avenue NE. There ..... ill also bet""o private ca5CUi~nls, olle inlhe northeast corner ~nd the second easement is in the sOlltli oomer. rhere are "r> critical ""CoS on tlie C,ty maps, however wetland deli"eation wa, provided hy a wetland consultant. h wa, round that there were two small wellands on the site hut lhey OfC ,\Ot rcgoh,t"d by code. The sile will be served by a retentioll delemion 'yslem c"mbined with a Jelcn(ion pOl",1 On Tmct A. 1 he site will also req"ire" sewer lili stati"". The .ite i. vegcl,lcd, (he Tree clearing plan identifie, 123 ,ubstantial trees that will be removed, Ih" city will rc~uire two (rees per each neW 101. The hwironmeTltal Rev ie ..... Comminee issued a Determination ofNon-Signi licancc -Mitigated for the project. which included five 111 itigation measures. No "ppeals of the delem"nat;"" were filed. It was round that the p,oposed deveiopmellt is in compliance with the Comprehensive Plan designati()n for Rcside,,!i~l Singl" bmi Iy. Thi, proposal is ,ested lInder the R-B zoning developlllCHT ;tamtanh that ..... ere in effecI prior to the code changes. A net density ()f the developmcnl would he 7.0 dwdi1 ng un its pcr .CtC, which is within the "11()wed range. Mln1!l)ll!Tl Inl ,;£c ror the R·~ £On;ng den,it) is 4,500 ''luJre feet, alilat, are in compliance with this requircmcnt. As rar as the stantbrds for setbacks. bu i Id ing standards for heJght and 101 coverage ami re'luired off street parkiug il appears thai "' pmpo""d thc ,it, "on comply with "II the requirements. I [o ..... e,'er, lh".,e rc'lu;rcmcnls will be '~ri fico! at the poi Ilt of nu ilding permit submission f()r the ind iv;dual ,tmcIUres. The proposed site does meet a( th~ re(1 ui '''Ill~nt5 r or 101 arrallgem('nt, size, sh"pe and orient"tion. The propo,c<1 I()(s appear tll ha'c suflicicnl hui IJ i Ilg are" I'm the ,Ic"elopmcnl of suitable detached single· family hornes It i, ,ecolllmeuded tlla! A<pe" WCll"h Prellmi"ary !'Ia, File No,; LUA-(l.j-14.l, PI', rCF March I, 20(15 I'"gc 3 Lots 7, ~, 'll1d 'I t" k~ "~e"." via "" ~a,c",ctl1 acros, Lot 7_ ai,,, (he ""m~ thing \w>uld lake r lace 'W ith Lots I 7_ I & a"d 1'1. The stubbed street (0 the sOll1h and (h. ncccs;ary turnaround on I,vl 17 do", make (hat lot undevelopable. The applicant is aW"r. of til a! restrainl at 'he currcllllillle 'I here i, "0 aJdilional righ'_of.way dedication for HoqUl~m, .'tr~cl ,",!,n",eme"ts will be required for all the internal streets, J he lots abutti"g I !oquiam wiil,,,}l gain any direct acce." to Hoq"i~m but to (hc 11IIemai SlrcelS. ,\ homeowncr', a,<'<lc,"!i<ln or maintenance agreemellt IS ''''Me,ted for tile de\'elorme"t, which w,'"I,1 b~ re'r""" ble 101" '"; com mOil improvements "n(lim traCl' with ill the piaL Traffic, Park and ['Ire Mitigations fe., were rC><illircd, The "te" a ~entle downward ,lope from weSll0 cast wilh a mllge uf) 10 10 pcrc~nL Staff did di.'cu" with the applicant I h~ fc;"ibi lity "I' re.,ervLIlg signitJcant trees along the perimeter of the .,ite, it app~aTS du~ to ,ile grading and proposed gr"dc changes "s well a, expected land dISturbance, it i, unhkcl;' o>ertime these trees wo"lcJ sUn-,"C. '1 Iw gcolecimic" I rcporl c,,"eludes th"t the existing soils are su Itable lor Ihe 46-lot proposed development. T cmp"""y Fros",n ,"Ild Sed Iment Control Plall and the use of Sest Management Practice, would serve to mitigale polelltial ~ro,i(ln and "If ·,ite ,edimentation impacK The '''bjcc' ,il~ i, located w,thin the Renton School District bouudaries and they have ind1cated thaI they can accommodate the new ,(uden(s, The ,ite is locai<'d in I he May Creek Drainage Ilosin. The development wi I I meet the dra,nage requirement< of the I 9~R King Coullty Storm Water Manual st"nd~rds. Thc 16,466 s~,,~rc fOOl storm water relention/detention tract is located at the so"the~st corner of the site at what will be tne corner ofNE 7" Street and Kit<ap Avenu~ NE. TIle ~,"i"age lacil ity i, being sized to a~commO(lato a II 46 101, " ilhin the ,,,bjec! plat. Th. applicant wi II provide a Ccrt ific~!c of Wa!cr Availability. showing that the District's system can pro, ide a m inim"m of I, 000 gpm of available fire fi(}w pcr firc hydrant. LLiay R J"uJd,. Engll,eerwlth D,R, Strong, 1()(,()4 Nf-: )~'h Place, Stc. IIlI, Kirkland, WA 9HIl]1 'lalcJ thai be is tile project engilleer alld repre",,!> H>rh""r 11"me,. the applicant ! n I'egal'd., to the condition #4 which sl'eah \() the homeowner's association in order 10 lake carc or ,,,mc lalldscape tracts and c~scmcnts, He would recommend that the staff be asked W reconsider the language as tar as wli ieh portions 01 that subdiVision will rc~uirc Ihc homeuwner'.' a"ociation to maintain those areas. Easements A and I:l should be maintaiLled by those propertie, that a,e u,er.' of lhose ea,.rnenl,. (Easement A respollsibillty would be Lo(s 7, 8 and 9, and Easement I:l 'Would be the re,punsibilily of Lots 17, I Rand 19). The .,ecnnd issue is a .,aldy i"ue that requires ,olid fe"cing and Iluck landscaping around storm drain"b'C pomk II cnuld hew",e a .,"fcty issuo "ilh ohilJrL'Tl eli mbing over f~nc", ,,,,d fall illg into the jlond, "ith think vegetation and solid fencing it is impossible f(>r the puhlic to ,ce wh't I;; going on. Most jurisdiction, ill this arca "'Hlld rccolTlmeild the u,e of "111yl "oated ellain lillk rOllci11g, 'I hi, type or ICIl~" 1,"1 a greater durabilit), tha" a solid ""od fence, I he Examiner stated th"l he nlL"t have the abdity to rt'1~as~ Ihe sWrm "OleO' into the ".tland adj"cenl to the '<Ie. ,,,,I lwerb,,,,k,, il but to make slire that the wetland maiTIl"in, ,I viahilily, and lectlllJly, lhe water availability so it i. dear that dome,t;c <lril1king waler is """ilable from the outsi,ie w~ter district. 11-1 r, Jo",kh >I"tcd I hot the natural di,cllJJ ge (1n the site is alOll!! tho e,,,Wm boundary line, obvi"",I) the arcas where the stol'lll d .. ~i nage pond i, I"",,ted i, "no of th",c ,,,,t,,,,, I discl"lr~e pninK The p"'Xi," it)' of the ,,'ctlond A,p"" Vo,.'(}(}{b Prelimi"or), Pia. hie No.: LUA-04·1.13. PP. Eel' M"r~h 1. 2005 Page 4 10 the eastern I)("mdory I ine would allow Ik <pi Iling of ;"rface W:ller 5ho" Id an eaSelTl~nl becollle rm.!vailahle. Th~y art: working with the developer to II," ca,t "nd There arC di,"""ion, about doing a jOI III faei I ill' 10 accommodate Ihis ;Iorm drainage pond al,'ng ",th their 5101 m dmmago pond, 'I hey h;lvo ,,150 been working wilh The developer to tile ea.,l I" "hl.in a drainage easemcnllo "lIuw them 10 dlScharge intel llle weiland. lie did bchcve til"t tlley Ilad the wMer ;lv",labilily cemf,e'Te from the Water District. Kayren Killrid;. Development Service, st"tod Illat the .,ewer Ii 11 slali<",. if bOTh the suulh and the soulhea,t come ill tlley w,11 all he conn"oted together and thcre will be no need for a lill stali"n, Aspen Wood, coming in lirsl get' to <pend a lillie more money and they will hav~ to lift to Iloquinili. The Temporary I",,,,,round does mean thaTlhc ,I""d"per doe, lose a lot There u,ually is a covenant on the face of the plat that the halfh"l!> wOLild only g" "way and 1.01 17 hcc()mc ",,,ilahte atthe11mc the road j, b'llli. Ms. Kittrick staTed Th.llhey did h",e the water avallahility cerTificate dated Augusl 29, 2004. Jolin Merlillo. H"rboLif Ilomes. 3400 9'" II ,,"n,," SO\lth. Ste 10 I. Federal Way, W A 9R003 commented On Ihe fencing mmerials of <011<1 wo"d, 1 he~ j [lst recent I)' wlllplcled the projeCT kIlow" a' Marine 1 ligh land, ,,,,d the stOrlll p"nd, there hold a significallT "",ount Of"'"1.r. As a parem Or conccmed adult, 10 ku"w tllat a clulJ got inside the pond a"d ~ollidn't get out and rotentially dro"n with nobody able 10 ,ee it due to the ,,,lid screening. He s1rongly encouraged staff to allow ""y appl ieant to cOI)'truc( wllh " vinyl chain link fence. The Examiner slated Ihat i< seCm, lhat the fencing LS a code req!Jircmcnt "nd tilat in order to change it ","nc code modi ficaT ions would have to he necessary. ML K itld,,-~ con/inTlcd (h,,1 "as correcT. If It is p01 iey it i, eosily modified. if it I, ~ude there is a mod i f,eaTinll pr(}c~ss lhat m",t be f[)llm,ed. The Examiner called for furtiler testimOllY rt:ganiillg this project. Then: WaS no one else wl.,hlng to speak, and no further com ",cots from ;Iall. The hearing clo,c,1 al 10:0 I ".m, FINDINGS, CONCLlJSIONS & RECOMI\H:NIlATION Having rev ie"ed the r~cord ; n Thi< manee. the Exom;ner now make., a",l enler> the foll[)w,ng' FINDINGS: I. 111e applicaili. flrinll Mannelly, filed" reque't lor a 46·1,,1 Preliminary Plat. 2, The yellow Ii Ie containing the ".fi report, the Stute Ionvironillental Pol icy ACI (SEI' A) doCn<llCOlatioll and other l'e,1inent material; was entered inTP th~ record as Exhibit # I. J, Th~ Environmental Review COllllninee (ERC), the City's re'I"""illle official i""ed n ileterm,naTioll of N "n-S ;g,n;rLc~nce " Mit ig,med (DNS·M), 4. The ,,,bject proro,al wa., reviewed by all departments wilh an intcresl in the m"lter, S, The subject ,ite i, locatcd at RS2 ""d 864 Hoquiam Avenue Nt: '" well,,, an ulladdressed pared south ortllose p.oreds. 'I h~ suhjecl ,ile i.< locmed "n Ihe ca.,t sid~ or IhMI"iam (142nd Avenue SE, King Co"n1Y a,i,ircss) and " located ,,,,rllo of SE I 21 st SlI'eet (King County address), The subJect Site is I[)caled 0" tile eastern edge orth~ City nonh ofNE 4th Sired, AWe" Woud; PreiLininar), PI,) File No" LU ,,_O~_ I 43, 1'1'. [oct' March 1,2005 Page 5 6, The map element 01 tl,~ Cllmprehetlsive Pion de,igl1ote., the area in which tk ,uhi""1 site is located a< ,uil.ble fur thc ,icvciopmenl uf 'lTlglc-liomily ",c, bul do.s not mandate ",eh de\'elopment wil hUHt cOllsidemtion ()f oth~r pol icies ~f the Pbn, 7, '1 h~ ,uhjcLI ,ik " currenlly ~onc-J R-8 (Si«glc family -R Jwcllmg tlnitsh,crc). 8 The ""b.iCe! sile w", annexed In the CilY Wilh lhe adoplion ofOrd",arlte 4498 cn"cted in February 1')95. '). The ,uhject site IS approximately R.15 acres or 355,01'1 'quare leet. The pared ,s irrcgLllarly shaped as it steps amund some olher pa"els fronting along /JoquialTl, rhe Sli bject site is approx ilTl"loiy 660 feet wide (nor1h to "'''Ih) ill' approximately 640 fcet deep. The "'te has approximately 370 feet ofli-ontagc "Ionl'iloquiam. III Two sillgle-family homes that are localed on the suhject site would be removed if the rlat ;s bPproved. 11 . The subjecl ,ite slopes downward 10 the sontheast with grade, ranging up to 15 percent. There are two small, ullfegu bted wetlands 011 the subject site that """,id be Ii lied. There ore no othel' critical area, on the subject. 12. 'j he "'hjecl ,ito wntai~, h"lh wn,ferou, ond deciduous trees as well as shmb, aLld a variety of olher plants. I he applicallt propose, to rcm,"c "II .cget"lion n,eI(Jding app",xhn"ldy 123 ,,,b,t"ntial tree, to ollow "te I" "paratill(\ for ",od" build Ing pad, and drive",ay,. The applicant proposes a .,mallla"d<cape Imct:lt the nortnwe,t C()rncr oflhe site hy o"~ oftl,e enlrance road<. 13, The "prl icanl prop'''~' importing approximately 16,862 cubic yards of 1111 to levellhe si{e Including lhe "pproxi In"tel) 2,700 "I"arc f cct of no,,-regul"{ed wetland 14. The "pplica,,1 proposes d,\',ding lhe 8.15 acre~ into" 46-lot ,ubdivision. 1 he lot, would be ~rr"nged along th,ee new .<!reets including two new east-we,t streets, NE 7th and NE 8th Streets, and a north south street, K its"p Avenue NE. NE 8th StcCC{ M1UId rUTI ea,;t and then curve 'OU{lt "'here ;\ wOLlld become K it'"p. N E 7th Street would be south of NE 8th and ;1 would en»'; Kih"p where it "'ould curremly end a, a .,tubbed >treet at the eastern edge oflhe property. II would evenhmlly connect 10 the cast. Similarly, Kilsap would terminale in" slub ,Iroct.t the soulhern edge ofthe >ubject ,j{e. 15. A new interior blc'ck with two tie" of loIS ",oul,t be ~rc"led between IJoquia"" NE 7th. NE ftll and K ,tsar), Go,"crally, {h,.,," tier.' oj Int' ",ould be created north of 81h, south of 7th and easl 01 K itsap. 16, Propo",d Lob 8 and 9 iu the "or1ilea<t corner oflhe site alld Proposed Lol, 18 and I~ in the south",e,t corner of til~ site ",ould be served by pr;\ ale .cccs, rnadway, All nfthe other 101< wnu Id be I"cated on puhht road, alth""gh Propo.,ed Lnts 7 an,i 17 {'ould share tho privatc "ccc" poinl" s[',ff recommended that these two lots usc the ea"'lTlcnts to reduce Ihe l'umber of adjacent drivew"),s and roadway inle""e!,o,,, 17, Statt !la, not~d that the currel1t terminlls ofKitsap ncod, to he a ,lcvcioped t"rnamLL",1 tlVer" port",n of i'ropo",d Lot 17. Lut 17 could nOl be developed until Kil,ap is extended as a conn~ctil1g thro"gh 'IrceL Staillecoillmended Ih"t pOlenti"ll} making the e"semen! sef\ ing Lots I g and 19 a half stleet might h~ appropriate. I 8. The proros~d lots ." e a II gene",lly rcc1''''gu lar ami ""'gc '" siz~ from '1,752 'quare fcet to 8,.150 'qu,,,e feet Aspen WOO(I., Preliminary Plm rile No.' LU A -0,1· 1 43, l' J', [,U' March 1,2005 P~ge 6 19, A l1umber of corner lab will be crcated and staff noted Ihat they all provide appropri'ltc radius curvcs and appropriate lot width 20. The de""ty for the pial would be 7,0 dwelling lI",ls pcr acre after roadw"ys, 21. The proposed pial" n' Ihc May Creek drainage basin. Proposed T rael A 10c"led al the sO~lhe"st corner ofN E 7110 XIlJ Kit,,,p would be used for storm water detent IOn. The pond would he designed to comply ",ilh the 19n King COUilly slan(brd,. Lc"cl2 [low conlrol. VI,'ater would {hen [low into an offsile wetland C",t of (he sileo Cel tain s~fe{y requirerllent' arc r~4L1 ir~d for hold I I1g p""d, ,,,,d ,taff has recommended .,cree"ing. An cascl!Ienllo rclease ""ter 10 the adjacent properly "'ill be requir~y[, 22. Th~ subject site i, located within the Renton S~ho(ll Di'lrict. 'I'he proje~t" npcctecl to generate appruximat.ly 2() ScilOOI age ell ildre". n'e,c studellts ""0" Id be spread acrms {lie gn,des and would he a"igned on a space "v~il"ble b"sis, 23. The development will incrca,e traffic approximately 10 trips per unit or "pproximatcly 460 Irips, 24. A sewer lili s{atioll will probably be required. 25. '1 he subject site will be <erved Ill' Water Dislric'i 90. 26. Staff nmed that one of the proposed landscape tre", might conl"i" a poisonous Irui! "nd recommended that rt he rcpl~ecd" ith something Ie,s deleteriollS, CONCLUSIONS, I. The proposed plat of~6 lots aprears to serve {he public It", and interest. While i{ w"<JI,l h,,,'e been nice if some 01 the larger ,ignific"nt trees could ha,e been saved, it aprears that the nature of small·IOI develollment make, it rather difficult lu preserve I"rger Irees wh i Ie carving OLJ{ huilding pads, roads and dJ'ivcw"y., The pl"t creates almost all elltire complex ohcry regu la" rectanglilar lots anJ retlilm"", sll'eet,. Wilde there were two small wetlands on the SHe, they arc llnregulnlcd a11d will be tilled Stonnw"ter from the ,uhjec{ "te will b~ "»cd to r.ch"rge wetlands adjacent to the site preserving natural amenities locHied near, ifnot on the subject site. 3. I he plat" ,II creatc additwoal hOH,ing opporl Hnilic, in <on or"" where urhan service, such '" water "nd sewer arC ci(lo"r ,wailable or c"n reodjly b. extended to serve the new population, 4. 1lle applic"nt will creale additional traffic but il appears Ihat it can he handled by Ih~ proposed griddc>d street sy'tem ",t II P,)tc"tial "CCC'\ crealed for a(i.roining propcrtic" Staffs recommcndat;on of a half streot westerly frolTl the stuh emi ()f Kil,"p ,"cms nppropri"le ~Ild e,tellds the ro{clliial fm f"'lh~r c"h""eement of the grid system I he Fire Department" III have (n approve the turnaround design of Kil'ar and i'l'Opo,ed Lot 17 will !lot be aiM {(l be tic, doped ,,,,lil Kitsap p,ovide. on appropriate outlct In aJd ition. {ile appl ;canl will he providing mitiga{im' fee, 10 help uff'~1 it impacts on the Cit,', t ra" S p 0 r(n I iOIl i" [no st ruet "re. Aspen \\'0,,,1, Pr~I;,,,;""ry I'L" hie No_, LUt\·{) j. I 4~, 1'1', Fe I; March I. 2()05 I'ago 7 5. T his property;, ,urpl i,in.~ly rrc~ of the type of con,tra1l11\ tl,at "rn i~t man~ dcvelop1n~l1t,. It has IlO reglilated wetland, or slopes ""d no signillc"ntly hard 10 "ceel_' ,,"erior lots. In cone Imiol1, lhe (:ity Council ,I"'\lld "PP,c"e the prelimin"ry plat. RECOM;\IF.NIJ_\TlO;\" The City COLI!]"; I ,11O"I,j 'ppTOW lk 4(,.101 p,el imina')' l'I:ot slIbject to the follow Ill" cond itions: 1_ The applicant 'hall comply with the ERe comllli"11> 2_ I he appl ic,,,,1 ,hall crcate a h" I f ,treol wester!} from the s1lLh eud of K itsap to the turther enh,nceJJlcnt nfthe g",1 I}\kln. The r,re Department will have to "ppm\'c the t""'"rUlllld dosign of Kil,"p alld 1'roposed Lot 17 wi II not ~~ "blc 10 be developod lint; I Kits"p provides an appropriate out let. The de\'. I"pment J e,tl'lcti"" for Prop",ed Lot 17 'hal t appcar on lhe lace "r tbe plot. The applicant 'hall be I'eqllired to sho" the aCC",_' ""_'Clno"t, Hi\" ""d .'[r' a, Ca\Cmcllt, "cross I _"I, 7, ~> 17. "",I 18 "ccordingly prior 10 Ihc rcc(",I;ng "fthe linal plat. n,e ,,,tisfoolion of Ibis re'I" irement " ,,,bjc'Ct In the review ""d "ppro,'al ofthe Development Service, ['micci t-.-Ianager_ The appl icam 'hall be I'eflll ired to place a note 0" Ihe r"C" "r th~ plat reqll iring accc", for Lot 7 tn be rrom "(~c" c",omen! Ht\" ami Lot 11 to be from access easement "Il"_ Additionally, no ,Iireet access f",m ""y lot within the plat shall be allm.ed onto Hoquiam Avellue NE. The _'"t"jaCliOll 01 tills re'luirCII,cntIS suhJCct tu th. review ami approval of the De"elopment Services Projeci Man"ger. prior to the I ecording of the fi ",I plat. 6, I he aprlic""t 'hall ~e r~qllired to ill,tall a ·'Pri"ate Rood" "ign with nddrcs>c, heillg ,",,~d 1;'0'" lhc private drive, at (he intc""CIi(Hl, ~flhc priv~to [o",is a",llhe proposed 42-1"00t wide In(ernal pulll ie Slreet, prlOr to the J ecord ing of the finol piaL 7, t\ homeo"ner', association or maintenance agreement 'hall he cre'led c""corrcnlly with the rccord Illg "I lhc 11""ll'la( ;11 ",der to c'tahl i_'h [TlOinlen"nec rO'[lOllS; bi lities for all ,hared i mprovemcnts (landscape Tract B, "CC"" easemenls, storm"aler Tracl A) of Ihis d",'clopm~nt. ,\ drali ol-lhe dc>cwnent«) sholl be ,uh""l1ed to lhe C;ly of Renton [)evelopmelll Services Di, i,ion for re\'iew and approv"1 hy the City Attorney 'n,1 Property Services ,ectio" prior to thc TCLOrd i Ilb; or I he [ill"1 plat, 8. The HppllC'llIt shall "btmn n demolit Ion pcrnHt a.uj complete" II in'pection, and appro",I, Inr all hIJ Iiding' lo"'ted on the prorerty prior 10 (he recording of the fmal pl"t. The satisf"c' :on of Ihi, r"'lllir"m~nt lS ,ubjcct 1<> the r~,iew "nd ~pprov,d Mthe lk,~lopll1.nt Ser"ices P''''ject r>1anager_ Tile "pplic""l shall COll1pty wltn the cnllc"p!Ll,1 'tTcd tree rl,m with followmg changes: the prop",od Kotcrculcla paniClllala «;"td~n rail1Lrec) ,11,,11 hc rcplaccd w,tl, , ,inlll"r typo and ,i,.c lre~ to he a ""","""n e"lipcr or 1·1/2 i"ebe' (d~cidu[)n') or &.R fc~! ill height (conirer), j he ,ali, [au ion or [hi, re,[uiremcnl i, ,uhje'C( to the Te,-iew ami "pproval of the Develol)ment Services ['rojoel Man"gor and shall be plante,l prior to linal hllliding pel mit il"peet"''' Asper> Woo,l, Proiiminary 1'10. File Nn, UJ.\.04_14J, 1'1', El"t M,m;h I, 20U5 Page R I O. Th~ "ppl i~ant ;hall oe reqlLi red to ha,,~ ~II tI", i Ilage faci I ity m"i"'"nance agrec!T1"nt' Jnd ,"Semenb r";ou, 10 ,"cord, prior to the recording ufthe final pl.t. II. The appl1cant .,hall he rC'l"ircd to illstail a sighl (}h'"Olring bndscapelfctlcing buffer along Ih. wo,tern ,md nonhero side, or!h" ,lckntion f"cility (I rae! A) Tin, condition sh,11 be subject to Ihe revie" alld apprr,,"al or Ihe Dcvelopmenl Service, [)i"i,ion pri"r 10 tillal pl~t approval. 12 The applican! shall pro"i,l~ a Certificate of Woter A ,'a ;Iabilily, showing Ihat The District', system call provide a millilTlUrn or I ,000 gpm of availahle ]i", now per fire il,Jranl. "J he submilt,,1 of Ihe certificate 'hall be requirc,! at Ihe lime of the con<trUCI ion plan lor reV1CW a11d approval 01 Developmcnt Scn. icc, Oi,,;sio]]. ORDERED TlllS I,t day of r.b"h 2(0). Tc:1 'i~ FRED J KAlil' ~N~~P:"'===- I rEARING EXAMINER TRANSMITTED nils lsi dlY of MJfCh 2005 M the parties of record: Nancy W~il 1055 S Grady Way Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Kcnton. W A "80S5 Tina "",I Kcnneth Kiger 11~26 1,12"' Ave SE Renton, WA 98059 Jollil Merlino lJ~rlmur Homes 34009'" Avenue S., #120 Federal Way, WA 'JROOJ Luay R. Joudeh, P.E. D. R. Slnlng. Engineors 10604 NF. 38'" Place, #101 Kirkland. WA 98033 Kimberly ,\nn Siegrist 12240142'" AveSE Kcntoll. W A 98059 TRANS)I,lJTfED '1 illS lsi day ofMorch 2005 10 Ille following: M~ynr Kailly Keol~er·Wheder Sian Engler. Fire Urian Mannelly Harbour Homes J400 9'" A"en"" 5.,#120 Federal Way. W A 98003 Estate of Denll" G. Spiry 11832142""AveSE Re"ton, W A 98059 Jay Cov ingtnn. Ch ,eI" Adm,,' i,tmti,c Offi"er Julia Mcdzelli"n. Council Uai,on Larry Meckling, lIu ildillg Official Planning Commis<ion Larry Warren, Clly Anomey Gregg Zimmer"'''''. PllPW Ad",ini,I",lor Alc, Pietsoh, Economic Development J"nnircr Hellning, De'elopl11cnt SerV1CeS St"cy Tucker. [)ne loplllen( Services '1 ransp<JJ1atioll DivisLon Utilities Division Neil Wall" Ocvdopnlont Services Ja",t Conklin. lJevelopmellt Services King County Journal A~re" W",)(h PrelimiLla,y I'Ll! lOde No' I tJA·O,I·I,1) PP, IOcr M"rch L 2(1115 P"ge <) Pursuant to Title IV, Charter S, SCdio" IOOGorthe" "c~;;:;;;;;';1~;:"""" ",rilillg Oil or bcfor~ 5:00 p.m., March 15, 2005, " I person If' """miner is ambiguous Of based on erroueou, procedu, e. erl'Or> of law or fact, errOr in j lOdgment "r the discovery (If nc\\' eVldcncc willd, could nol bo "'''''lllably .",ailable m the p' ior hearing may make" wriUen re<l"e,1 fur are' ie" by lhe Examiner within fourteen (14) del}' f'ol11 the dale "ftlle Examiner's deci""",, Thi, reque<! 'hall set tOl'th the ,peel/Ie amblglliti~, or error, di"'o'ered by slIch al'pellJnt. and lho Ex"miner may, after fe, iew c'fthe reco,d. take further action as he deems 1"01'<'" An "ppealt" Ih~ Cil; LOll11Cil i, governed by ritle IV, Chapter 8. Section 110, "hich requires that ,uch appc~1 be /iled with the C It)' Clerk, accompanying a filing fee of $75 ,00 and meeting mher spceiiicd requ ireme'!!s. Copies of th i, om Illance are available for i"sp(,;tioll or p""h",e in lhe Finance Department, fi"t floor of City Hall, An a"pe,,1 mllst be liI~d in ",riting on or before 5:00 jl.m., March 15,2005, If the Examiner', Reeom mcnd3liotl or Decision coo!:lin, th,' r.'I"ir~m~nt for Ihstrictjve C.wenants, the exec1Ited Co"~mmt. will b~ ren1lired prior to uopro"al by Cil>' Co"neil or final jlroe~ .. ing of the file. You may contnct thi, "ffiee f,,,' inf"rmation on li,rmaUinl: cO>cnanl. •. The Appearanc~ of r oirnes, Oncfrille pro\'ides lh:>1 110 ~x p"rlc (rriv"lc (lile-on-olle) COnlllHHl1C"tlons may occur eOrlcerni"g pc"di"g lalld l"" d('Ci,i"",. Til" Uloans thai FortieS 10 a I,md u,e deci,ion m"y not communicate "' private wilh "ny dcci,inn"m"kcr concerning the propos" I. Uccision·m"kers in lhe lalld use I"occs, jnclude both lhe Hearing Examiner and members of the City Council A II communical iOI1' ~onc~rning lhe proposal must be made ill rublic. This public communication pcrmils .11 illterested part.es to kno" the contents ofthe communication and would allow thcm 10 "penly rebl't the "' idcncc, An) ,io I"lion or lni, doclrine "OI.ld result in the in,alidation of the reque.'t by thc Co".l. Thc [J"elri"c applic, uol oilly to I he inil i"1 public hearing but to "II Request' for Recon,ideralIO" as well as Appeals to the Ot)' (ounc,1 ASP<N \IOODS NElGlillORHOOD DtTM. MAP 1" m 200' DESCRIP1l0N; THE SOU1H(AST QUARTER OF THE SOUTJ;WEST QUARTER Of 11-1£ NORTHEAST QUARTER OF SECTlON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT 1HE SOUTH 138.00 FEET Of TliE WEST HALF nlEREOF; EXCEPT THE NORTH 132.00 FEET OF THE \'/EST 180.00 FEET lHERElf: EXCEPT COUNTY ROAD. , , • • " • ! , I "'" ... ""> "'''' '''A ~""" ,,~, ""~, .,"" "",,., >lOOO>NH "",,,,,",,,,, "" '"" --ow n' """""@ """ "'" =us """'''''''''' ,~~ ~E:~:::--------, -----.-------------[ ,'-~--I _________ ---I - " , , , i I I • I " I , I z I ,-, , " " .... _(=, .-0',,.......,, .... ,., ... -'" ~"~ «,. .. " ,; , ~=="" ...... ..,. .. = """"""" ....,. """'" ,~~ I I I II i! i!i! ~ i, li~~I:Cn!i '.00800 I ~z-N ,. , , !I ~ " I , \ I , i ! ; [ , I , I I I I I I I I I , , I I , I I I , Brian MaJ1nelly Harbour Homes • PARTIES OF RECORD ASPEN WOODS PRELIMINARY PLAT LUA04-143, PP, ECF 33400 9th Avenue S ste: #120 Federal Way, WA 98003 Kenneth & Tina Kiger 11826 142nd Avenue SE Renton, WA 98059 tel: 425-226-6280 (owner) Kimberly Ann Siegrist 12.2.40 142nd Avenue SE Renton, WA 98059 tel: 42.5-2.2.8-6088 (owner) tel: 253-838-8305 (applicant / contact) Tim Spiry ES\(lte of Dennis G. Spiry 11832. 142.nd Avenue SE Renton, WA 98059 tel: 425-2.55-5926 (owner) UpdatE; 01/24/05 (Page I of I) AFFIDAVIT OIi SERVICE BY MAILI"'G STATE 01' \\'ASlIIl\G10N) ) ss, County of King ) NmlC} Thompson heing tir~t duly '>"om. upon oath. d~poses and states: rhat on tlw j" Juy of .\Iarch 2005. ntIiant dcpo~il~J via the United State~ Mail u sealed envelopc(s) cOlllnining n decision or recommendation with po<;tage prcpuid, addressed to the parties of record in thc bdo\ventitled applicmion or petition. Sign"lUr~: SlJRSCt{IBF.1l A1\-O ~\VORN lo before me this I~ day of _1!1~ ,2005. Not~rv Public in and for lhe Slal~ ()f \'.'ashington l{esi<lil1g at AJI. If . therein. Aspen Woods Preliminary Plat File No.: LlJA 04-143, ECF, PP The Det'LI' wn or Reeommendalioll cOil/aim' a cm"pl~/e list (!f rhe j'artics vlRecorJ • • Minui.s A"l'LlCA" I, O'WNERS; l.oCAT!O:-J: SUMMARY OF REQlJISr' SUMC>1ARY OF ACTION: OFFICF: OF nn: HEARING EXAMINER CITY OF RF.NTON BrI'''' Jl.hmllclly 11m bOlLl ]],}me, 3400 q'" i\ \'~nlle S _ # I 2() j'c'delal Wa), \VA ')~003 btate nf Dennis G, Spiry I I R 12 )42"d A\e SE Rc',,!!)]], WA 'IX(l54 'I ill" and Kennetil Kiger 118261.jX"'A\'C~E Henloll, WA nOS') Killlb~lly Ann ~iegri,! 122~O 142"J A\'c SIC Renton_ \V A ')805') I\'P"" \\'00<1:; Pr~lj[lJin"r) Pint I-'il~ j\'" .. LUA 04-143, PI', ECF Mmch 1,2005 852 and ~M Hoquiam Avenue NE and an abuUillg vacant parcel to 1110 sototh API'rn\'~1 j,,," 46·101 ,<lbd;,,;,;(}n [)f all X_15_acre, lilre"; parcel silO illtemi<'u fOOl detached ,'ingle-famil} hOlllo,. [)cvdopmcill Servi".s Recommendation, Approve ,ubjec1 to com]i!;o"s DEVELOPMENT SERVICES REPORT; Tho De.clopment Se", ices Report was rcc~;vcd by Ihe Examiner 011 Janu3fj 25, 2005. PUBLIC HEARING: Afier re\ iewing Ihe Development Services R~por(, examining: avad"hl~ j"f,'nn"linn on file "jib the application, field checking the pT(lrC"Y ,,0<1 ,,,rroundmg area; the E>.ami"ct co"JuLkJ u pltblic hearing Oll the '''bject os follows: Thefolloll'i"K mill/nes are a s"",,,,"ry ~(I/re F <,hru,,~f' J, lOOS heltri"fI. Tlrc lefltJ{ rcmrd i .• recorded "tJ cn. I'h~ ilearing opened on Tuesday. f'ebruary I. 2()()5, ot '). 15 a nL '" Ihe C"ullcil Chambers on tile ,e,'enth iloor of the Rerllon r: ITy H" II. Parti" wi,hillg 10 (e,(if), were offi, med by the Examiner A'pell Woods Preliminary Phil Fik No; LUA-O'1-143, PP. Eel' March 1,2005 Page 2 "-:xhibi! No.1: Y cll"", file conW illing Ihe mig;"" I appl ;caI10n. pr[)uf "r po,lillg, proof of pu bl icati,," and olkr d[)cumentation ner!itlcilt 10 this rc~lIe,t. lC~hjbi! No.3: Prel;m illar .. Plot Plan ~;xhibit No.5: Iltill!,",I'I,," Exhibit No.7: Conceptual Street Tree PI~ll Exhihit No.9: ERe Mit1 "tiOE) Me",,,,e, .:xhibit N". 2: :-ieighborill)()d 1l~I"il Mar F.~hihi1 No.4: (jradm Plan E~hibi{ ",'n, 6: "I ree Cmtin 'il."nd Clearin' Plan F..hib;! No. M: Zonin :v1, "j h. ho"ing opcn,d 'Wilh" pre,enl~ti(ln f h al III ". , D~velormcnt Service" Cily of Kelll(}n, lOSS .' hin r The we j, lo",,1ed Oil t"o ~"'I ,ide of Hoquiam A\'e"LI~ hctwccil NE 4'" Street < )ul There currently are twn "Tlgl._fJnlily residenoe, n",1 ",me "55ociJted ooce%ocy Slr""I",,,s on Ihe ,i!o. Th" ,ile wa, annexed", par! at the lohn;on Annexalioll lI'om King C"unly in OctoDer 2()O~ and "t 11",1 lime wa, J c70ncd to Res idemi,l -8 ami Ilg. Acee.'.' to the properly will be via tv.o point, of access olr of H"'luiam. Intcr"al ,tree!s ",II he krlo"n as NE 7'" and NE 8'" a, w.ll, Ih.re wi II be Rnothet [lllcrT,"1 ,[reet to he known 'is Kltsap A \ enue NE. 'rhe, e w III abo be t,,,, private ea.e",~~\" Oll~ in tbe Ilortheast cornet and Ih~ se,olld e~,crncnl i:; in the 50urh corn~r. There arc no ~Til ic" I arons 011 the City map>, h,""over wet land del inc"l ion 'Was provided b) " wetland "ons" !tanto It wa~ foulld Ihmthere ,"ere two ''''all 'Wdlands on the.,ite bU11hcy"rt: n01 legulntc<i by code. The sit" will be served by a retenllon detention 'y,tenl c0l11bined ",t II " <iclcntiull pond on Trad A. 'J he site "ill "Iso require a ,ev.cr 1111 ;lation, The site i, vegetated, llie Iree clearing plan identllics 123 sub,tanti,1 trees Iilal wi II he re'novcd, the city will require IW" Irccs pel each new Inl. 'J he Envirnmncllfal Rev iew Committee issued a Dclcrmination of NOIl-S Ignificanee -Mil ig"tcd for the project, wli iell included live m itigHl1Qr\ meaSure,. No appeal, oftlle J"torminatioll were Ii led. It was found tllat the rrop<)~ed dc\elopmel1! is in complian<;<; wilh the Comprehcnsive Plan dcsign"tion for Residential S,,'gk F"mily. rhi, proposal i, ,'c,kd <Imler Ihe R-8 zoning development 't"mbrds that were '" drc~t prior to the code changc', A net de"'!t}' of Ino <Iovelopment "ould be 7.0 dwdl ing lInit, per acrc, "Ii ieh is witilin the" Ilowed range. M i"imum lot size foJ' the R·g lOn illg d~",it} i, 4,50() 'quare fcel, all lors are in wmpl ianee with IlllS requiremc,,1. A, far as the standards for ,etllacb, building standard, for helg!,t and lot coverage ,mu requ ired ntf S1r~ot parking 1t appea", I h"l as proposed the SIte CO" comply'" itll "II the requirements. However, those re'lu irement' '" ill be vcn lied "I the point of b"ilding perm It '1II1rni"ion for the ind I\'ldual ,lrLLetmeS. Th~ proposed "te doc:; meet,l the rcqlliremclltl for 101 arrangemell1, Si7C, sh~pc alld orientation, The propo'ed lOIS appeur to have 5urfLcicnt b"ilding area lor lilo ,Icvelopment of '" itobJc dela"hed single-family homes It is recommended that • • • Aspen Wootls Preliminary PI" rile No UJA.(j,j.143. PP. [,CT March 1. 21J()5 Page -' 1.0J> 7, 8, alltl 'l luke aCCe" v1a"n co,ern,nt "~TOS; Lot 7. also the ",me thL"g """Id luke pl"ce with Lot' 17, IR and 19, TlLc stubbed ,TreeT TO Ihe \0"111 and Thc nccc,,"ry I "rnar()und ,m I.ot 17 does make thaT 101 untie, elopablc The applicallt is ,,'>,are "flhm re,t",inl at the currellt time There i, ,''' "JditioJlal righl-of-wa; dedicatio" for I Inq" lam, '[rcet I "'prove",clll' will be I'eqlmed rUr" Illhe illkrnal ,ITeds, 'I he lot., abutting I jotl"i.m wi II not !>"in any dilecl "c"~" t() Hoquiam b,ulo Ihe illternal stleet'_ A loom,()wFl~T' _, u,'<,oi"t It'" '" l1laiFltc"onc~ ag"'CI1lCIlI i, ,lI!!1'eSle,1 Ii" lhe dev" 1t)1''''~''1. "Illeh w('!lld be r~sp()",ihl~ Ii" '" L-" co""""" i ITlprm cmcFlI, andlor I ,-;lei' wilhin lhe plat. The "lc i,,, gCll!k ,1o",,,,,,,,d 11"1" from ,,",110 ~a'l wilh a rall.~e of] to III pcrcelll, sian di,l discuss "'itil the aprl icant the rea,ihi I it}' "I' rcSCI'V ill!], ,ignir,cant trees a lOll!], Ihc perimeter of the siTe, it appea" du~ 10 ,ile !],,"ding ,,",I prop(),",1 !>,",I~ ch"ng~s a, wdl a5 expected land dISlurll,"ce. Lt is ""likely overtime lhe,e trees would ,un'"c_ The !looledmic" I I ('I'"'' ell"" I "des lilallhc ni'llllg ",ii, '''': ,II itahle for Ihe 4u-IOI I'copl'scd ,lcvcl"pl1l~n" T e""p,,"'ry 1'",,,,," ,,"<1 "~dllTlc,,t CUIlIrol PI"" a"d Ihc '''~ of Best Management Practice, ",nLLld ,cr-e 10 miliple potenlial cro,ion ",,,I "ff-,ile ,e,1 imentJ! ion i "'pacts_ ['hl· '" bjc"' ,ile " locnleu ",lh 111 lhe RClllon School I)i" ric' o(lundarios ,md they bJ\ e in,1 icalcd lhal lhey Can flCCOllllllOdJle the new studenTS. The ,itc i, h)cate<1 ,n the 1\ lay Creek Dra, "age Ila,in_ The dovdllpment wi II meet tile drat nage rcqlJ ir~m~n1S or Ihe 1998 Ki ng C 'H""Y ~I"rm W alor :'I-l,mual ,landards. J he I 6.466 square foot sturin wal~r r~len\ion/detention trac' L' locmed at the ,,,,,,henst corner of the site al "h"l II, II bo lne "orn~r of N I::. 7'" Street and K 'bap i\ >enue NE_ 'I he draina!(e faeilit" i, being ,ized to accommodole all 46 lots" ilhm Ihe ,,,bjeCl plat. 'I he applLcont will pro",,]c " Certlticate of \,"ler A vaLio]), lity. 'ho"'i"l1 th"l I ho Oi,lri,1 's ,ystem c~n provide a "\til in\t 1m "r I. 000 gpmllL,,,,,ilabk lire 110'" p~r fir" h},lmni. Lu~y R_ Joudeh_ lngineerwith D_R_ Snong, I061H NE 3~'h Place. Ste 101. Kirkland. WA 98033 'toted that he " the pW$Ll ellgilleer "nd r,pre,cIII, Harbuur H"I1l~s, Ihc "ppl icant. I" regards to lhe c""dill"n 114 whicn speaks 10 lhe h()m~()"n~r' a5""ciali()n irr order to !ak~ care of some landscape tracb alld easement._ I Ie would rcc()mmend Ihal Ihe ,laIT b<.; a,kcd l() rc~()nsid~r lhe language a, far as wh ICh pOrTions of lhal s"bdivi,ion will req" Ire the hom eo" ner' s assoCiotion to maimain those oreas, Ea'cmcnt> A anu B ,hOLLt!! he lll"in'Ollled by tilo'c propcctics Ih", "rc' L"O'-' I'flhow ~,,,eLTlcn"_ (E,,_'~mt'LlI ,\ re'ponSlbil,ty ",ould be Lots 7, 8 "LId 'l_ alld Easemenl l> wOlllJ be the respon,ibility of Lots 17, 18 and 1~)_ rhe second ,"",e "a sar~ly i"u~ Ih"t reqlliTe, '''lid lellc Inlt and thick innd,capi "g around .,torm droinage pomb, It "ou IJ become a safety issue with chi Idren dimbing o\cr fencc, "nd falling inlo [he pomL wilh Ihink vegetation and solid tencillg 11 i, iml'osoibk fOT Ihc publ ic to s"," what '-, gOing on_ Mel>! juri,dicti"", in thr., arCa "'01' Id r~comm~nd the use of \' inyl coaled chain link fencing_ This type offence has a greater durability than a s"lid wood fencc_ I'he,E;<aminer 3tale,I that he musl h",e lile abi lily to relea.,e the ,tor", waTer 11110 lh~ wolland ",ljaceLlt to the site, "01 0' crbUrUcn it bLl' '0 ",akc '''Te that the wetland ",ai","in, il > iabi I ity, and secondly, the waler avuilabilily so it is clear that ,Iomestic d, inking waler is available from the "ul"dc ",ottT ,li,lri,l, )y1~.)()"uch 51"lc,1 lhal Ihc nalural Jl>charge on the ,ile is along the eastern boundary Ime, obvlOmly I he areas wlwr~ lhe ,telnn Jr"im'~~ p()nd i, 10""I"d is ()ne of those natural di,ehargc poinT' The proxi,mly of the weIland A'pel1 Wood.' I'rt:liminary Pb File No.: UJA·O~-143.1'1'. ECF March 1,2005 P"ge <+ to the caSlern boltlld",y line "'mIld all"" the spilling of surlace "",Ier should "" easement become "",,va; lahle. rhey are """killg with the dc, eloper to tho ca,t and there ,,,e discu%jons aoout ,lDing aj(}inl f"oility to accommod"te (hi, ,torm d",,,,agc pond" lung with I heir ,Iorm drain"ge pond. They have ,,1;0 been working with lhe devclupcr Ie' the "3<llu obtai" a dmmage ea'CITlC"! to allow Iholll to di'charge jillO Ih. wetla"d. lie did bel ie, e rlw II,,,} 11",1 the wOkr ,,,",,i lahilll} curtificate from til. W"ter lJi,u iet. K.wrcn Ki1trjL~> I )nelopmen! Services stated that the seWer I in statiO", i r botilthe ",uth und the southeast wme in Ihey "ill all be connected togetilcr,md there will be no need lor" lift stalinn, Aspen Woods corning in firsl get' 10 'pend ~ little morc money and Ihey will hnve 10 lit! 10 11r"I"iam, The temp"",ry lUrnnroll"d does mean Illallh. de~el<lpur doe, lo,c a 1,,1. Thcre "",ally IS a covenant on Ihe bee "rthu pbt lhollh~ h,lI[ bulb would only go "wny alld Lot 17 heeome a\'ailable at the time the road i, buill. Ms. Kittrick ,1~led tllat they <ii,1 have the waler "vai labi I i1) co" ificalc <i.ted Augu'l 29. 2004. I"hn Merli"q, H.\fh""r Ilon1es, 3400 9'" Ave,,"c So"tll. SIC. 101. Federal Way, WA ~R003 eommenled on Ihe fencing lllal~riaL, flf ",lid wood. They J ",I recently ~olnpleted thc project knowll a, r>loflllU H ighbn<ls ~nd the ,Iorm ponds I hcre hold ~ Sigll ili",,,,t amoum 01 water, As" parent OJ' CllllCCrIl.d adul!, to know tlo"l a chi Id ;\,,1 inside the p011d "od couldn'l get flU! atld polenlially <l",wn "ith nnbody able to ,~" il due to Ih~ solid screcning. He strongly ellcouraged staff to allow any applicant 10 conslnoct with a vinyl chaill Ii 11k fence. The l~x!,miner 'l"leJ lhal i, seems lhal Ihe iencing i, a "ode re<luircmcnl alld thai in orde, to ch"n",~ it SOme code mOll i 1i~~1 ions II lluld have to b~ II~tcS""y, hlLK ill,i~k conil'IlIcd lhnt wa, co,rc~!. If It ;, p"ticy It i\ ca,i I)' Illod i lied. if il " "o{le therc IS " modification process that Illu,1 be followc,1. The Exa miner called ti), f unher tcstimon) regarding, Ihi, pro jecL There "'a, "" One eI se wio;h ing to 'peak. and riO further wmlTlcnl> from .,tntl. Th. hearing elo,ed ot 1 (j'O I ",m, FINDINGS. CClNCLL'SIONS & RECOM:\I~:NDATION Having r.viewed the record in til is mall.r. the Examiner now make, and entcrs the foll"",'mg: FtNP1N(;S: I . 'I he al>1'1 iC'illl. I:lriall Mallnelly. fj led a rNI"est for a 46·lot I'r. I im,,>ary Plm. 2. The ycilow tile conl",,,ing Ihe smff I'ernrt. Ihe State En. ironn>enlal Poli"y Act (SE!' A) documentation and other pertlllCl1l materi"l, wa; enlered into the record as Exhibit #1. The Ellvimnmelltal R~vie" ComTll;I1Ce (ERC}.llie Cily's re'ron,ible olTicial issued a [)clcrmination of NOII_S Igni ficallce _ M illgated (DNS-M), 4. Tho ",bject propo>"1 ",n, reviewed hy all department> wilh all interest ill the malter. 5. The SLlhjeCI "te i, localed at 852 and 8M Ih,t]ui"m Avcllue NE as well,,, an unaddre"ed parcel ,olLth 011 hose ral'ccl;, Til. slLbject sit. i, located 0" Ihe ."'t 'itk of Hoquiam (1421ld A,cnue SE, King C""nlv nJdrc'O) and is 1<",ntcJ north ofSE 121 ,t Street (King COllilty addr~")' The ,,,bject sile is Iflc"t~d olilh. e~Slcrll edge orthe Cily north orNE 41h SIJed, • • • Aspen WO(l~, Preliminary I'I~_ rile Nc>_ - L U, \ _04_ I 4]. PP, rr.F March 1.200') Png:~ 5 6. The ""'I' ckm~llt "I'the COlllprcil<:nsi\e Pian dC<lg""IC, lil. area in which Ihe ;uhlcct "te is located a, ,,,il,,ble ior tile dcvclupmellt of single. f~rll ity use. but doe, 11<'1 mandate sucil devclopme"T wilh"u! cCll""k",!',un of other I'olicic<, (If the l'lall. 7. The whJcCI ,;te is "urremly 70l1erl R-8 (SiLl!;le F am II)' _ 8 dwelling units/aCTe). R. Th~ ," hjec! ,ite ""' ""nn~d to Ihe City with the ad"p,ion of 0,,1 ",""c~ 44YR coacled in ~-~brllary 1995_ Y. The subject ,ile" "pproximatei) R 15 aCre, or 355,014 square fc~l. 'I he parcel j, irregularly 'hnped '" it '!Cps amlln,i "'Ille other poreds fronting along Ilogllwm. The ,u bjee! ,ik j, "Ppro~ 111",10 Iy 660 feet \I ide (north to .,outh) b} "pproximalel} 6<10 fecI J,,"P, I he ,ile h." 'pproxilll"lely J 70 r~d [)ffrontago along H"'lui"lll, I 0, T" u ,inglc-famil\ Illlmes thot arc k,"lll~d "n the "'hjed ,'I~ would he re",,,,,",1 if the pl't i" "ppro"ed. II, rhe subject .,ile ,Iupcs downward to lhe ",ulhoasl" ith grades rang]J]g up to 15 percenL I here arc Iwu ;","11, unregu Inlcd ,wII"",b Oil Ihe .",b.lcCI ,'lc lhal M1UId he tllle,!, There are no "Ihef critical area, 0[1 Ih<O ,ubj~ct. 12. '1 he ,ubjoCT "10 ~,mt"ins both conile",u, ",,,I deciduolls Ifoes ns well 'IS shruh, "lid" ,,"riely of "th~r pbnl;. 'I 'he JPpl icam propO'"' to remove all wgctaliOIl inciliding "l'pro~im"lcly 123 suil.,tallti"1 Iree, to ~IINV ,ile prepar"l ion for r,'ads. builJ i,,~ pad, 'llld d,-i, owa} s. TIL~ orpl i~"nl propose, " ""all I"ndscape 11 act a{ the n<lr{hwc\t Gomer o~' the Site by olle or lh~ enl mnee ,oods I J. Th~ "ppl ieam propnse, i"'p"rl illg "pproximately 16,8('2 ouhic ~ard, of tllil" level the SI(e ",, ludirrg {he "PP' oxi",",c I y 2, 700 "I\""'~ ~"et of non-regulalcd wC'lhmd, 14. 'J he arrlicallt r'''pO'", ,Iividing tile R l'i "cres inl" " 46-101 suhd,vj,i()Q, 1 he 101., "ould hu arranged ait"'g .itrcc new street; includ'''11 tw" IIC" ""st-wes{ 'lIeeK NfO 711. ,md NE 8lh S{reels, and a nonh "",Ih ,I,-oe!. Kitsal' Avenlle NF. Ni:O K(h Sll~et woult! fun ea'{ and Ihell curve wulh where il ""uld become Ki(sop 1\fO 7110 S{ro~1 would he south orNE 81h ,md il "ollid ern,s Kils"p where i{ wCluld curre"lIy ~n<1 "' " slubbed strce{ 01 the ,,",(eJll edge of the prorCr1 y. II would e,'ell{"" III' connecl (0 (he ~as!. S i III i I" Iy, K ,I.,ap w"uld Icrmin,,{e in J stllb s(reet at I he ,,,ulhern edge oflhc subject sile. 15. t\ IIC'" inlerior hlock wilh m" licrs of lot, would be erealcd bClween IJoquiam, NE 7,h, NE ~th and K il".p, Uell~,"II}, tlll'CO tiC" of 10" wnllid be creOle,1 north 01' Slh, "lLlth 01 7{h and ea,{ 01 "il",p. 16. Prop"se<1 Lois g and 'J in the llurlhe",1 corner of the ,ile ,,,(I Proposed Lot, 18 alld 19 in Ihe 'olllh"cSI corner of Ih~ ,ite "ollid be '""'cd hI' pri,,"le access roadway. All of Ihe olhef lots" oulJ he localed on publ ic mad, a II hClugh Proposed Lot' 7 ,,,,I I 7 ~o" Itl share the privale 'Lec" point,. St"IT rewmllwndcd Ihat the.,e two 10« usc (he casement, to reduce (he numbcr of adjacent dri\'cwnys and ro,dwa I' inlcr>oclion< . 17. Stott I"" lluk,1 {h"t the cu"ent termillll' of KilS"p llo~ds 10 he" de,eloped lum,,,uuJ1d o\,er a pOrilOn of Prop"s~<1 Lot 17 I,m 17 could ""I be ,Ie, eloped lIntil "ibop i, exlended as aC""~c"ling through <!rceL Stall' feCOll'JIIClldo,1 Ih"l pOlentially ",aking Ihe easement ,erv i ng I.oj<, I 8 ,,"<I 19 " hal r ,{ re,1 might ne apprClpri<lI,· , 18. The p'f'ro,c<1 k'l> ar~ all gene"lly rec(angular and range in size from 4,752 "I"are feel to 8,350 "·ILmr~ feet. A'pen Woods !'r~ljlllinaI'Y Pia, File :-"0: LlJ,\·O~-143. pro Eel' Marcil 1.2005 Page 6 19. A Ilumber ('If Cum., lot, will be created "",i smfTnoted thallhcy alil'f(\\'idc appropriate "dills Curves and appwp,jmc lot" idlh. 20. Tile dens;!) for the pial ",,,,Id be 7,() Jwclling "nirs rer ac,e after ro~(I,,"ys. 21 . Tlw rrOl'ose,i pial j, in I he M"y Creek d",;nage ba'in. J'roposed Tract A l(lealed at the \(",thea,! COme, of Nf' 7,h ,,,,<1 Kitsal' ,,,,,,id be used for '(ormwater ,klenl ion_ The ron,i ",oul,i he designed to comply with Ill" I'in King C",mt) ,Iondord.'. [cvel2 n,m control. ""aler "",old tIlon 11"", into,,1l offsite wetbnd call uftlw ,;te. Ccrl~jn ,arety reqllirements al'e rC<l"i,"d ror holding ponds and ,rJffhas J ec","'"cmJed SCl'eell i"g. An eoscmcIlI 10 release wnler to the ad.l~~c"t l"opel1) "i II be tc<luired. 22, TllC subject site i, lo~"tod" ithin thc Runton School Di,trict. Thc project i, expected to generate apPJox"""I~ly 2() school "gc children. The" ,tudent., wOLd,1 be spread acroSS the g",des and "Ullid be as<ignc,1 Oil" space availabiu basis, 2J. f he devc!0l',ncnt wi II increa,c traffic approx;,n"tely I 0 nips pcr unit or "ppro~imatcl y 460 tri P'>, 24 i\ se,Vef litt 51<,tlon will probably be re'luifed. 25, The ,ubject site "ill he servod by WUll'r District ~O. 26, Stall noted that one of the proposed londsc"pe tfee.' might oontoin a POiSOllOU> fruit and recommended that it be replaced ",ilh 50meliling less deleteriOus. CONCLUSIONS: I, rhe propo,od plat of 4~ lots "ppears to 'Crl'u Ihe public usc a"d interest, While It would 1l:L\'c b~cn nice ,j' ,orne of the I"rg~r ,ignilicant II-CC' could hove been saved, it npp""rs thnt lhe nature or'mall-Iot ,levelojllTlCllt make, it rather ,I i ffiClllt to prescrve larger trees" hile carving Ollt bui Id Ing pads. rond, and dri\ cwm ,. The pint "reates almost "n entire complox of ver} reg" I"r, rectnl'g<J lar lot' alld recll linear ,trect' While there were t\\ 0 small wetlands on the SIte, they are lInr-cgulmed "nd wi II be fi IIcd, Stonnw~tcr from the .,,,hjcct site will bo ",.d to recharge wClbnds adjaoent to the ,ile presel"\'mg n"tural ant~nitic, 1000,lCd Iloar, if not Dn the subject sile, 3. Thc plat will creme additional housmg opponunitics ill on 1lfN where urban services 'llCh liS water and sewer ar~ either a\ all.,blc or c"n rend ily be extended to Serve the Llew population 4. The applicoll! will create additional trafJic but it appellrs that it call be handled by the proposed gridded 51 reel,) ,Iem w'ltil t'otenlial "cceSS created for adjoining propertie,. St. ff, recommend"tion of" half ,tJ eel we,tcdy fJ onl the M "b el,,1 of Kigar ,"'<'nlS "pprol'l'iale "nd extend, ti,e pOle"t i" I for liJrther cllhancement "I Thc grid S} 'te"", Tile Fire Department" ill hm"e 10 approve the lumaroutld design of K iL\ap ,,",I I'rol'o.,cd LOI 17 wi II not he able to be developed '''ltll K Itsap prov,des all appropriate outlot. In addi1i"". the applicant will be prO\ idi,,[!. ,,,iligation tec< 10 help olf';ct it impacts on the City'> transportatioll'lnfrastructure. , . Aspen Wou,!> !'r~limill"r)' pl~, Fi Ie No.: LlJA-O 1-I ,1,. PI', rc F March I, 2fJO'i P'gc 7 5, I h is property is ,,,rpl',-,i ngll' frec M Ih~ type ~f COLlS{ra"W Ih"t am ict many dc," I()pments It h3_, no regul,{cJ wdlalld, or ,lope, and n~ signliicallll} h,.,-,I to acce" interiur lots. In conclusioll. {he City C(l,,~~il ,h"uld appr"ve rhe prelim""ry plat, ~ ~:COM:I-1ENJ)A TION: 1_ 'I II~ applicant shall comply with Ihe ERe "OI1<litiOI1'_ 2, 1 he applicallt shall creatc a 1",lr'lr~"1 "e,te, I} frf'''' thc siub end of Kit,,,p t<:>lhc Jurther enlwncement of the grid sy.tem_ file r IrC rkpnrlment will have to "1'1"'0\ C {hc' t llrmlfClund deslgLL "f Kits"p and I'roP",c(i Lut I 7 v' i II 1101 hc ohle {o b~ (inc lop~J lImi I K its~p pm\',dc, "" "pprol"iate nutlCT, The development ,c,l, iet io" for Proposed Lot I 7 'hall apI""" on the face "I tile plat. Thc al'plicallt ,hall be feqLl i, ed to sho,,' tile ac,"" e",ement, -. A-' an,1 "B'-as ,-a,emcnt, OC"''' I,,,b 7. ~. 17. "n<1 18 accordingl; pri,'r I" Ihe recording "f lh~ nnal pbt. The 'al;,raction of this '.qull emenl i, ,uhj~~1 lo the rev,o", and apr"",,,1 of tile Developmenl Sorvices I'r"icd Mall"g~,. 5 fho "pplicam ,hall be required to ]JhlC~" note 011 the tace oflhe plat req,,;ring "OC~" for L01 7 to be li'om aCCC', Ci'SCtnCnt ,./\"-and Lot I 7 to bo fr(lm access ease","nl •. fro, Add itiollali}, no dircl'l acc~" from any lot "'lthil1 {he plat ,hall be all[)wed onto Huq"iam Avenue NE, Thc '"t"I;'Cl1011 of lil i, rcquirement is ,ubject TO thc fe, i~" alld "PPI'O"" I Clf Ihe D~velop",ent Service, Project Manager_ prior I" Ih,' recOl ding of {he tina I plat, 6, 'I he applicant 'hall be required !OllllTall a "!'rivale Road" sign with ml<lresse, bc"'g ,en'ed li'om the private drive, al Ih~ imorse,tiom of {he f" i",,1e roads and the prell'",,,,l 42-f"ot ,.ide "'{¢n,:)1 p"bli~ 'Ireet. prior 10 the recording orth" final plat. 7 t\ homeowne,' s association or lTlajnl""an~e agreement ,hall he created concurrently wilh th~ rec(lrd ing of the linal pint i" ord~r {o e,wblish maj"te"an~e r.,pOIl5Lblli{i~> for all shared improvL'lllc,,!> (1<md,"apo Tract B. acce" ~a'"ments, stofln"akr T, "ct A) of thi' <Ie, elopment. " ,1",1\ of the ducull1~nt(") shall be _,uh", iltcd to Ihe Dty ot-Renton llevelopment Scrvice' ll"'i,,on t;" rev!C,,' and approval by the City Auorncy and Property Services ,cctiun prior to th~ fewrdl"g 01' Ihe final plat. The applicant shall obm", a de"",j,{ i(l" permi1 and c0l11pleto "II ""pee{ ions alld approvals lor all VU i Idillg' [ocoted ,JI' (he r"'p~r1) pI'ior to the recorJing of the final pla{ The ,,,I i,fae""n oflhi, req ulrement IS ,uh,lec! {() lh~ ",view and approval ,,[' thu Development Se!\'iccs Pre'icct :>l,m"ger. The "pplicall' 'hall cumplj wi{h the COllcep{ual ,tlee1lree plan ,,,[I, f(lilowing change,' the pr"po,ed Kolc'ouleia pa",~u bta (Gol,lell raintrec) shall ~~ r~placed 'W ith a ,,,,,,iar t} pe and size (r~c [() ~"a minimum caliper [)~-1-1/2 i"eh~, (deciduous) or 6-& f~l'l in height (conifer)_ 1lle '"llsl,,,,tIO!] "flhi, requirement is slIhjccl t(l {be ro,ie'W and apt'r",al of the Devcl"rmen. Se,vicc, Prnwc! Mm,"g~r ,,~d 'hall he 1}lanted prior 10 final building pel-mit ""pec{I""_ A'p~n Woods Preliminary Pia, Fil. No' LlJA·()4·143. PP, rCF March 1,2005 I'oge R 10, 'I he arplicant shall he required to I""e all drai"age facility m"inten""~c "greernents and casemell!, ,eml) to record, prior to the """"ding orthe fillal pial, II. The "pplicant .hall be reqUlred 10 inst,ll a 'ight obscuring iandSc.lpe/fcllcing buffer ahmg the we,l.rn and 'lOrlhcm sides of the ,ktontion faei lily ( rJ act A). rh is condilion shall be '''bje,1 to Ihc re"ie" and app",,,,,1 of the Dc'cl<>pment SO"'ice, DivlSi"n priOJ 10 fiual plat approval. I 2_ 'I he appl icanl shall prov,de " C~r1ificale "f Water A v~llabi lity, ,llOwing that the DislrLct' \ 'y.,!em Cal] provide a minimum of I,O()O gpm of av"ilable fire n()W per fire hydra"!' The submittal of the certificate sh"1I be require,l al lhe tim, of the construction plan f"r review and approval ()f Development Ser\ icc, Di, ision, ORDlORED TillS I,t Jay orClAnrch 2005. ,hel ,,~ l . FREDJ_ KAllF~r~~ IIEARING EXAMINER TKANSt>lITTED THIS I ,t ,by "I-M",,,h 2005 t(llile parties uf record' Nancy Weil HJ55 S c,raJ) W"y Renton, WA ~X055 Kayren Kittrick 1055 S (,raJy W"y Renton, \VA <)H055 Tina "nd Kmllelh Kiger 11826142"'A,eSE Renton, WA ~805~ J()hn Merlino Harbour Home; ]4009'" Avenue S .. #120 Federal \V'y, \,'A 98()03 Luuy R_ JOlldch, I'.E. D, R, Strol1 g. Ell ginee" 10604 NE J8'" Place, # I 01 Kirkland. WA Y~03] Kimherly Ann Siegrisl 12240142"" A\'e SE Renton, \VA 9805~ TRANSr.lITTED THIS lsI day of M"reh 2005 to thc followitlg: Mayor Kathy Keolker.Whccler Stan ["gler, Fire Rri"n Mannclly Harbour Ilomcs ),100 9'" II venlle S" # 120 Fede,,1 Way, W A 9R003 Estate ofDen"i. G, Spiry 11832142"'AvcSE Renl"", WA 9ROS9 .I'l) C",ingt"n, Ch,cf Adminimalivc Officer Julia Medlcgiull, COlllle,ll.iai,on I.arry Warren. e,1y Attorney Larry Meckling. [I"ilding Oftici.11 Planning Commissioli Transpot1otlOn Di,ision li J cg,~ 1:immerm,m, r II PW Administrator Ale.~ Pic"ch, EC(l1ll'lllic Development Jenn ilcr I le""jllg. t k\ ciopment Services Sluey 'I "eker, De",lopmenl Sen' ICC' t Iii lit lOS OJ, ',.<"", Neil Watts, Oe\'elopmenl Services Janet Conklin, Devel()pment Se" icc, Killg County Journal •• A'pcll W"",h I'rcii",i"ary 1'1,,, Fil. No" LUA-0-1-14J. PI'. Eel' March L 200S l'~ge 9 Pursuant (" Ti( I~ I\', Clwl'lcr R, Seclioll ]{)OGof the CIl} 's Code. 1'~'!UC't fH reconsideration musl b. filed in ... riting OD 01' bt"lul"C 5;(10 p.m., M,weh 15, 2005 Ally "ggri~,~d p"r~on feelillg that tile dc~isiol1 of lhe Examincr i, "lllbig"Oll' or bJ,cd on erroneou, procedure. CrrmS uf I"w or fact. error ill judg'flcnl. 0' the di,co,""ry of nell ev idenee winch cou Id 110t h~ rca,,,,,,hl y a,""ilahle 01 Iho prim hearing may lIIako a ,willen '"'l"e,1 for a rev I." b: (he Ex"""ne, wllh", """tecn (1,1) Ja), from Ihc ,bie at lile Ex"miner', J~ci,i,,". I'llis re4"esl :;hall ;~I [,'nh Ihe sp~c'lfic amb'lgllil>cs or error' di,cm-eroJ by s",h oppellallt. "nd (hc H~,,,,,in"' may, after ,e, iew ofth" recmd, take fUrTher ~Cl;OIl ", he deems proper. An appeal I" the Cily CUII",il i, governed by Title IV. Chapler 8, Secli"" II U, "'hich requires that ;u~h "ppeJI be fLIed with the C,ty Clerk, 'Kcump,mying a filing fee 01'$75 00 31ld ,,'ccting "Iher specified rcquircmcl1t~. Cop ie, of this ord imlllce are avai lab Ie for i I1<rcctIQII or p"",ha," ill the Finance DeparTmCllt firsl floor of City Ilall. An 3I'pe"llIIu.,( b~ filed in writing on or bdorc 5:00 )l.m., March IS, 2005. If the F,,<aminer', 1{"cllmmcmlutioD or Ded,ion contains the req"; rcnwnt for i{c.,{ric!i,·. Co, "n"n's, Ih~ necntcd Covcnallh will h" r~9uir"d prior 10 "pproyal by Cit>· Council or fin,,1 pron'",in: nfthe file. You 111"1' c"nl~rl Ihi' ullin' for informati"n on formatting COHn"nls. The App"",,nce l)f r "ime" Doctrine I'rovi,lc, Il1al no ex pone (p""ate Ulle-On (}nc 1 wmmlJni,J1 ions may oceur concerning pend Ing land usc ,Iec"""". Thi, Illea", Ihol 1'"" ies 10 a land use dec lsi"" lnay nol communicate in private with all) ,Ieci,ion_"," ker c(\necTIIlllg Ihe pml}"sai. Uecision_makcf< ill I he hmd lISe process indude ho(h the HCMing; Examiner ,,,,d members of the Cit} CouncIL All cnmmu,"u\(ioll, COllccnli11g Ille prop,'sal must be made in public. Thi, publi, ~"l11l11l1nication per""t, all illteresled partie, 10 k'l{)l' the contellts of the comnlUnicalion and would allo" them 10 openly rebl'lthe evitlcllce. A,,), v,,, 1,,1 i011 uf I h i, Jo~trinc would result in the illvali,I"1 "'II of I h~ ,cqlle,t by Ihe C0lll ( '11le U"ctrlne applle, Ilot only 10 thc ,,"tiall'ublic he,,,ing bU! 10 all Requem tor Recoll,,,lcmllon '" well", Appeal, I" (h, CII) e",,,,,,il. I--'r-L,-L--'---I~I--------I ~ ASPEN WOODS NOGHBORIiOOO DETAA. NAP 1· ~ :roo' D.R. STRONG '--> .. c_ .... ....... -"""-. ,..~ -.:..~~ ... i~':Z>-~ ,~''''' ..,-.w '. , ! o , - """'""'" ''''' rooo. -, ..... """ ,,~, ".~. """ "''''H .no .... H """",,-'" -'ON T~ ,.,"'-., ., .m """ ""'" ".,'" ........,.." -~, -z-~ I ------1 . -,-~-~ --------J " ---"' .. .• J ') · " " • , • • • " i • " • " " • --= rD*.,"' ........ .... "' .... 00I<f ~~ 'f-;. il ",- " i, :; --_,*,nJ """" .... ~ """'""'" ...... "",," -~ ., i I I I I II I I I I I i!i!j!~j I ~d~!Hi~U I , "8ee0EJ ! , I i , , I I I , I I i I I , I ~Z~!!) , I , , '''I , .' I ,.~, , ' I , , I I • I l' ~ . " CITY OF RENTON DETERMINAnON OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04·143, pp, ECF PROJECT NAME: Aspen Woods Preliminary Pial APPLICANT: Brian MMnelfy, Harbour Homes LOCATION OF PROPOSAL; 852 & BS4 Hoquiam Aver1U& NE DESCRIPTION OF PROPOSAL; The appflCant is requesting Environmenlal (SEPA) Review and Preliminary Plat approval for a 46-101 SUbdivision of an S.T5·acre sHu cons"stlng olthroo parcels. The proposal is located wittlin lIle Residen1ial -B (R-S) zoning designatiun. Ttm subdivision is inlended lor th(! evenlual development 01 delached single-Iamily tI(!mes with fats ranging in size lrom 4,752: square lee! 10 S,350 square fool. Two Single-family homes and assooiated outbuildings currently exist; all would lie removed Or demolished as part of this proposal. AccGss is proposed off 01 Hoquiam Avenue NE via three new internal public roads. Two private easoments whhin lIle pial will provide allC9SS for 7 Jots, A slorm water lacility is proposed in the southeasl Comer ollhe s~e. No critical areas are looated on the sila accordlng 10 the City's Critical Areas map. LEAD AGENCY: MrTfGATIDN MEASURES: The Cifyci Renton Department 01 PlanninglBuilding!Public Works Development Planning Seo!ion 1. a. The applicant shall comply with tha recommendations conlained in the Gootochnical Engineering Study daled September 21 ,2004, regarding s~e pre..,ration and strootU(al M material. b. The applicant shall prepare and subm~ II Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the standards of the Dopartmenl of Ecology and a Construction M~igation Plan. Development Services staff shall review ooth plans prior to issuance of Construction Permits. The applicanVcontractor shall comply with the approved plans to the salisfaction 01 the represenlative 01 the Development Services Division for tho duration of the projeot's corn;lruction. c. The projeel eontractor stlall perform daily review and maintenance of all erQSion and sedimentation control measures al the site. d. CerlHlcaliOll of the proper removal of Ihe efosjon control laciIHies shall be required prior to tho rocordirJg at the Ilnal pial. 2. Tho tlpplicant shall comply wilh the 1998 King County SUrfaea Water Design Manual to mool both delention (Level2 flow control) and water quamy improvemen1s. 3. The appl;c"nt shall pay the applicable parks Mitigation Feo based on a ra19 01 $530.76 (44 ~ $530.76 ~ $23,353.(l(t) per new slngle·famify 101 with credil gIven for the 110'10 existing single.family residences, prior to the recording of the fInal pjat. 4. The appllcanl shall pay the applicable Trallic Mitigation Foo based on II rate of $75.00 (44 x 9.57 ~ 421 x $75.00 = $31.575.00) per each new addiHonaltrip g£'nerllted by the projeol with CflX:m given for the lWO oxisjjng single- family resldencos, prior to the ,£'CO(ding of tha fll1al plal. 5. The applicant shall pay the applicable Fire Mitigation Fee based on a rale of $488.00 (44 x $488.00 = $21,472.00) per now stngle-famify lot with cred~ given lor the 110'10 existing stngle·family residences, prior to thl) recording of ttm linat ~al. CITY /-1/ IJfJI:c N 3 IF RENTON ,~It Kathy KeoIkor_Wh.<I",. Mo)'<'r PlanningIBuildinglPublicWOf'ksDepartmenl Gnu Zllllmena.1I P.E~Adminiotnlor January 20, 2005 Brian Mannelly Harbour Homes 33400 9th Avenue S #120 Federal Way, WA 98003 SUBJECT: Aspen Woods Preliminary Plat LUA-04-143, PP, ECF Dear Mr. Mannelly: This letter is to inform you that the appeal period has ended for. the Environmel'ltal Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERG determination. This decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures. A Hearing Examiner PubliC Heanng has bean SCheduled for February 1, 2005. 'If you have any questions, please feel free to contact me at (425) 430"7270. For the Environmental Review Committee, ~CJ.:O NancyWeil Senior Planner cc: Kenneth & Tina Kiger, Kimberly Ann Siegrist I Owners Tim Spiry -Estate of Dennis G. Spiry I Party of Record -----------.'"M"'CSO'~""hcG""''',uW.~O-CR''~~'"~.'W""O'hCi~,,"'"C"c'"'mo<".-----------~ ® Thl. """" "",,",", W% """"""' _,''''' _ """"0"" AIlEAC 0' Til' CURVE I~R K.thy Koolke.-_Wheel". M.yor January 20, 2005 Tom Touma Touma Engineers 6632 S 191" Place ltEl02 Kent, WA 98032 Subject: Christelle Ridge Preliminary Plat LUA-04-1QO, PP, ECF Dear Mr. Touma: I-iIA IY/-/OD! CITY"F RENTON P1anningffiuildinglPublicWorksDepartmenI Greq Zimmerman P.E .. Administnltor A Public Hearing has been scheduled by the Renton Hearing Examiner in the Council Chambers on the severlth floor of City Hall. 1055 South Grady Way, Renton, Washington, on February 1, 2005 at 9:00 AM to consider the Preliminary Plat. ThiS is a continuation of the Public Hearing held on December 7, 2004. The applicant or representative(s) of the applicant is required t~ be present at the public hearing. Please contact ma at (425) 430-7270 if you have any questions. ". ,-,. . Sincerely. Nancy Weil Associate Planner cc: Mithra & Usha Saflkrithi I Owners Jeff Rieker I Applicant Michael Hudsofll Party 01 Record -----------,".5"5'~"."'.hf.GC.,~',;WWO~;-'R",~"'."."W"~"h~'"" •• OO""""."'5"5C-----------~ '~Eh" <H "H. LU." CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 24th 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: f4~l? •. ":""'.' "";::" ':':" -~-",k·"':: . , •.. ,,@: '-4J~, ii:'" "-;,'W;~:' @-%-__ ':~,,'::::: Name:;; ~","". ".: :~($,; , :h\i> -. RePresenting'>" ·.;;.;i;·.·, < .. :,~" Brian Mannelly -Harbour Homes Contact/Applicant Kenneth & Tina Kiger Owners Kimberly Ann Siegrist Owner Tim Spiry -Estate of Dennis G. Spiry Owner ~ A .. ~ I. ~'''''''''' (Signature of Sender}:..-~ --" .... ~"';.\..~~ .. ~"'" '!"-~;i.lSSION·· • .o1-:\ STATE OF WASHINGTON ) f /.?"\~OT;j" ~ ... ~'~ } 55 ~; _ ''-J. -rn1'"" ~ COUNTY OF KING } ~ '1. \ "'U8'-f 1 ''Y' lie .. 1 ""'-\6; ."~; I certify that I know or have satisfactory eVidence that Stacy Tucker \<" o·· .• ?!!:.?J:~:~O.f signed this Instrument and acknowledged it to be his/her/their free and voluntary act for 1i1~f¥."""=.--,, •• purposes mentioned in the instrument. """"~'''~' Dated: rj.:?'l,la :c Notary {~':"{ ," _______ _ My appointment expires: Preliminary Plat LUA04·143, PP, ECF CITY OF RENTON HEARING EXAMINER PUBLIC HEARING February 1, 2005 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of appllcallon number only and nol necessanly Ihe order In which Ihey will be heard. Items will be called for hearing at the dlscrelion of Ihe Hearing Examiner. PROJECT NAME: Christelle Ridge Preliminary Plat PROJECT NUMBER: LUA-04-100, PP, ECF PROJECT DESCRIPTION: Continuation of December 7, 2004 Public Hearing. The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for a 22-lot subdivIsion on a 3.54-acre site. PROJECT NAME: Aspen Woods Preliminary Plat PROJECT NUMBER: LUA-04-143, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for a 46-lot subdivision of an 8. IS-acre site consisting of three parcels. The proposal is located within the Residential -8 (R-8) zarling desigrlatiorl. The subdivisiorl is intended for the eventual development of detached single-family homes with lots ranging in size from 4,752 square feet to 8,350 square feet. Two single-family homes and associated outbuildings currently exist; all would be removed or demoliShed as part of this proposal. Access is proposed off of Hoquiam Avenue NE via three new Internal public roads. Two private easements within the plat will provide access for 4 lots_ A storm water facility is proposed in the southeast corner 01 the site. No critical areas are located on the srte according to the City's Critical Areas map. 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 Data: Project Name: Applicanfl Address Ownem/ Addrnss; File Numb8r: Project Description: Project Locilfion; February 1, 2005 Aspen Woods Preliminary Plat Brian Mannal1y Harbour Homes 334009" Avenue $. #120 Federal Way, WA9800~ Estate of Dennis G. Spiry 11832142"'AveSE Renton, WA 98059 LUA-04-143, PP, ECF Tina and Kenneth Kiger 11826 142M Ave SE Renton, WA 98059 Proj9CI Manager: KJmbeny ~n Siegrist 12240142 Ave SE Renton, WA 98059 NancyWeil The applicant is requesting Preliminary Plat approval for a 46-101 subdivision of an B.I5-acre sn .. consisting of thr8€l parcels. The proposal is located within the Residentlal - 8 (R-B) zoning designation. The subdivision is intended for the eventual development of detaGhed single-family homes with lots ranging in size from 4,752 square feet to 8,350 square feet. Two singie·family homes and associated outbuildings (;Urrently exist; all would be removed or demolished as part of this proposal. Access is proposed off of Hoquiam Avenue NE via three new internal public roads. Two private easements within tM plat will provide access for 4 lots. A storm water facility is proposed in the southeast corner of the site. No criUcal areas are located on the site according to the Cltys Critical Areas map. 852 and 864 Hoquiam Avenue NE and an abutting vacant parcel to the south. B. EXHIBITS; Exhibit 1: Project me ("yellow file") containing the applicallon, 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 Detail Map (dated 09123104) Preliminary Plat Plan (dated 09121104) Grading Plan (dated 09/23104) Utilities Plan (09124/04) Tree Cutting I Land clearing Plan (dated 09122/04) Conceptual Street Tree Plan (dated 09124/04) Zoning Map Sheet E6 East (dated 12128104) Environmental Review Committee Mitigation Measures C. GENERAL INFORMATION: 1. Owners of Record; Estate of Dennis G. Spiry 11832142"'AveSE Renton, WA 98059 Tina and Kenneth Kiger 11626 142"" Ave SE Renton, WA96059 2, Zoning Designetion: Residential -e Dwelling Units per Acre (R-B) 3. Comprehensive Plan ReSidential Single Family (RSF) Land Use Designation: Kimberly A[;In Siegrist 12240 f42" AveSE Renton, WA 98059 4. Existing Site Use: The site is currently developed with two single-family residen~es and accessory structures. 5. Neighborhood Characteristics: North: Single-family residential: zoned R-8 Eesl-King County, residential zone SOuth: Single-family residential: zoned R-8 West King County: residential zone 6. Access: Hoquiam Avenue NE 7. Site Area; e, 15-a~re5 (355,014 sq tt) D. HfSTORICAUBACKGROUND: i Plan Zoning Annexation Rezoning Ii~XRPT 04-143_doc '" lUA-04-141 lUA-04_142 4404 5096 "'" 06/07/1993 1012512004 1012512004 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 Stsndsrds 2. 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 Drivewsy Regulations Section 4·4·130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Uillity Standards Section 4·6·060: Street Standards 4. 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 -Geneml ReqUirements and Minimum Standards Section 4·7·160: Residential Blocks -General ReqUirements and Minimum Standards Section 4·7·170: Residential Lots -General Requirements snd Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. HOUSing Element: Housing Supply objectives and policies; Minimum DenSity PoliCies. G. DEPARTMENT ANALYSIS; 1. PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Preliminary Plat approval for a 46·lot SUbdivision of sn 8.15-acre site consisting of three parcels. The proposal is located within the Residential· 8 (R·e) zoning designation and Residential Single Family on the Comprehensive Plan. This project IS vested to the Development Regulation and Comprehensive Plan prior to the adoption on the new code in November of 2004. The subdivision is intended for the eventual development of detached single-family homes with lois ranging in size from 4.752 square feet to 8,350 square feet. Two singla.family homes and assOCiated outbuildings currently exist; ali would be removed or demolished as part of this proposal. Access IS proposed off of Hoquiam Avenue NE via three new internal publiC roads. Two private easements Within the plat Will prOVide access for 4 lois. A storm water facility is proposed In the southeast corner of the site. No Critical areas are located on the site according to the C~y's Critical Areas map. The property is located on the east side of Hoquiam Avenue NE, south of NE 9th Stree\. The parcels are addressed as 852 and 864 Hoquiam Avenue NE and an abutting vacant parcel. The 46-lot development proposes access off Hoquiam Avenue NE by constructing two 42-foot public streets (NE 7'h and 8th Streets) to connect to one additional internal 42·loot public street to be known as Kitsap Avenue NE. Both NE 7"' Street and Kitsap Avenue NE are proposed to stub off at the south and east, respectively, property line of SUbject site Additionally, the applicant proposes two privste access easements. HEXRFT 04-143.000 The sne was part of the Johnson Annexation from King County Into the City of Renton adopted October 25,2004. The site was also rezoned at that time to the current City designation of Residential -8 (R-8). A Native Growth Prevention Area (NGPE) is indicated on a portion of the site, which was an exemption requirement for King County's stormwater runoff for the existing residence. The NGPE will be relinquished at the time of recording of the final plat. The site is not deSignated on the City's Critical Areas Maps as containing any crnical areas. A wetland delineation was provided by B-12 Wetland Consulting, Inc on October 12, 2004 which determined the two small. isolated wetlandS found on the site are not regulated by Code. The property abutting to the east is in King County and contains wetlands. The rolling site generally slope downward from west to east with a slope range of 3 to 10 percent wllh 15 percent at the steepest point. A retention/detention system (combined wet/detention pond) is proposed as the site's drainage facility; it is located at the southeast comer of the site on proposed Tract A. The site is located in the May Creek Basin. A sewer lift facility will be required. After project construction, the applicant estimates 56% of the site may be covered by imperviOUS sUrface (includes asphalt, buildings etc). The soils are medium-dense to dense native classified as Alderwood gravelly sand loam. The project estimates apprOXimately 16.862 cubiC yards of fill to be necessary. The applicant proposes to fill approximately 2,100 square feet of non-regUlated wetlands. using on-site fill. Grading is proposed for the entire site. The site is vegetated wHh deciduous and coniferous trees, shrubs and variety of plants. The tree-clearing plan states 123 substantial trees to be removed as the entire site is to be cleared for site preparation. A conceptual landscape plan was submitted to address the City's two tree per lot requiremenl. A Landscape Tract is located at the northwest corner of the site along proposed NE 8'" StreeL 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on December 28, 2004 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS_M) for the Aspen Woods Preliminary PiaL The DNS_M included 5 mitigation measures as listed in Section 3 below. A 14-day appeal period commenCed on January 3. 2005 and ended on January 17, 2005. No appeals of the threShold determination were filed. 3. COMPLIANCE WITH ERG MITIGATION MEASURES Based on an analysis of probable impacts from the proposal. the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance _ Mitigated: a. The applicant shall comply With the recommendations contained in the Geotechnical Engineering Study dated September 21, 2004 regarding site preparation and structural fill material. b. The applicant shall prepare and submit a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the standards of the Department 01 Ecology and a Construction Mitigation Plan. Development Services staff shall review both plans prior to issuance of Construction Permits. The applicant/contractor shall comply with the approved plans to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. c. The project contractor Shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. d. Certification of the proper removal of the erosion control facilities shall be required prior \0 the recording of the final piaL 2. The applicant shall comply with the 1998 King County Surface Water Design Manual \0 meet both detention (Level 2 flow control) and water quality improvements. HEXRPT D4_143.doc I i r t 3. The applicant shall pay Ihe applicable Parks MiUgation Fee based on a rate of $530.76 (44 x $530.76 = $23,353.00) per new single-family lot with credit given for Ihe two existing single-family residences, prior to the recording of the final plat. 4 The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (44 x 9.57 = 421 x $75.00 = $31,575.00) per each new additionallrip generated by the project with credit given for the two existing single-family residences, prior to the recording of the final plat. The applicant shall pay the applicable Fire Mitigation Fee based on a rate of $48B.00 (44 x $488.00 = $21 ,472.00) per new single-family lot With credit given for the two existing single-family residences, prior to the recording of the final plat 4, STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the apptication matenals 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 althe end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Proposal is vested to Residential Single Family designation prior to November 2004. Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the SUbdivision: (a) Compliance With the Comprehensive Plan DeSignation. The subject site is deSignated Residential Single Family (RSF) on the Comprehensive Plan land Use Map The RSF deSignation is Intended to promote and enhance Single-family neighborhoods. The proposal is consistent with the RSF designation in that it would allow for the future construction of new singte- family homes, thereby promoting goals of infill development. The proposal is consistent With the following ComprehenSive Ptan Land Use and HOUSing Element policies: Pollcy lU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. The proposed project would meet this objective as the net density of the development would be 7.0 dwelling units per acre, which is within the allowed range. Policy lU_35. A minimum lot siz" of 4,500 square feet should be allowed in single-family residential neighborhoods exc"pf when //exible development standards are used for project review. The proposed project would meet this objective as the 46 lots range in size from minimum of 4,752 square feet to maximum of 8,350 square feet. Poticy 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 cUI-de- sacs and pipestems should be discouraged for new davelopment. A "Flexible grid" pattern of streets and pathways should be used to conned adjacent and future development. The proposed development will construct three public roads, which will connect to Hoquiam Avenue NE. Two stub streets at the east and south property lines are to allow future connection to adjacent parcels es they develop. Policy H_10. Encourage small lot single-family development. The R-B zone permits a minimum lot size of 4,500 square feet. While the proposed lot Sizes range from 4,752 to 8,350 square feet, the average lot size for the development is approximately 5,400 SQuare feet. (b) Compliance with the Underlymg Zoning Designation. The 8.15-acre site is designated Residential _ 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed HEXRPT G4---143.doc development would allow for the future construction of up to 46 new dwelling units and associated plat imprOllements. The following staff report is based on the land use application submlttlll vested under the R-B zone development standards In effect at the time of the complete application (prior to 1111012004). Density -The allowed density range in the R-B zone is a minimum of 5 to a maximum of 8 dwelling units per acre (dulac). Net density is calCUlated after criticat areas, public rights-ol-way. and private roadways serving more than three units are deducted Irom the gross acreage of the site. tn this case. after the deduction of the public road ways (68,825 square feet) from the 355.064 gross square foot site (355.064 gross square feet -88.825 totat deducted area ~ 286,239 net square feel or 6.57 net acres), the proposat woutd arrive at a net denSity of 7.0 dwelling units per acre (46 units 16.57 net acres = 7.0 dulac). which is within the allowed density range of the zone. Lot Dimensions -The minimum lot size permitted in the R-8 zone IS 4,500 square leet A minimum tot width of 50 feet is required lor interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. In this case, lot widths range from 50 to 64.04 feet and tot depths are proposed from 95.03 feet to 138.05 leet. As proposed. all lots appear to meet the minimum lot dimensions as described above. Lot square footage and a<X:ass are shown in the followin chart. LOT NUMBER(S) LOT StZE (S.F.). ACCESS , 7.160 NE 8'" Street , 5,843 NE 8"' Street 3 5,842 NE 8"' Street , 5,840 NE 8'" Street 5 5,839 NE a'" Street 6 5,820 NE ath Street , 5,152 NE a'· Street! Private Easement 8 5,555 Private Easement 5 6.953 Private Easement '" 6,319 Kitsap Avenue NE " 5,847 Kitsa Avenue NE " 5,797 Kltsap Avenue NE " 5,799 Kitsap Avenue NE " 6,713 Kitsa Avenue NE " 5,a05 Kitsap Avenue NE '" 5,796 Kitsap Avenue NE HEXRPT 04-143.doc ~ ~.'""' Proflfrrinory Repo~ 10 tn. • • H 6,670 Kltsap Avenue NEl Private Easement " 5,414 Private Easement '" 8,350 Private Easement " 6,524 NE 7''' Street 21 throuah 27 5.314 NE 7'" Stre<!t " 6,251 NE 7'h Sireet 2" 6,134 NE 7th Street 30 throu "" 5,345 NE 7'h Street 35 and 36 4,752 NE 7'h Street " '043 N E 7'h Street '" 5,803 NE S"' Street '" 4,817 NE 8" Street <0 5.203 NE 8'" Street " 5,152 NE 8'" Street 42 throu h 45 5,344 NE 8" Street " 6,180 NE 8" Street Setb8cks_The R-8 zone ,equires a minimum front and rear yard setbacks of 20 feet (15 reet front yard setback for primary structure and 20 feet for attached garages which access from the front yard street when abutting a newly created street), side yard along a street of 15 feel and interior side yard setbacks of 5 feet While the proposed preliminary plat does not show the buildable area of each lot, all lots appear have adequate area to meet the minimum lot setbacks as described above. On the smallest proposed lots (#35 and #36) of 4,752 square fee~ the buildable area would provide for approximately 40 x 50 square foot building envelope. However, each lot will be required to venfy the appropriate setbacks prior to building permit approval, Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet In size. Building height in the R-B zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum bUilding coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50% for tots less than 5,000 square feet in size. The proposal's compliance with each of these bUilding standards will be verified prior to the issuance of building permits for each indiVidual structure, H~XRPT 04·143 doc Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed tots appear to be adequately sized for the provision 01 the required parking, However, verif'catlon of two off-street parking stalls will be necessary at the time 01 building permit review, (c) Compliance with Subdivision Regulations. Lot Amlngement _ Side lot lines are to be et,;gh! angles to st"",tlines, and each lot must have acCeSS /0 a publiC street or road. Acc"ss may b~ by privat~ access eas"ment stre~t per the ",quirelT/ljnts of the Street Improvem"nt Ordin8nc~. The side lot lin~s 01 the proposed lots are at right angles to the new 42-foot wide internal publiC roadways to be known as NE 7'h and 8th Streets and Kitsap Avenue NE, All the proposed lots will gain access directly or indirectly off of the newly constructed NE 7"' and 8"' Streets and Kitsap Avenue NE (see additional discussion under Acc~ss and St"""t Improvem~nts). All lots comply with arrangement and access requirements of the SUbdivision regulations. Lots -The Sil~, shape and orientation of lots shall meet the minimum OIroe and width roquiroments of the applicable zonmg classificaflon and shall be appropriate lor Ihe Iype of development OInd use contemplated. Each ot the proposed lois satisfies the minimum lot area and dimension requirements of the R-8 zone, When considering the required setbacks. es well as access pOints for each lot, the proposed lots appear to have sufficient building area for the development 01 suitable detached single-family homes. The lots are rect.1ngle in shape with right a~gles to Ihe slreet line and generally oriented with frontage towards :he public right-ol-way. The following ere considered corner lots: Lots 14 with the lront yard deSI~nated to Kitsap Avenue NE, Lots 20, 28, 29 and 37 with the front yard designeted to NE 7' Street, and Lots 38 and 46 with the front yards designated to NE 8'" Street. Currently, Lot 7 IS shown as a pipestem lot with 30.96 leet of width, However. the aCceSs easement "A" which is to serve as access to Lots 8 and 9, should be shown as incorporated into the adjacent lots. ThiS is applicable to access easement "B". which serveS lots 18 and 19. as well. Therefore. staff recommends as a condition of plat approval that the access easements "A" and "8" are Shown as easements across Lots 7, 8, 17, and 18 accordingly prior to the recording of the final plat, The satisfaction of thiS requirement is subject to the review and approval of the Development Servi;:es Project Manager, With the 20.18 teet width of access easement "A" incorporated into Lot 7. It will meet the required 50-loot lot width. Properly Comers atlnterslX/ions -All lot comers at intersections of dedicated public rights-of- way, except alleys, shOll1 have minimum radius of15 feet As proposed, the corners at the dedicated right-of-way intersection would have a minimum radius of 25 feet exceedin9 City Code requirements. (d) Reasonablaness of Proposed Boundaries Access and Street Improvements -The 46-lot development proposes access off Hoquiam Avenue NE by constructing two 42-toot public streets (NE 7" end 8th Streets) to connect to an additional internal 42-loot public street to be known as Kitsap Avenue NE. Both NE 7''' Street and Kitsap Avenue NE are proposed to stub at the south and east, respectively, property line of subject site, Additionally. the applicant proposes two private access easements (as discussed under Lots). Access easement "A" is proposed 20-loot wide (lots 8 and 9) lor which the code permits no more than two lots not abutting a public road. Access easement "8" is proposed 3D-foot Wide. applicant HEXRPT 04-143doc proposed this width based on width of an existing utility easement that will be vacated. While this access is currently serving tots 18 and 19, it potentially could provide access for future development of the abutting property to the west. As future development occurs to the west, applicant may wish to grant right·of·way for a half street improvement of 35 feet. The temporary tum around on Kitsap Avenue NE at the southern property line is required and is shown as an easement on Lot 17. It appears, once the 20·loot rear yard setback and thiS temporary turn around is considered. the buitdable area of this lot appears to be compromised. However. the applicant anticipates development of that lot after Kltsap Avenue NE is connected through to the south and the temporary easement is no tonger necessary. While no additional right·of·way dedIcation for Hoquiam Avenue NE is required, street improvements including but not limited to paving, sidewalks. curb, gutter storm drain, landscaping. street lighting and street signs will be required as well for the new proposed streets. Applicant has requested and received a Street Modification for the proposed 42·foot wide public right·of·ways. While Lots 7 and 17 abut the publiC road. the access easements crossing each lot makes it feaSible for access to thesa lots to also be gained from the easement. thus reducing the number of additional curb cuts. Therefore, staff recommends as a condition of plat approval the a note be placed on the face of the plat requinng access for Lot 7 to be from access easement "A' and Lot 17 to be from access easement "B", The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. Additionally, to further enSure safe access to and from the proposed subdivision, no direct access from any lot within the plat shall be allowed onto Hoquiam Avenue NE. In order to ensure safe end efficient access, staff recommends reqUiring the applicant to establish a homeQWner's association or maintenance agreement for the two private access easements "A" and "B" as a condition of the preliminary plat approval. Staff also recommends a project cond,tlon requiring the applicant to install a ·Private Road" sign indicating addresses served from the private street at the intersection of the private easements (serving Lots 7. 8 and 9 and Lots 17. 18 and 19) and the proposed 42·foot Internal public street. ThiS condition would ensure that emergency aid vehicles could find all residences located within the proposed subdiviSion. The proposed subdivision is expected to generate additional traffic on the City's street system: therefore, a Treffic Mitigation Fee hss been imposed by the EnVIronmental Review Committee as part of the SEPA Determination Issued for the project. The TraffiC Mitigation Fee is based on 175.00 per average daily trip generated by the project. The proposed 46 new residentlat tots with cred~ given for the two existing homes would be expected to generate approximately 421.08 new average weekday trips (44 new homes x 9.57 trips per home" 421.08). The fee for the proposed preliminary plat IS estimated to be $31,581.00 (421.08 total trips X $75.00" $31.581.00) and is payable prior to the recording of the final plat. Topography· The subject site is a gentle downward slope from wesl to east with a range of 3 to 10 percent with 15 percent at the steepest point. The site is partially vegetated with yard landscaping around the existing residences. the remainder of the site is heavily vegetated with native graSSeS, shrubS, berry bushes and is moderately dense with trees. The proposed tree clearing plan submitted for the project indicates approXimately 123 significant trees are to be removed. While staff discussed w~h the applicant the feasibility of reserving sigmflcant trees along the perimeter of the site, it appears due to site grading and proposed grade changes as well as expected land disturbance, it seems unlikely overtime the survival of the trees. The applicant submitted e geotechnical report prepared by Geotech Consultants, tnc. dated September 21. 2004. According to the geotechnical report the SOils on the subject site are fine Silty sand classified as AldelWood gravelly sand loam. The applicant estimates approximately 16.862 cubic yards of fill to be necessary, The geotechnical engineer concludes that the existing soils are suitable for the 46·lot proposed development; subject to compliance with the report recommendations for site preparation and stl1Jctural fill material. HEXRPT a4-14J ~oc The Wetland Report prepared by B12 Wetland Consulting, tnc., October 12, 2004 identified and detineated tW<J non-regulated wetlands on the srte. The wetland identified off-site to the east is located outside the 100-fool distance from site disturbance. The non-regutated wetlands are to be filled (approximately 2.700 square feet of fill). Thus. the site does not contain any critical areas nor is it located in Ihe Aquifer Protection Zone. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project applicaHon includes a Construction Mitigation Plan, which is subject to finat approval prior to the issuance of construction permits for the proje~t In addition, the ERC pla~ed erosion control mitigation measures on the project and required the appli~ant to adhere to the 199a King County Surface Water Design Manual (Level 2 flow control). Relationship to EXisting Uses -The rolling site generally slope downward from west to east With a slope range of 3 to 10 percent With 15 percent at the steepest point. The subject site is currently developed with two single·famlly residences and accessory structures. All of the existing structures on site are to be demolished and removed. Staff recommends as a condition of preliminary plat approval the applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recQ(ding Of the final plat. The sallsfaclion of this requirement is subject to the review and approval of the Development Services Project Manager. A conceptual street tree plan was submitted as part of the land use application. which proposes to provide 99 trees averaging along the front or side along a street yard to satisfy the requirement of wo ornamental trees per lot. Staff recommends as part of the preliminary plat approval, this conceptual street tree plan with following changes: the proposed Kolereuteia paniculata (GOlden raintree) be replaced with a similar type and size tree (due to potential pOisonous pods the tree produces) and the trees are a minimum caliper of 1-112 inches (deciduous) or 6 -8 feet in height (conifer). The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. Additionally. the applicant IS proposing a Landscape Tract "B" at the northwest corner along a portion of NE aU. Street. Staff recommends the appli~ant shall Include the maintenance of Tract "S" in the homeowner's association or maintenance agreement to be created concurrently with the recording of the flnat plat. The surrounding area includes single-family fesidences developed under the R-B zoning deSignation end abutting King County wllh low'density residential zoning. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. Furthermore. the proposal is consistent with the Intent of the both the Comprehensive Plan and Zoning Gode and would not be out of character with existing or recent development In the area. (e) Avei/abili/y and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Commitlee has imposed a Fire Mitigation Fee based on $488 00 per new single-family with credit given for the two existing single-family reSidences in order to mitigate the proposal's potential impacts to emergency servic;es. The fee is estimated at $21,472.00 (44 new single·family homes x $488.00 = S21,472.00) and is payable prior to the recording of the final plat. Recreation: The proposal does not provide on-site recreation areas for future residents Of the proposed preliminary plat. There are eXisting recreational facilities in the area of the subject property and It IS antiCipated that the proposed development would generate future reSidents, which WOuld increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has Imposed a Parks Mitigation Fee based on $530.76 per new single-family with credit given for the wo existing single-family reSidences. The fee is HEXRPT 04·143 doc " estimated at $23,353.00 (44 new single-family homes x $530.76 '" $23,353.00) and is also payable prior to the recording oflhe final plat Schools: The SUbject site is located within the Renton School District boundaries. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generaHon factor of 0.44 students per single-family residential dwelling. Therefore, it is anticipated that the proposed preliminary plat would result In jg (0.44 X 44 new single-family homes" 19.36) new children to the local schools, Wllh credit given for two existing single-family residences (Maplewood Heights Elementary School, McKnight Middle School, and Hazen High School), Storm Water: A Drainage Report prepared by D. R. Strong Consulting Engineers, Inc. dated October 19, 2004 was submitted as part of the land use application. The site is located in the May Creek Drainage Basin, The development Will meet the drainage requirements of the 1998 King County Storm Water Manual (KCSWM) standards, Per the 1998 KCSWM, the project Will provide basiC water quality treatment and Level 2 Flow Control via one retention/delenllon system, As such, the applicant is proposing a storm water pond, which is proposed to be located Within Tract A at the southeast corner of the site with direct accesS 011 of Kitsap Avenue NE, After being detained and treated for water quality. the site run-off is to disperse into the eXisting wetland located on the abutting property to the east (King County). The applicant is aware a drainage easement with that property owner will be required therefore staff recommends following as a condition of preliminary plat approval: the applicant shall be required to have all drainage facility maintenance agreements and easements ready to record, prior to final plat approval. The preliminary calculations for the drainage facility appear to be in compliance with the requirements contained Within 1998 surface water manual. Finally. A Surface Water System Development Charge, based on $715.00 per new single-family lot would be required prior to the issuance 01 construction permits for the preliminary plat. Credit is given the two eXisting sin gte-family residences. The 16.466 square foot stOIlTl water retention/detention tract is located at the southeast corner of the site at what will ba the comer of NE 7'" Street and Kltsap Avenue NE, The drainage facility would be designed In accordance with the 1995 King County Surface Water Design Manual and is being Sized to accommodate all 46 lots within the subject plat, As the facility is located on the corner of what will be future through streets, staff recommends that the applicant be required to install site-obSCUring landscaping/fencing along the western and northern sides of the detention facility. Staff also recommends that this condition be subject to the review and approval of the Development Services Division prior to final plat approval, Waler and Sanitary Sewer utilities: The proposed development IS Within the water serv>ce area of Water District 90 (WD 00), The applicant shall provide a Certificate of Water Availability. shOwing that the DistriCt's system can provide a minimum of 1.000 gpm of available fire flow per fire hydrant Staff recommends this as a condition of approval, requiring the submittal of the certifLcate at the time of the construction plan for review and approval of Developmant Services, An a-inch sewer main is located at the intersection of NE 10th Street and Hoquiam Avenue NE. A proposed lift station may be necessary, street Improvements: The applicant has requested and received approval for a reduced ROW width of 42-feet for the proposed NE 7'" and SthStreets and Kitsap Avenue NE. New streets will be improved with 32·feet of pavement and 5 foot Sidewalks on both sides, The two pnvate internal access easements serving lots 7, 8, 9,17,18 and 19 will be improved W1th minimum of 20·feet of asphalt within the easements. Frontage improvements W<luld be required if not already existing along Hoquiam Avenue NE to inctude curb, guller, sidewalks, street widening, street lights, street drainage, and undergrounding of overhead utilities. HEXRPT D4·143.doo Preliml"","" Rop01l to thB H. RECOMMENDATION: Staff recommends approval of the A$pen Woods Preliminary PI"t. Project File No. LUA-04-143. PP, ECF subject to the following condilions: 1. The applicant shall be required to show the access easements "A" and "B" as easements across Lots 7. 8. 17, and 18 accordingly prior to the recording of the final plat. The satisfaction of this requirement is subject to the revfew and approval of the Development Services Project Manager. 2. The applicant shall be required to place a note on the face of the plat requiring access for Lot 7 10 be from aCCeSS easement "'A' and Lot 17 to be from access easement "B". Additionally. no direct access Irom any lot within the plat shall be allowed onto Hoquiam Avenue NE. The satislaction of this requirement is subject to the review and approval of the Development Services Project Manager. prior to the recording of the nnal plat. 3. The applicant shall be required to install a "'Private Road" sign with addresses being served from the private drives at the Intersections of the private roads and the proposed 42-foot wide internal public street. prior to the recording of the finat plat. 4. 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 (landscape Tract B, access easements. stormwater Tract A) of this development. A draft of the document(s) shall be submitted to the City of Renton Devetopment Services DIVision for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 5. The applicant shall obtain a demoli~'on permit and complete all inspections and approvals for all bUildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 6 The applicant shall comply with the conceptual street tree plan With following changes: the proposed Kolereutela paniculata (Golden rain tree) shall be replaced with a similar type and size tree to be a minimum caliper of 1-112 inches (deciduous) Of 6 -8 feet In height (coniler).The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager and shall be planted prior to final bUilding permit inspection. 7. The applicant shall be required to have all drainage facility maintenance agreements and easements ready to record, prior to the recording of the final pial. a. The applicant shall be required to install a site obscuring landscapeifencing buffer along the western and northern sides of the detention facility (Tract A). This condition shall be subject to the review and approval of the Development Services Division prior to final plat approval. 9. The applicant shall provide a Certificate of Water Availability, showing that the District·s system can provide a minimum of 1,000 gpm of available lire flow per fire hydranl The submittal of the certificate shall be required at the time of the construction plan for review and approval of Development Services Division. ~~~t;;.;;id -" •• """, ptat ts not fit.d withtn five (5) years from th. data ofapprovat, the p ... liminary ptat HEXRPT 04·143.do< ASPEN WOOOS I£l<lHBORHOOD OETM. MAP 1· _ 200' N -I ._- ---........ ', ..... 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OR CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04·143, PP, ECF PROJECT NAME: Aspen Woods Preliminary Plat APPLICANT: Brian Mannelly, Harbour Homes LOCATION OF PROPOSAL: 852 & 864 Hoqufam Avenue NE DESCRIPTION OF PROPOSAL: The applicant is req""stng Environmental (SEPA) Review and Preliminary Plat approval lor a 46·lot subdivision 01 an 8.15·acr9 site consisting 01 three parcols. The proposal is located within the Residential· 8 (A-8) zoning d",signalion. The subdivision is Intended lor th'" ",venluel development of detached single-family homes wTth lots ranging in size from 4,752 square feet to 8,350 stpJare feel Two single-family homes and associated outbuildings currently exist; all would be removed 0{ demolished as part of this proposal. Access is proposed off of Hoquiam Avenue NE via three new Internal public roads. Two private easements w!\hin the ~at will provide access for 710t8. A storm wat",r facility is proposed in the southeast corner of the s~e. No critical areas are located on the site acconjing to the Citis Critical Areas map. LEAD AGENCY: MITIGATION MEASURES: Th", C~y ot Renton D<!partmenl of Planning/Building/Public Works Development Planning Sadion • 1. a. The applicant shall comply with the recommendalions contained in the Geotechnical Engineering Study dated Septemher 21. 2004, regarding sile prepara~on and slnJcturallili matelial. b. The appllcanl shall prepare and subm~ a Temporary Erosion and Sedimentation Control Plen (TESCP) pursuant to the starnJards of the D<!parlment of Ecology and a Construction Mitigation Plan. D<!velopment SelVices staff shall review both plens prior to Issuanc", of Construc1ion Permits. The applicanVcontractor shall comply w~h the appro~d plans to the sa~$taction of the representative ot the Dev",lopment Services Dwision for the duration ot lIm project's construction. c. The project contraotor shall perform daily review and maintenan1Xl of all erosion and sedimentation control measures at the site. d. Certffication of the proper removal 01 tl>e erosion control facilities Shall he required prior to the recording of the final plat. 2. The applicant shall oomply with tl>e H)98 King County Surface Water Design Manual to meet both del",ntion (Level 2 floW controO and water quality Improvements 3. The appl~nt shall pay the applicabte Parks Mitigation Fee based on a rate of $530.76 (44 x $530.76 " $23,353.00) per n",w single-family lot wlth credit given fO( the two existng single-tamUy residences, prior to the recording of the final plat. 4. The applicant shall pay the applicable Traffic Milige~on Foo based on a rat", 01 $75.00 (44 x g.S7" 421 x $75.00 " $31,575.00) per each new additional trip generated by the project with credit given tor the two existing single- family residences, prior to the rwording of the final plat. 5. The appncanl shall pay the applicable Fire Mitigation Fee based on a rate of $488.00 (44 x $486.00 " $21,472.00) per new single-family lot with credit given for the two existing single-family resldencas. prior to the recording ot the final pial. CIT:Y"F RENTON _ PbmningIBuildinglPublicWorksDepartment GreggZlmmermanP.E~Admtulstrator January 6, 2005 Scott Borgeson, P.E. Core Design, me. 14711 N.E. 29'" Place, Suite#101 Bellevue, WA 98007 ' Subject: Wedgewood Lane Pr~lImlnai;i;PJat Stunn Drainage Management Concept Dear Mr. Borgeson: " ",--, After review of the concePts outlined in your \ener daled December 20, 2004 the City of Renlon ftuds both approaches practical":md acceptable wilh the addition of a few condition. for both the~ submittal and lhe pial. ' , . ' -., -.,'.-. " . Surface Water facility ~erving DIU\tip1e plats:-The City_ of Renton agrees ,-hat reduced per lot .- maintenance exi>e~se and imptoved averilll apP<'JITance is 'a.wohh~ goal: • Surfllce _ Water. Treatment throulih '1Tainlng;':' blo-swale-:II!\d W~t JH)nd facilities -when submitted with the preliminary plat,' all calculations and I~' draihage repOrl need (0 show specifically and ihoronghly all surface WlIler i~ lieUig treated iDe'eting the intent of the KCSWDM and no downstream creel: or 'river is' endailgered,-A ~plain _language -discussion/riarrative is "required ~' a cover for the'drainage report ,With" me.-p&Ii'minMy plat for presentation and hearing purposes. :',; <_'._ Natural Appearance -The Cily of. Renton 'agrees ihal a naniial shape is aesthetically -more desirable. A detailed landscaping aiul,maintenance planjncluding a plant inventmy-will k 'required with ~ preliminary plat suOmittal: The CC&R's fQ(t~e plat will need'strlcllanguage regarding landscaping an~ maintenance respon~jbilit'ies" ' .. ' Wetland rechargCldispersal trenches .:. Dispersal' 'trCnches are nOI usually a preference as maimenance ,and erosion control 'are cnntinuing concerns,' moot especially when the new_ homeowner staru landscaping. Given, the' soils and the proximity_of the' wetland, dispersal " trenches will be coru;idered. The CC&R', for the plat will be required to-address maintenance of ,-' dispersal trenches and mOJijloring downstreiun erosion.' The language will have to clearly state" that the dispersallrenches are not tG be removed, covered Or damaged aDd give the homeowner's- association some monitOring responsibility if, erosio-n occurs. The wetland-iimnitming 'plan will need to address this issue as well. You may, ""~t conditions of this sort to be aMressed in the SEPA (eview of tlte preliminary plat and may wish 10 be'-prepru-ed with a propo-.sa! on ho-w to- addres~ these concerns. Roor Area as grassed surfBCe -This is an interesting argument. -When presenting the drain~ge report be prepared with all square footages, calculations and references to support the concept and show how the intent of the BMP is met_ Staff believes the argument is' supPortable. -----"""'.,'SOC" •• "GCmdOyCW"'.CyC_."'=.=""~W"-.Ob='.=.= .. ~ .. "" .. ,,------R E N T ~ (i') T1'io_'00h1>.~5O%_..-",-__ """",,= AHBD 0. TilE CURH , Basically, lhe City of Renton agrees with the pmposals for water treatment and dispersal in concept, subjoct to verification of all caloulation. and appTOnl a("lant materials, landscaping, erosion control aDd weiland monitoring. Maintenance will also "he carefu!Jy reviewe~ at submittal, so providing as complete informn.tion as pOssible with the preljminary plat is re~ommended, If yo'u hav~ any questions, please feel free to contact me at 425430-7299. Sincerely, .k'_Kt<~Jc iIa)\jn Kitlric-k '.' ' . Development Engineeririg Supervisor· Public Works Inspections & Pennits Development Services Division ' ,DEG.2L2(1)4 l2:2SPM CORE DESIGN INC @.€ December 20, 2004 Core No. 01045 Mr, ~eil Watts City of Renton 1055 South Grady Way Renton, W A 98055 Subject: Wcdgewood Lane Prellminw-y }'Ilat -LUA 03·082 Storm Drainage l\1.anagement Concept Dear Mr. Watts: NO.821 eo,. o...~ In<.. 14711 N.E.2S'1hPlo~S~ '101 Bolt .... , _ins'" 98007 JU,$SS 7877 Fa. 42Ues.m3 We are in the process of preparing the preliminary plat submittal documents for the Wedgewood Lane project that Nonhward Development is pursuing. As a part of this effort, we are looking into designing tbe stoIlllwater detention and water quality facilities to serve all three divisions of the Wedgewood Lane project, as well as Harbour Homes' adjacent Aspenwood project that is C\UTently being reviewed by City staff. We feel that constructing one system to handle the stornlwater from all of these projeds will benefit the residents in the long term with reduced per lot maintenance expenses and will improve the overall ~ppea:nlllce of these neighborhoocb, as compared to the option of having smaller, individual facilities for each of the projects, In order to further enhanoe these neighborhoods, our client has directed us to design the facilities to bave a more natural appearance than traditional ponds. Through this design process. we bave found thRl. if we give the detention and water quality pond a more natural shape, while also receiving the additional stonnwater from the Aspellwood plat, it will be impossible to provide the required detention and water quality volumes without a decIcaac in the project density. We have designed the pond to have gentle 3:1 side slopes around the majority of its eircumf~nce, but have steepened the slopes to 2: I where the pond will abut the Tear yards ofseverallols. This was done to maximize the attainable volume while also adding visual variety to the pond's appearance. Since the rear lot lines of these lots will be fenced, access to the side of the pond with the 2:1 slopes will be restricted. The remainder of the pond will not be fenced, so that it's natural shape and landscaping enhancements will be a visible site amenity. , As you disCUIlsed with Ed Jones last week, we have determined that the current pond configuration can provide enough dead storage to enhance the water quality of approximately ~5% of the total area of the three Wedgewood Lane divisions and AspenWood. We are proposing thaI a bioswale be utilized to provide treatment fOI the remaining 45% of the project. The bioswale would provide the required treatment forthe water quality stann event and then discharge the stormwater into the conveyance system, upstream of the wet pond, The wet pond will provide primary water quality enhancement {err storrnwater runoff from a little more thm half of the site and will also provide some secondary treatment faT the runoff thaI will have already been treated by the bioswille, ENGINft:RING PLANNING SURVEYING ~EC.21.20C4 12'26PM CORE DESIGN INC NO.~l 12/21/04 :-.lei[ Watts -City ofRentoll. Page: 2 The KIDg County StU"fac~ Water Design Manual, 1998 edition (KCSWDM), does not appear to spedfically address utilizing multiple types of water quality facilities to meet the manual's 'Basic Water Quality' requirements. The manual does require that sites, whose locations dictate more stringent water quality controls, provide multiple waler quality facilities. By providing multiple facilities in a 'treatment train', the risk of pollutants leaving the site is further reduced. Although the wet pond and bioswale proposed for this project will each be s!led for the flows ftomju:;t a portion of the overall site, there will still inevitably be aome enhanced protection for the gtOJmwater that goes through both facilities. We don't see any reason that this design will be any less effective than a solitary system, but since this is not a method that is eXplicitly discussed in the KCSWDM and since this approach is necessary in order for the proposed facilities to a.J..;o serve the Aspenwood project, we would like to gain as:rurilIlce from the City that this approach will be acceptable. Another topic for which we would like 10 gel your approval has to do with wetland recharge. The project site is adjacent 10 a large wetland complex that lies to the east The site genernlly slopes down 10 the east, from Hoquiam AV!muc towards the wetland. Since development regulations require that stormwaler that falls on the developed site be collected and conveyed in a tight line conveyance system to a detention and water quality facilily, a significant ponion of the area that is currently tribulary to the wetland will no longer reach the wetland \Inti! the. pond's outfall, which is downstream from much of the wetland. In order to maintain the wetland's current hydrologic patterns, we propose to diled: the roof runoff from appro:limately 20% of the developed lOIS directly to the wetland, Utiliziog level spreaders to disperse the stonnWllter at the edge of the 50' wetland buffer in multiple locations. These downspout dispersion trenches will be designed in accordance with the specifications shown in the King County Smface Water Design Manual, 19911 edition (KCSWDM), including Figure C.2.F. This is the same approach that was approved last year by the City of Renton for Northward Development's BrandaIl Village Short Plat project (LUA 03-082, Permit U031246). Since applying this same design concept to the Wedgewood Lane project is necessary for the proposed detention and water quality pond to also serve the Aspenwood projed, we would like to gain assurance from the City that this approach will be acceptable. In accordance with the KCS"WDM, this wetland recharge design concept requires that Ihe pennitting agi!IlCY grant an exemption from Core Requirement #3 -Flow Contol. On page 1-27 of the KCSWDM, exemptions from Core Requirement #3 are identified. Specifically, item 2-B specifies that, "If the project is a single family re~identia[ project, flow control BMPs must be applied within the threshold discb.arge area as specified in Small Sile Drainage Reqliiremems (detached. Appendix C)." Chapter C.2 -Flow Control BMPs includes the following language that dictates that dispersion be utilized: "Dispersion or infiltration BMPs are required for small site proposals applying for single family residential buildIng penuits or short plats, except in the following case: If the existing 101 is smaller than 22,000 square feet, or if the short plat creates lots less than 22,000 square feet, then infiltration is required if suitable soils are present. If soil~ will nOI suppon infiltration, then othe.-fiDW cDntrol BMPs must be considered. If site constrainls make dispersion and infiltratio)l unfeasible, then the site may be cotmected to the storm drainage system with perforated tightline cotmection (see Secti0l!-C.2.S, p. C-23)." ,PEC.21.20[}4 12'26Ff1 CORE DESIGN INC NQ,821 P.4/4 12121/04 Neil Watts -City of Renton Page: 3 Due to the till soils preSlIDt on this site, whicit me inherently poor draining, infiltration would not be feasible. Dispersion is an available alternative, however, since adequate space exists to allow dispersion without adverse downstream impacts, due to the large wetland complex tItat will be preserved as open space. Although the lot!! that will utilize dispersion will be 6,000-9,000 square feel in size, when the wetland area that they will disoharge to is also considered, the dispersion area is effectively larger than the requlred 22,000 square foot lot area. So, the intent ofllie KCSWDM requirement quoted above.is satiafied. Section 52.2 -BMPs for Reducing FacIlity Size !tates, ''The flow control BMPs presented in this section may be used to reduce the size of required flow control facilities implemented as described below." This refers the reader to the followins criteria #2, ''If roofnmoff is dispersed according to the requirements of Section 5.1.2 (p. 5-9) on single family lots greater than or equal to 22,000 square feet, and the vegetatoo flowpath of the roof nmoff is 50 feet or longer, the roof area may be modeled as grassed surface :rather than impervious surface when sizing the required flow control facility." k; discussed above, this project effectively exceeds tne requirement for at least 22,000 square feet of/ot area due to the wetland preserved native growth protection area. Also, a minimum 50 foot vegetated flow path between the dispersion trenches and the delineated wetland edge can be provided, due to the 50' wetland buffer that will already be p!ovided. Therefore, the criteria under Section 5 ,22 can be satisfied and for this reason, we propose that the roof area of approximately 30 lots be mOdeled as Till Grass in sizing the proposed detention pond. The driveways and patios for these lots will still be tributary to the detention pond and will be modeled as impervious surfaces during the facility design process. I expect that you win find that the design concepts presented in this letter will adequately protect the public and satisfy the requirements of the King County Surface Design ManUal. We would appreciate it if you would send us a written reply to sigDify your approval of these two design elements, so that we can incolJlorate them into t:h.e plan.s we are preparing fur the Wedgewood Lane preliminary plat submittals. If you have any questions or comments that you would like to discuss, you can call Ed Jones or myself at 425.885.7877 or reach us Vill e-mail at ETJ@CoreDe:signhlc,com or SRB@CoreDGsingInc.com. Thank you, Sincerely, COREDESIGN,INC. Scott Borgeson, P,E. Civil Engineer cc: Dick Gilroy, Northward Development Patrick Gilroy, Northward Development · , , CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of January, 2005, I deposited in the mails of the United States, a sealed envelope containing ERe Determination documents. This information was sent to: Brian Mannelly, Harbour Homes Tim Dennis G_ Spiry) Kenneth & Tina Kiger Kimberly Arm (Signature ""S",de"c,2 STATE OF WASHINGTON ) l 55 COUNTY OF KING ) See Attached Contact Owner Owners Owner 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 ,,'oc'e"i purposes mentioned in the instrument. Date~t1 1'3, ?;/)?§ My appointment expires: Woods Preliminary Plat PP, ECF templ.te -.Hida,,1 of .. "'~e by ITIallln9 • ,. PO Bo, 47703 Section AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) " Olympia, WA 98504-7703 clo Department 01 Ecol<>gy 3190 160~ Ave SE Ballevue, WA 98008 MS-240 , " 4717 W MargInal Way SW Seal!lo, WA gBl06-' 514 Environmental Planning SUf}ervi.or Ms Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 " Renton, WA 98055-1219 " Senior EnVJfonmental Planner Gary Kriedt 201 South Jackson Street KSC· TR-0431 Tukwlla,WA9Bl88 '" Note: If the Notice of Application Slales that n IS an "Optional DNS", tho marked agencies and Cities will need to be senl a copy of the checklist, PMT's, and the noi1ce 01 application • Also note. do not mail JamoyTaylor any of the not",es she gels hers Irom the web Only send her the ERe Determination paperwork. ,; I I Official ENVIRONMENTAL DETERMINATION &. PUBLIC HEARING ,SSUA>fCE Of A OET~RM'NAT10N OF NO"-S'GNl"'CANCE • "rr'GATEO IDNS"",) _ ~ '"' ,""ro"m'"''' ..,. __ • m",," "'" '" ..... '" ., ..,.~ '" ... " _"'~ ", "'" .. ,. .. m'"'' "'" • MI" .......... whO .. ",,, ... """ ~.", .. ~ ... "" '"'''' .... ,""_ "" .. "~''''' '''' _ "" .. w., """'" , .. _, _. ~ "" ",_ " ...... ". " "" ~ "'"'~ ."""" __ ,.,.." ... ' ... , ,,_" '"_ .... _~ ....... ,~~~ _ ..... _I"m '"' _'" "" ' .... 0_ "">"""" A 'UBUC ""-,",NQ 1'IlL<." ""'" '" 'H' ",.TON """,NG "'AM,N'"" HI5 ""GULAR ".'ErINO '" TH' COUNC'1.C"AM"'"' ON n<' ITH "OOR '" C~, H'U., ,,", SOU'H Q",O'-",.,-, "'NTO", WA5"'"oroN, "" F.SRUA.y I, '"05" '00 AM TO C","S,DO" 'HE P""'M,N'", '!.AT If TH' 'N""","M,~;AL OEr'"MINAflON" ",'E"LEO, THE ,,",,"- ""Ll. ., "e .. ", As PA"" O' TH'S ",,"Lie ""-"""" CERTIFICATiON 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, Aopon Wood. Prollmln.I)' PI., PROJECT NUMBER, LUA04-14~, PP, ECF LOCATION: 852 and 854 H~qulam Avonu. NE DESCRIPTION: Tho .ppll .. nt I. roque .. lng En.lrgnmonlol (SEPAl Revlow 8nd Prollmlnary Plot opprgv81 lor a 46-101 oubdlvlolon oT an 8,15_.010 .It. ""nolotlng 01 three p.roel" Tho propoul I. loo .... d within 'he R •• ldonU.I_ e (R-e) zonln~ de.lgnatlon, The ,ubdlvl.IOII I. Inlanded lor the even.u.1 development 01 d ... ehod olnglo-lamlly ~omo. wl.h Iota lOnging In ol>e I,om 4,752 .quare lo.t to 8,350 squ.re lue Two ,ingl.-family hom •• and .oooolotod oUf;b<llldlnv. currently e.lo1: oil would bo ,omovo<l or damollohod •• pa'" 01 thl. propo •• I, Ao.e •• I. p'~po.oc off 01 Hoqul.m Avonue NE vi. three new inlemal pybllc ro.ds. Two prlv ••••••• ment. within the pial will provide ace ... for 7 lob. A .torm w"er I.ollity I. propo.ed In the .oulh .... oorner 01 the 01 .... No o~'lcal a"''' Ore I""atod 00 the .lte .ooo<~lng to tho City'. CrlUoal A ...... map. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, Appear. 01 the envlronment.1 del.rmln.,lon must b. nlod In w".1"9 on or belo", 5:00 PM on J.nu.,y 17, 200,. Appeals mu •• M 11k>d In wrffing 'og_"'o. wl'h 'he ""I"lred $75.00 application 100 with: H •• "ng E.amine" City 01 Ronton, 1055 South (l,a<!y W.y, R.nlon, WA 9a055. Appeal. to the E •• miner altt govomod by Clly of Renton Munlolpal Code _tlon 4-8_11 O,B. Addilionol InlonnoUon ....... .-dlng the appe.1 proce .. may bo obt.lned 1m", ,he Ren'on City CI.",', OfTlo., (425143(>6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON FEBRUARY 1, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. DEVELOPMENT ·:te KoIby Keo!ter·Wboder, Mayor January 4, 2{)05 Brian Mannelly Harbour Homes 33400 9th Avenue S #120 Federal Way, WA 98003 SUBJECT: Aspen Woods Preliminary Plat LUA04-143, PP, ECF Dear Mr. Mannelly: CITY )F RENTON PlanningiBuildingiPublicWmKs Department GreggZlmmermu P.E~Administralor This lettsr is written on behalf of the Environmental Review Committee (ERG) and is to advise you that they have completed their review of the subject p"oject.· The ERG issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please reler to the enclosed Mitigation Measures oocument. -- Appeals of the environmental delermill3tion must be filed in wrltlng.on or before 5:00 PM on January 17, 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 9(1055. Appeals to the Examiner are governed by City of Renton Municipal Code Sectio~ 4·6·110.8. Addilional information r9garding the appeal process may be obtained lrom the Renton City Clerk's Office, (425) 430-6510. . . . A Public Hearing will be held by the Ren!on Heanng Examiner in th" Council Chambers OIl the seventh floor of City Hall, 1055 South, Grady Way, Ren!on, Washington. OIl February I, 2005 at 9:00 AM!o consider the Preliminary Plat. The applicant or represen!ative(s) 01 the applicant is required to be present al the public hearing. A copy of the staff report will be mailed 10 you one week belorelhe hearing. fI the Environmental Determination IS appealed, the appeal.will be heard as part 01 this public hearing . . The preceding inlormation will assist you In planning for implementation of your project and enable you to exercise your appeal rights more fully, il you choose to do sO. II you have any questions or clasi .... clarification 01 the above, please call mB at (425) 430-7270. For the Environmental Review Committse, Gl~tJJ Narn;y Weil Senior Planner 00: Kenneth & Tina Kiger, Kimberly Ann Siegrist, Tim Spiry I Owners Enclosure -----------.'O'"""~cc"ili"'Gc"c.c,"WC.'C-'RC'C.C'.C,·W".c'bc;'" .. ""C9"'.-"S,.------------~ * ThO ...... _OU%"""""" ___ """"""'" AH.'P OF THE CU_"" , , January 4, 2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CITY )F RENTON PlanninglBuildinglPublicWods Department Gregg Zimmerman P.E~Admlnblrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 28, 2004: DETERMINATION OF NON· SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Aspen Woods Preliminary Plat LUA04-143, PP, ECF 852 & 864 Hoquiam Avenue NE The applicant Is requesting _Environmental (SEPA) Review and Preliminary Plat approval lor a 46·101 subdivision of an 8.1S-ac"," sil~ consisting 01 the"" parcel •. T .... propcsalls located w!1hln the Residential -B (R-8) 20ning designation: The subdivision Is Intended lor the eventual _ development of delached single-family homes with 10,," ranging in size lrom 4,752 square leet to 8,350 square leet" Two single-family homes and associated "utbuildings' currenlly exist; all would be removed or demolished as part 01 this proposal. Access Is propm.ed off"f H<>quiam Avenue NE-vla three new Internal public road •• Tw" private easements within the plat will p,,,vlde access lor 7 I"ts. A'st"r", water facility is proposed In the southeast C(lrnel 01 the site, No critical ....... s are lQCsted on the site acc"iding to the City's Cr~lcal Areas map. Appeals 01 Ihe environmental delermlnatlon must be filed In writing on or before 5:00 PM on January 17, 2005. Appeals must be filed in writing together wHh the requ1red $75.00 appllcalion fee Wllh: Hearing Examiner. City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to Ihe Examiner are governed by City of Renton Municipal Code Section 4·8·11 O,B. Addllional Information regarding the' appeal process may be obtained Irom the Renton City Clerk's Ollice, (425) 430-6510. I[ you have questions, please caJl me at (425) 430-7270, FOr the Environmental Review Committee, NancyWeil Senior Planner "'" King CounlY Wastewater Treatment Division WDFW, Stewart Reinbold David F_ Dietzman, Department of Natural Resou,cos WSDOT, Northwest Region Duwamish Tobal Omce Rod Malcom, Fisheries, Muckie.hoollndian Tribe (Ordinance) Mel;ssa Calvert, Muckle.hool Cultural Resourcas Program US Army Corp. 01 Engineers """ ••• Ie ••••••• ""·"""""'""'"·.'",.,«m."',,~",re",,",'.','",·,·"','~>=·,'cc',",",",·,·,',·,",",,·'";',". _______ ~R E N TON )1)55 Soutb Gmdy Way _ Renton, Wasbington 98055 <» _""",.-..",5(1% __ "", __ """""", AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NONwSIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA04·143, pp, ECF PROJECT NAME: Aspen Woods Preliminary Plat APPLICANT: Brian Mannelly, Harbour Homes LOCATION OF PROPOSAL 852 & 864 Hoquiam Ave~ue NE DESCRIPTION OF PROPOSAL: The applica~t is request.ng Environmental (SEPA) Review and Preliminary Plat approval for a 46·lot sUbdivision of an 8.15·acre site consisting of three parcels. The proposal IS located within the Residential • 8 (R·S) lOning designation. The sUbdivision is intended for the eventual development of detached single·family homes wIth lots ranging In size Irom 4,752 square feet to 8,350 square feet. Two single·famlly homes and associated outbuildings currently exist: all would be removed or demoliShed as part of this proposal. Access is proposed off of Hoquiam Avenue NE via three new internal public roads. Two private easements within the plat will provide access for 7 lots. A storm water faCility is proposed in the southeast corner of the site. No critical areaS are located on the site according to the City's Critical Areas map. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. a. The applicant shall comply with the recommendations contained In the Geotechnical Engineering Study dated September 21, 2004. regarding s,te preparatLon and structural fill material. The applicant shall prepare and submit a Temporary EroSion and Sedimentation Control Plan (TESCP) pursuant \0 the standards of the Department of Ecology and a Construction Mitigation Plan. Development Services staff shall review both plans pMr to Issuance of Construction Permits. The applicant/contractor shall comply with the approved plans to the sat,sfaction 01 the representative of the Development Services Division for the duration of the project's construction. C. The project contractor shall pertorm daily review and maintena~ce of all erosion and sedimentation control measures at the site. d. Certification of the proper removal of the erosion control facilities sMail be required prior to the recording of the final plat. 2. The applicant shall comply With the 1998 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improveme~ts. 3. The applicant shall pay the applicable Parks Mitigation Fee based o~ a rate of $530.76 (44 x $58076 = $23,353.00) per new Slngle·famlly lot with credit gIven for the two existing single·famlly reSidences, prior 10 the recording of the final plat 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of S75.00 (44 X 9.57 = 421 x S75.00 = $31 ,575.00) per each new additional trip generated by the project with credit give~ for the two e,isting single· family residences. prior \0 the recording of the final plat. 5. The applicant shall pay the applicable Fire Mltigatio~ Fee based on a rate of $488.00 (44 x $488.00 = $21,472.00) per new single·famlly lot with credit given for the two existing single·famlly residences, prior to the recording of the final pial. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA04-143, PP, ECF PROJECT NAME: Aspen Woods Preliminary Plat APPLICANT: Brian Mannelly, Harbour Homes LOCATION OF PROPOSAL: 852 & 864 Hoquiam Avenue NE DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 46-lot subdivision of an S. 15-acre slle consishng of three parcels. The proposal is located wilhln the Residential 8 (R-8) zoning designation. The sUbdivision is intended for lhe eventual development of detached single-family homes with lots rang Lng Ln size from 4,752 square feet to 8,350 square feet. Two single-family homes and associated outbuildings currently exist; all would be removed or domollshed as part of this proposal. Access is proposed off of Hoquiam Avenue NE VLa three new Lntemal public roads Two private easements w~hln the plat will provida access ror 7 lots A storm water facility is proposod In the sou'heast comer of the site. No critLcal areas are located on the site according to the City's Critical Areas map. LEAD AGENCY: The City of Renton Department 01 Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following nofes 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 ILmllS haul hours between 8:30 am to 3:30 pm. Monday through Friday unless otherWise approved by the Development Services Division The Development Services Division feserves the right to rescind the approved extended haul hours at any time Lf complaints are received. Flra 1. A fire hydrant With 1,000 GPM fire flow is required within 300 feet of all new single·family structures. It the building squara footage axceeds 3,600 square teet in area, the minimum lire flow increases to 1,500 GPM and requires two hydrants Within 300 feet of the stru~tures. 2. Fire Department access roads are required to be paved. 20 feet wide. Dead end roadways over 150 feet in length are reqUired to have an approved turnaround. 3. Street addresses shall be visible trom a public street. 4. Street shall be posted "No Parlling" on one side per City Street Standards. Plan Review ~ Samlary Sewer 1. A sewer main extension along the new streets and along Hoquiam Ave NE will be reqUired. 2. A lift station design according to City of Renton standards will be required to provide sewer to the new plat. 3. Separate side sewers stubs are reqUired in each building 101. No dual side sewers are allowed. 4. Existing septic systems shall be abandoned In accordance with King County Health Department prior occupancy. 5. This parcel is subjecl to the Honey Creek Interceptor Special Assessment DISlrlct (SAD). Fees are collected at lhe time Ihe utility construction permit IS issued. 6. The Sanitary Sewer System Development Charges [SDC) IS 5900 per building lot. ThiS fee IS payable at the lime the utility construction permit is issued Plan Review ~ Water 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnecr' fittings. Plan Review Surface Water 1. The Surface Water System Development Charges (SDCI is $715 per building lot. This fee IS payable at the time the utility construction permit is issued. Plan Review -Transportation ,. Street improvements including, bul not limited to paving. sidewalks, curb and gutter. storm drain, landscape, street lighting and street signs will be required along the new proposed street and along the lrontage 01 the parcel with Hoquiam Ave NE. 2. Minimum flght·of-way Width lor new streets within the subd'v,sion IS 42 feel and requires Development Services Department approval. 3. All wire utilities shall be Installed underground per the City of Renton Undergrounding Ordinance. 4. Dedication of proposed Tract "8" (landscape) to the City of Renton will be required. The dedicatIOn Will allow for future accesS from the parcel to the north to the proposed NE 8'0 Street. 5. The City code states thai private streets are allowed tor access 10 SIX (6) or less lots, with no more than four (4) of tMe lots not abutting a public right-oj-way. The private street easemenl shall be a minimum oj 26-leet wide with 20·leet paved. Plan Review -General ,. All plans shall conlorm to Ihe Renton Drafting Standards Property Services 1. Comments included in memo dated December 16. 2004 regarding corrections necessary prior to recording for the final plat submittal are attached. APPLICATION NO(S): APPLICANT: PROJECT NAME: CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) LUA04.143. PP, ECF Bnan Mannelly, Harbour Homes Aspen Woods Preliminary Plat DESCRIPTtON OF PROPOSAL: The applicant IS requesting Environmental (SEPA) Review and Preliminary Pial approval fOf a 46·101 subdivision of an 8, 15·acre site consisting of three parcels The proposal is located within the Residential· 8 (R·8) zoning designation The subdivision is intended for the eventuat development of detached single·family homes with lots ranging in size from 4,752 square feet to 8,350 square feet Two single·family homes and associated outbuildings currently exist, all would be removed or demolished as parl of this proposal. Access is proposed off of Hoquiam Avenue NE via three new Internal public roads Two prIVate easements within the plat will prOVide access for 7 lots. A storm waler facility IS proposed In the southeast corner of the SIte No critical areas are located on the site according to the City's Critical Areas map LOCATION OF PROPOSAL: LEAD AGENCY: 852 and 864 HoqUiam Avenue NE C,ty of Renton Department of PlanningiBuildinglPublic Walks Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable slgnlfLeant adverse impact on the environment. An Environmentallmpad Statement (EIS) is not required under RCW 43,21C,030{2){c) Conditions were imposed as mitigation measures by the EnVIronmental Review CommlUee 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 January 17, 2005, Appeals must be filed ,n writing together with the required $75.00 application fee wLth: Hearing Examiner. CLty of Renton, 1055 South Grady Way, Renton, WA 98055 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4·8·11 O,B, Additional information regarding the appeal process may be obtained trom the Renton City Clerk's Office, (425)430·6510, PUBLICATION DATE: DATE OF DECISION: SIGNATURES: January 3, 2005 December 28, 2004 DAlE STAFF REPORT City of Renton Deparlment of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERe MEEnNG DATE project Name: Applicant File Number: Proj9Ct Manager: Project Description: Project Location: Exist. Bldg. Area gsf: sneArea: RECOMMENDATION: Project Location Map December 28, 2004 Aspen Woods Preliminary Plat Brian Mannelly Harbour Homes 33400 SOh Avenue S. #120 Federal Way, WA 98003 LUA-Q4-143, PP. ECF NancyWeil The applicant Is requesting Environmental (SEPA) Review and prejiminary Plat approval for a 46-101 subdivision of an 8.15-acre site consisting of three parcels. The proposal is located within the Residen~al -8 (R-8) zoning deSignation. The subdivision Is Intended for the eventual development of detached single-family homes With lots ranging in size from 4,752 squara feet to 8,350 square feel. Two single-family homes and associated outbuildings currenfly exist; all would be removed or demolished as part of this proposal. Access Is proposed off of Hoquiam Avenue NE via three new Internat public; roads. Two private easements within the plat Will provide access for 7 lois. A storm water facility Is proposed in the southeast corner of the site. No critical areas are located on the site according to the City·s Critical Areas mep_ {ProjeGI Description conl/oued on next pege}. 852 and 864 Hoquiam Avenue NE 2 residences & accessory structures to be removed 355,014 sq ftJ8.15 acres Proposed New Bldg. Area: NJA Total Building Area gsf.· NIA Steff recommends thaI the Environmsntat Review CommitlllfJ issue II Detennination of ERCRTfJ4·f43 '0. PROJECT DESCRIPTION (CONTINUED) The property is located on the east side of Hoquiam Avenue NE. south of NE 9'h Street. The parcels are addressed as 852 and 664 Hoquiam Avenue NE. The 46·10\ development proposes access off Hoquiam Avenue NE by constructing two 42-1001 public streets (NE 7'h and 8th Streets) \0 connect to one additional internal 42-1001 publiC street to be known as Kitsap Avenue NE. Both NE 7'h Street and Kltsap Avenue NE are proposed to stub off at the south and east, respectively, property line of subject site. Additionally, the applicant proposes \W<l private easements. The site IS not designated on the City's Critical Areas Maps as containing any critical a,eaS. A wetland delineation was provided by B-12 Wetland Consulting, Inc on October 12, 2004 which determined the two small, isolated wetlands found on the site are not regulated by Code. The property abutting to the east is in King County and contains wetlands. The roiling site generally slope downward from west to east with a stope range of 3 to 10 percent with 15 percent at the steepest point. A retention/detention system (combined wet/detention pond) is proposed as the site's drainage facitity; it is located at the southeast corner of the site on proposed Tract A. The Site is located in the May Creek Basin. A sewer lift facility will be required. After project construction, the applicant estimates 56% of the site may be covered by imperviOus surface (Includes asphalt, buildings etc). The soits are medium-<lense to dense nallve classified as Alderwood gravelly sand loam. The project estimates approximately 16,862 cubic yards of fill to be necessary. The applicant proposes to fill approximately 2,100 square feet of non-regulated wetlands, using on,slte fill. Grading is proposed for the entire site. The majority of the site IS vegelated with deciduous and comferous trees, shrubs and variety of plants. The proposed tree plan submitted for the project indicates the enlire site Is to be cleared for site preparation. The tree-clearing ptan stales 123 substanlial trees to be removed however the plan appears to indicate a larger number. A Landscape T raet is located at the northwest corner of the site along proposed NE 8'" Street. B. RECOMMENDA TION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Delerminallon: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. DETERMINATION OF XX NON _ SIGNIFICANCE -MITIGA TED. xx tssue DNS·M with 14 da A eal Period. Issue DNS-M with 15 day Comment PeriOd w~h Concurrent 14 day Appeal Period. C. MITfGA TlON MEASURES , The applicant shall comply with the recommendations conlained In the Geotechnical Engineering Study dated September 21 2004, regarding site preparation and structural fill malerial. b. The applicant shall prepare and submit a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the standards of the Department of Ecology and a ConstrucUon Mihgation Plan. Development Services staff shsll review both plans prior to Issuance of Construction Permits The appllcant/contraclor shall comply wilh the approved plans to the satisfaction of the representative of the Development Services Division for the duralion of the project's construction. c. The proje~t conlraclor shall perform daily review lind maintenance of all erosion and sedimenlation control measures at the site. d. Certification of lhe proper removal of the erosion control faCilities shall be required prior to the recording of the final plat. 2. The applicant shall comply With the 1998 King County Surface Weter DeSign Manual to meel both detention (Level 2 How contrOl) and water quality improvements. 3. The applicant shall pay the applicable Parks Mitigation Fee based on a rate of $530.76 (44 x $530.16 = $23,353.00) per new single-family lot with credit given for the two existing single-family reSidences, prior to the recording of the final plat. ERCRT 04_143 Em lental RevJew 4. The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 (44 x 9.57 "421 x $75.00 " $31.575.00) per each new additional trip generated by the project with credit given for the two existing single-family residences. prior to the recording of the final plat. The ~pplic~nt shall pay the apptlcable Fire Mitigation Fee based on a rate of $488.00 (44 x $488.00 = $21,472.00) pef new single-family lot with credit given for the two existing single·family residences, prior to the recording of the final pial. The are supplemental Information provided In conjunction with the envlronmenrnl Bec~use these notes are provided as information only, they are not subject to the appeal for environmental determinations. 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. The Development Services Division reserves the right to rescind the approved eKlended haul hours at any time If complaints are received. fire hydrant with 1.000 GPM fire flow is required within 300 feet of all new single·famlly 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. Fire Department ~ccess roads are required to be paved. 20 feet wide. Dead end roadways over 150 feet in length • m ; ::;:i:: ~";;;m:o ~.:rn~:":,o;;':;' ,:',;::~~"y '''m,''''',,", ''',', 'i Ii t. ; This , 6. The 3 ,. the new streets and NE will be required. it required to provide sewer to the new ptat. in each buitding tot. No dual side sewers are allowed. II accordance with KIng County Heatth Department prior occupancy. to the Creek Interceptor Special Assessment District (SAD). Fees are collected at i is issued. (SOC) is $900 per building lot. This fee is payabte at the time O!~;':"" will be reqUired to be retrofitted with Storz ·'quick disconnect'· Iittings. Development Charges (SOC) IS $715 per building tot. This fee is payable at the time it is issued t i but not limited to paving, sidewalks. curb and gutter, storm drain. la~dscape, t be required along the new proposed street and along the frontage of the parcel :~~i;::~~r:~~I:f,:t~:rf~~:~;~:~~ ,;;, lots, with ~o more than four (4) of t shalt be a minimum of 26-feet wide with Renton Drafting Standards memo , 2004 regarding corrections necessary prior to recording for the I t I il ERCRTIJ4.-14J En. wnlal Review 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 described as roiling witll some isolated areas with slope nearing 15%, The site slopes generally from west to east at gradients in the range of 3 to 10 percent. The site lies within the May Creek Basin. Currently the site has two single-family dwellings and accessory structures, which are to be removed, The area surrounding the structures IS open lawn with decorative landscaping and ornamental trees, The remainder of the property is wooded. The soits are claSSified as Alderwood Series. slopes 6-15% (AgC). and gravelly sandy loam, With the land use application. the applicant submitted a Geotechnical Report prepared by Geotech Consultants, Inc. dated September 21. 2004. Fifteen test pits were excavated to depths from 7.5 to 151eet below existing grade, Field explorations generelly encountered loose to medium-dense weathered till overlYing dense to very dense glacial till, Topsoil waS observed over the weathered till. and several of the test pits revealed old fills below the existing ground surface. The medium-dense to dense native soils are suitabte for residential development however it will be necessary to excavate through the existing fill, topSOil, and loose soil. The reuSe 01 these soils as structural fill to level the site is recommended during dry weather, as the 5011 must not be wet at time of compaction. Perched groundwater seepage wes observed at a depth of 8.S feet however is expected to be found in more permeable SOlt pockets within the till and between the near-surface weathered 50,1 and the underlying denser glacisl till. The applicant shalt comply With the recommendations contained in the Geotechnical Engineering Study dated September 21 2004. regarding site preparation and structural fill material, The site preparation proposes clearing and grading of the antire 8.15 acres with the estimate of the quantity of 16,862 cubic yards of fill material. The applicant is proposing to filt approximately 2,700 square feet of non-regulated wetlands, Upon completion of the project the estimated impervious surface coverage is 56% of the s~e, The applicant·s SEPA Checklist indicates the use of erosion control measures. including silt fences. drainage ditches, and sedimentaUon controt ponds during site construchon, To ensure that potential erosion impacts that could occur during project construction be adequately mitigated. staff recommends as a mitigation meaSure that a Temporary ErOSion and Sedimentation ContrOl Plan (TESCP) pursuant to the standards of the Department of Ecology and a Construction Mitigation Plan be required. Development Services staff prior to issuance of Construction Permits shall approve both plans, The approved plans Shall be complied wnh to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. Erosion could occur on the project site during grading and filling operations, The geotechnicat report identifies the need for erosion protection measures as required by City of Renton, to be in place prior to and during grading actiVities at the sita. Therefore staff recommends the following mitigation measures: The project contractor shall perform daily review and maintenance of all eroSion and sedimentation control measures at the site. Additionalty, certification of the proper removal of tile erosion control facilities shall be reqUired prior to the recording of the final plat. Mitigation Measures: o The applicant shall comply wllh the recommendations contained in the Geotechnical Engineering Study dated September 21 2004, regarding site preparation and structural fill material. • Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the standards of the Department of Ecology and a Construction Mitigation Plan be reqUired, Development Services staff prior to issuance of Construction Permits Shall approve both plans. The approved plans shall be complied with to the satisfaCtion of the representative Of the Development Services D,VISion for the duration of the projecrs construction. • The project contractor shall perform dally review and maintenance of alt erosion and sedimentation control meaSUres at the site. o Certification of the proper removat of the erosion control facilities shall be required prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations, Grading Regulations. 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Jnseaw IOJ1UOO UO!SOj" .{JeJOdwal jO .. sn aliI ~6noJ\II P"IIOJlUOO aq PinON! lsno '5U!hOO AeMpeoJ WOJj SlOPO pue S"P!llah UO!pnJ1SUOO WOJj Isnll4xa 'Su!pru5 WOJI 5umnsaJ lsnp .. pnpu! spsdw! luawdolahap psiWd "pa[oJd 641 10 9seljd U0!101lJ1SUOO "Ill ~IIM P"IIl'OOSSIl aq PinON! spedw! Iil!lllnb J!e eSJ9hpll a'-l.L :spadWI J!'If "Z WlUa~ w3 ,The applicant shall pay the appropriale Parks Mlligation Fee based on $530.76 per new single- I for the Iwo existing ",sidences prior 10 Ihe recording of the final pial. Policy Nexus' SEPA Environmental Regulat;ons~ Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6, Transportation Impacts· The site is accessed from Hoquiam Avenue NE by two 42-loot public streets (NE 7'" and 8th Streets) to connect to one additional Internal 42·foot public street to be known as Kitsap Avenue NE. Both NE 7''' Street and Kitsap Avenue NE are proposed to stub off at the south and east property line of subject site. A temporary tum around is proposed for Kitsap Avenue NE at the south property line. The applicant proposes two private easements 0/1 of Kitsap Avenue NE. The proposed plat would result in increased traffiC trips on the local road system as a resutt 01 project construction and future occupancy. City Code requires applicants to provide haul route plans for approval by the Development Services DiVISion prior to the issuance 01 construction permits. Haul hours afe also restricted by the Code and may occur only betwaen the hours of B:30 a.m. and 3:30 p.m" Monday through Friday. unless approved in writing In advance by the Devetopment Service Division. These requirem .. nts ara intended to diminish the impacts 10 the transportation system rasultlng from the construction of a project. In addition. traffic control measures are required to be provided during construction. Approximate~ 16,862 cubic yards of fill material is expected to be necessary for the project. Any excavated soil deemed SUitable will be used as on-site tlll~ Ihe remainder 01 the material will be imported Additionally trips will be generated to haul in structural fill, as the quality of on-site excavated material IS determined. Sased on a truckload of 20 cu. yd., that could generate approximately 800 slogle load trips from Ihe site. The applicant submiUed a traffic report prepared by JTE, Inc dated September 17, 2004. Anatysis of the traffiC impacts of the proposed subdivision was accomplished. including traffic volume and site distance. The report concludes that the development Will result in generating 421 daily tnps. Staff has determined the traffic analysis for the proposed development to be acceptable. The proposal would result in an increase in traffiC trips to the City's street system: therefore, a Traffic Mitigation Fee will be ,mposed to offset these impacts. The Traffic M~igation Fee Is calculated at a rate of 575.00 par additional generated trip per single family home at a rate of 9.57 trips per home with credit given for the two existing reSidences. For the proposal. Ihe Traffoc Mitigation F .... is estimated at $31,581.00 (44 new lots x 9.57 trips x $75 per trip" $31,581.00). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the applicable Traffic Mitigation Fee based on a rate of $75.00 per each new additional trip generated (new lots x 9.57 trips) by the project with credit given for the two exisllng single·family residences, prior to the reCOrding of the final plat PoliCY Nexus: SEPA Environmental Regulallons; Transportation Mitigation Fee Resolution No 3100, Ordinance 4527. 7. Public I Emergency Services Impacts: Fire Prevenlion staff indicates that sufficient resources exisl 10 furnish services to the proposed development, subject to the condition thai the applicant provide required improvements and fees. The proposal would add new residences to the City, which would potentially impact the City's Fire Emergency Services. The Fire Mltigalion Fee is calculated at a rate of $488.00 per new single-family lots with credit g,ven for the two existing residences. Therefore. a Fire Mitigation Fee is estimated at $21,472.00 (44 new lots x $488.00" $21,472.00). The payment of the fee is required prior to the recording of the final plat. Mitigation Maasure$: The applicant shall pay the appl,cable Fire Mitigation Fee based on a rat .. of $488.00 per new single-family lot with credit given for the two existing single-family resid .. nces, prior to the recording of the final plat. PoliCY Nexus: SEPA Environmental Regulations; Fire M~igation Fee Resolution No. 2913, Ordinance 4527. )( Copies of all Review Comments are eontalned In tile Official File_ Copies of all Review Comments are attached to !hls report. ERCRTG4·143 Env' "!entai Review Appeals of the environmental determination must be I must be filed i Iti WA98055, I process 9TH ST ~ < > < I < ~ ~ w z ~ < > < " 0 I ASPEN WOODS IIE1G1i8OR1iOOO OfT ...... lolA!' 1· _ 200' !IlRfJ D.R. STRONG ---_ . ......-. .......--.. -......... ~'" --- ;.! ~ I , , , •• -I 1m , i -. • . , ",I ' , 1'111 il -Ill! I I d . " " I{!" '1' III ~ !',I!!! III • " ~~! , " " .. I "I" , .. g , "" I'll i!I~! " I I , 'iii Illi ,11111 -~ -... ~,. ......... .. of ....... ..... SlI'lOH lIOO8WIt --..... _1> .... ---~ , , , ' " "I 11 I 'I \ d. gl I' j !I Ll"'J' -z- I " 11 " II "I I: 'I I! I , • " • , • i , ! • i '! , ---"'~ .. -.. ~ .... IU"", ~-" -z-J, ,d Ii I i Ii Ii ~! I:! Iii !! j I !! !: ;. - 'j'! ~I I""" '1 ,", -t!:i'!jlj' """I "!I I' III",'" I"II~ III I I" I Ii! Ijllii ill!~ III .i! iii , I' , i d , -'",' • ,= .-~,.-..... ""''''' ..... ~"- -z-~l ---'ON ... _ '" "" -------~ j' r ( , 11 ! I " ! I • • , I ;1 II , " I i , i~ • .. ""') .-..... ,.,...,.. .. ~ ....... -. "3I'OlH_H • ,.-, -"--1/ I / - '" • ~> _ ... - 0<'1. "'. ,.. ....., -- ,) . , > , I I I I I . . . ... I! 11 Ill!! "1'1'1'" !ill; II !tiii !I. I E.l®13l0® I -z-,i t' '" J! " " > ii • , " """-11<0 (r." """ ', .. "..,... , .. ~.~ .... ""'" ,-"''''''' """"""" --"""'. -". :ru "" ... ¥I ..,.""" ......... "'-,-~ I I +_ -~=.. ': _-=_JC":r~~" ___ 1 ____ -__ -_._~j DATE: TO: FROM: SUBJECT, CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM December 16, 2004 Nancy Weil Sonja J. Fe,scr~ Aspen Woods Preliminary Pial, LUA·I}4-143, PP Formal and Le!lallkscription Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the lolloWlllg comments: Comment. for the Applicant: The easement tracts ("A" and "B") appear 10 b~ separate from the lots. Is the city allowing ,eparote tract' for access purposes"! Shollldn 't said eru;ements be integrated into the lots themselves? The preli minary plat drawing notes Harbor Homes, Inc. as the properly app!ican! and 9.l:l::!l&!. The First American Title Insurance Company Commitment for Tnle Insurance, Order Nos. 4261- 352938,4261-352967 and 4261-443691 (all dated October 5. 20(4), note Ken and Tllla Kiger, Kimberly SIegrist and heir< and devisees of Dennis Spiry. respoctively, as the owners of the subject properties. If the ownership has changed. submit a new title reporl. If tbe ownership has not changed to date, note Ihe names of said owners on the preliminary plat drawing Information needed for final pl.1 approval includes Ihe following: Note Ihe City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND_J ()"0424, respectively, on the drawing sheets. prefembly in the upper right_hand corner. The Iype size used for lhe land record number should be smaller Ihen thm used for Ihe land use action nurrtJer. Please nole thai the land use action number for the final plat w',ll be differenl from the preliminary plm and i, unknown as oflhis date. Dccernhcr 16, 2004 Page 2 Note two tie_ to the City ofRenlOn SUrvey Control Network. The geometry will be checked hy the city when the tie_ are provided. Provide plat and 10! closure calculations. Complete City of Renton Monument Cards, with reference pointS of all new right-of_way monuments set as pan of the plat. An updated Plat Certificate will be required. Inolude a ,t"tement of equipment and procedul'e, used. per WAC 332-13D-IOO. Note the date the existing monuments were vi'ited. per WAC 332-1 3D-ISO. and what was fOlmd. All ve_ted owners of the plat property need to sign the final pia! document. Include notary block. a, needed. Required City of Renton signature, for plat approval include the Administrator of PJanningiBuildinglPubltc Works. the Mayor and the City Clerk An approval block for the city', FInance Director is also required. Appropriate King County approval blocks also need (0 be nNed On th~ plat drawing. Include a dedication/certification block on the drawlng. lndicnte what ha, been, or i., to be, set a! the COrners of the proposed lots. On the final submittal, remove all references to utility facilities, topog lines and other item, not dlreCtly impacting the s\Jbdi visiun. Note encroachments, if any. NOIe all easements, agreement' and covenants of record un the drawing. Note discrepanCies between bearmgs and distances of record and those mea,ured or calculated. if any. The ~;ty will pro. ide addr ... "e, for the propo,ed lots after the preliminary plat is approved. The addresses need to be noted on the drawing. Note whether the adjoining properties are platted (give pia! name and lot number) or unplatted. Remove references 10 informatoon concerning density and zuning on the final plat drawmg. The Restrictive Covenants, Conditions & Restrictions document for this plat needs ((I be referenced on the plat drawing. Also proVide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or casements to othen. (neighboring property owners, etc.) as par! of this subciivi,ion, they can be recorded concurrently with the plat. December 16, 2004 Page 3 The plat drawing' and the a.<sociated document(,) are to be given to the Project Manager a, a package. The plat document will be recorded fi"t (with King County). The recording numoor(,j for the associated document(s) (said do~umenl' recorded concurrently WIth, bUl following Ihe pIal) need 10 be referenced on the plat drawings. The Curren! position, of the city, concerning owner.hlp of .lOrm detention tract, and landscaping tracts, apply 10 the subject plat. If there is to be a HO!Tl(;owncrs' Association (HOA) for Ihis plat, then Ihe following language concerning owne"hip of "Tract A" (a retention/detention tract) and "TraCI B" (a land,cape tracl) applies to this pial and ,hn"ld be noted on the final plm drawing a., follows: Upon the recording of !l\1S plat, Tract A is hereby granted and conveyed 10 the Plat of Aspen Woods Homeowners' Association (HOA) for a detention/relention area. All ncces;ary mainlenan~e acti vilies for said Tract will be the responsibility of the HOA. In the event thatlhe HOA is dissolved or olherwise fails to meet its property lax obligations, a, evidenced by non-payment of property taxes for a period of eighteen (18) monlh" then each lut in (hi, plal ,halt assume and have an equal and undivided ownership interest in tbe Tract previously owned by the HOA and have the atlendanl fmancial and maintenance responsibilities. Upon the recordmg of thi, plat, Tract B is hereby granted and conveyed to the PIal of Aspen Woods Homeowne,,' A'.,oclatLon (BOA) for a landscape area. Alt necessary maintenance activitie, for said Tract witt be the responsibIlity of the HOA. In Ihe event that the HOA i, dissolved or otherwise fail, 10 meet it, property tax obligation" as evidenced by non-paymenl 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 previou<ly owned by the HOA and have the attendant financial and maintenan~e responsibilitie,. If no HOA is established, then use the following language on the final plat drawing: Lots I through 46, inclusive, ,hall have an equal and undivided ownership interest in Tract A and Tract B. The foregoi ng statement is to be accompanied by language defining the maintenance respOnStbllilles for ~ny infrastructure located on the Tracls serving the plat, or reference a separate recorded instrument detailing the same. Further comments concerning the access easements nmy be forthcoming, if it has been detennined that 'aid easements are easements only, and not separate tracl<. f'ee ReVIew Comments: The Fee Review Sheet for Ihe pteliminary pl~t review is provided for your use and information. PROPERTY SERVI' '<; FEE REVIEW FOR SUBDIVISIONS N 1004 -_7.11 __ _ APPLICANT: :;PI BY, j]m 81 nl. IA .• ...-E' I !::'YGFR .. HIM e.1a:q~I~ lI.ECF.1V};O FROM ____ " .. .,_ Idate) '0' REPLACES PRELIMINARY FEE " , , NEW KING CO. TAX ACCT.#(,) are requked wilen ""'igMd ~y Kinc!: Cotm!y. !he ..mjoct ';'" "pon i>SUed "' wtill !he ",,_,il<: and Finol 1<" will be ba,od"o rate, HI ,If,,, .. tim<: or Building P,"";UCon",",,"oo I'<IIru' "Th< ~ h".... on SP Lot # , add"""",d as ",,-, hot p",vio"'"'y p:>ld ;;;;",;;;;;;SIlC fees, due to ronnection 10 City mUlti .. prior (0) O>is:IluIoo .f SOC fee Ord. SF J..ot# win b< subject to futuro SJ)C foe. if triggering mechanisms an loncl><d \O'llhl .. <ornol City Ordin.oces. We under&!aIld Ihat this ,ubd;'i,iQn i> in tho: prehlllin,,,y 'ta~e aM Ih .. we w,1I hal'< the "PPO"unitr 10 re"iew it ag.in before recordalion . • ,' ","',,;; .,ro",,'. is ",iU,in an LIll, iI i, d(!v<l"I'"" r",p"n,ibility to eheek ,,'ilh the Fin.nce tJOpl. foc p"WIlII_p:>id "alus. S'l"aro fool.~e fi2Uros are t.k,n from tile Killg C"u~lJ' A. ....... ~Qr'. m"p and are ,,,bject 10 ehange. Curron' UI) SOC fee <,,"r~"" appl)' to ____________________ • EFFECTlVF. Jon".,) 1. 20()4 cur of R~ ..• .m Dep"rlm~"1 of PI"M"'g I BUilding/Public '.v. KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: " SUMMARY OF PROPOSAL. The applicant i. requesting Environmenlal (SEPA) Raviaw and Preliminary Plat approval for a 46·lot subdivision 01 three parcels, 8.15·acre site. The proposal Is located within the Residentlal-B (R-8) zoning designation. The lois are inlended for the eventual development of [Jatached .i~gie-family homes-lots ranging in size irom 4,752 square leello 8,350 square feel T IV<> single-fam,ly hom .... and assoc;ated outbulldrr>g' eXISt; all woul" be ,emoveu Or demolished as pa~ or this prOpOSBI. Aocass i. proposed off 01 Hoquiam Avenue NE via lhraa new inlern~1 public roods. Two access easements Within Iha pIal will proVide access for 7 lots. A storm waler facility is proposed In lhe southeast corner of the Site. The site does not contain any cri~cal araas accordir>g to the CIty'S C"tKJal Areas map. A. ENVIRONMENTAL IMPACT(e.g. Non.code) COMMENTS " Cf'S B. POLICY-RELATED COMMENTS C. CODE-REI.A TED COMMENTS EIom.n'oI,h. En ... "" ... n' We h/l"" ~ 1m. sppllCa;'Of' wit" pMrcula, allerJlfm ID ihose 8r"'" in whicll we h/lve expertise and h/lve jr;JenUired a"'''' 01 proMole imp'" or """'. 1111.,. additiOf) iniom18'icn i. needed 10 properly assess lhis pr"""," O.te 1~-11-0'/ DATE: FROM: SUBJECT: CITY OF RENTON PLANNING/8UILDING/PUBLIC WORKS MEMORANDUM December 16, 2004 Nam:y Weil Sonja J. Fes>erjl Aspen "" .. oods Preliminllry PIIII, LUA-04-143, PP Format lind Legul DeM:ripti"n ReYi~,,· flob Mac Onie and I ha,e re'Lewed the "blwe referenced preliminary plat \ubminul and haw lhe following cmnmcnt'· Comments for thc Applicant: The cascmc[\t tract, ("A"' and "B··) appear to be ,epa rate from Ihe lOIs. Is I he eity allowi ng ,eparate lrael, for ac""," purpu,c,? Should,,'t 'aid ca,cment, be Lnlegraled into the 101., Ihem,uhc'? The preliminary plm drawmg note, Harbor Home;, Inc. a; the property applicant and uwner. The I'i"t Amel"lcan Tille Insllrance Company CommiITnt:[\t for Title '",urance, Order .'/0'. 4261- 352938, 4261-352967 and 4261 ·443691 (all dated October 5, 20()4), nole Ken and Tina KIger. Kimberly Siegr;,t and hcirs and devisees of Dennis Spiry, re'pectivciy, a, Ihe O"'ncr, of Ihe 'lLbjed propcme •. If the owne,."hip has changed, ,ubmil a new tilk report. If the owner'hljl ha, nO! changed 10 date, nole Ihe nameS of ,aid owner> on the prelLminary plat drawing. Information n""ded for fill~1 plaT approval include, the following: Nole Ihe Cily ofRcnlOn land u'c action number and land record number. LUA·OX-XXX-FP and LND_IO_0424. re<peeli "ely, un Ihe drawing sheets. prcferably Ln the IIpper righI-hand corner. The Iype size u<ed for the land record number ,huuld be ,maller Ihen that u><ed for the land u<e action nllmber. Plea,e note Ihat Ihe land u.'e action number lor the final plat will be differenl from the prdiminary plat and i, unknown as ofthi, dale. December 16, 2004 Page 2 Note two lie, {o the City of Renton Survey Control Network The geometry will he checked hy the city wnen tne tie, are provid~d, ProvIde plat and lot cio,ure calculations, Complete Cit} of Renton ).fonument Card,. with reference point' of all ncw right·of-w~y monumellt, ,et a, part of {he plat. An updated Plat C~rtifi~at~ will be required. Include a statement of equipment and procedures used. pcr WAC 332-130-100. Note {he date the existing monuments were vi<i{ed. per WAC 132-110-150. and what wa, found. All v",ted owner> of tne plat prupcrty need to "gn {he fmal plat document Include notary hloch a, nceded. Required City 01 Renton signature, for plat approval indu,l~ the Admini,tmtur of Planning/Building/Public Works. the Mayor alld {he CIty Clerk. An approval block for {he city', l'in<In~c Din;dor i< al,o required. Appropriate King CO,,"ly approval hlocks al,o need to be noted on {he plat dmwing. Irrclude a dedication/certificatIOn block on the drawing. Indicate what ha, been. or i, to be, .,et at the comCrS of the proposoo lots, On the final ,uilmmal. remove all reference, to lItility facilitic" tupog linc, and other i{cm' "ot direc{ly impacting the ,ubdi vi,ion. Notc encroachments, If any. Note all ea'CIIICli!s. ngreement' and covellants of record on {he drav.-ing. :-:ote dlScrepaneie, bet ween hearing' and distance, of record and those measured or calculated. if any. The city will provide addl'e«e.' for the propo,e<l 10{, after the preliminary plat i, approved, The addre"e, need to be not~d on {he drawing, Note "helher the adjoining prup~rtie' are planed (gIve plat name and lot nllmber) or unpl<l!ted. Remove reference, to in formation concel'lllng densi{~ and zoning on the final plat drawing. The Remictive Covenant;, ConditIOns & Rc'trictions document for thi, pla{ needs to be referen,ed 011 the plat draWing. AI,o provide a 'pace for the recording number thereof. Note that if there are re,{ricti W covenants. agreement' or ea,ement, to others (neighboring propeny owners, ek,) '" part of thi' ,ubdlvi.<lon, {hey CUll be recorded concurrently with the pial. Deccmber 16, 2004 Page 3 Th~ plal drawings >uKI Ihe assoclaled docl1ment(~) arc 10 be given 10 the Projt)CI Manag:~r as a packagc. The plat document will be """OI'ded lirst (with Kmg County) The recordi ng numocr( ,) for (he associated document(,) (,aid documenl' recorded concurren{]y wilh, but followmg the plat) need to be referenced on the plat llrawings. Th.:: ~urr~nt positIon, of the CLty, concerning ownership of ,torm detention lraels and landscapmg tract" apply to the subject plm. If there i, 10 be a Homeowners' "'"ocia!i"n (HUA) for this 1'1:01. then tile following language concerning u",ncr,hip o[ "Tmet A" (a reWntion/Jd~ntion tract) und "Trnci 1'1" (a lund,cape tract) applies to th" plat and should be noted on the tLnal plat drawing '" f"llow" Upon the reeordlng ofthi, plat, Tl'act A L' herchy granted and com'eyed to Ihe Pial of A.<l'eI! Wood., Homeov. necs' A"ociu!ion (HOA) [or a detemi(}nlretemi(}n area. All necessary maintenance "clivilics for ,aid Tract will bc Ihe rcspon'ibdily of Ihe HOA. In Ihe event that the HOA i, di.,wlved or olherwi,e fails to meet its property lax obligation" as evidenced by non-paymcnt of prop~rly taxes for a period of cighleen (18) months. Ihen each lot In (hi, plat 'hall a"ume and have an equal and undivided ownerohip interest in the TracI previously o",ncd by the HOA and have the attendant financial and maintenance re'pomihililie,_ Upon Ihe recording of this pl"t. Tm~t B i, hcr~by grunted "nJ c()m''::yroJ to the PIal of Aspen Wood, Homeowner:,,' Associallon (I lOA) for a landscope urea All nece"ary m~iOlenance aClivitie, tor ,aid Tract will be the re,ponsibility uf the HOA. In the even! that the HOA i, dissolved or otherwi,c fall, 10 meet il< properly lax ubligalions. ~s evidcnced hy non-payment of property taxe, for a period of eighteen ( 18) l11Ontl", then each lot in lhis plal ,hall aOSLLme and ha \'~ an equal and Llndi"ideJ ownerohip interest in thc Tract previou'ly owned hy Ihe HOA and have Ihe anendant financial and maintenance respon,ibili!ies, If no !lOA is e,tubli,heJ. then use the followlllg I~nguagc on the fL nal rlat d,awlllg' Lm, I through 46. inciLl,ivc, ,hall ho"e an ~u~llInd undiVided owner.,hip mlere.t in Truel A and Tract B, The foregoing 'tatement i, [(} be accompallied by language definmg the maliltenance re.'pon."bllilles lor any infrastruciure IQI;~led on the Tract' <ervmg the plat, or reference a ,cparate recorded in.tnllnenl detailing the ,am.., ~urther comment> conccrning Ihe acce" ea.'ement' may he forthcoming, if it ha, beell dc(enmoed that _,aLd e""ement, are ea""menl, only, and 1I0t scparalc tracts. Fee Revie'W Commenls: The F~~ Review Sh~et for tile prelLmillar~ plat review i, proviJ~d for your lISe and infurmation, PROPERTY SERVo <~ n;I< REVIEW FOR SUBDIVISIONS to' '004 -'721' __ _ RECEIVED FROM ____ "'..-_ (dato) '0' ,;;~:~~~';;~ SUBDIVISION, PRELIMINARY FE!!; REvn;;w DATED PID N'. SQUARE fOmAGE FRONT fOOTAGI( VICIl\TfY MAl' == SUBJECT PROPERlY PARENT PID# JoeSOEi-9S4.=}_ X NEW KING CO, T.\X ACCT.#(.) a ... required wh<n • q.<j~~ ... Ignod by King COUDty. ), i, '", i~ or <hi, o<vofop"",","" anal)"~ to 1"" ,", o<voto";r~~ce, <hat the fee, qllm«i bot""" may bo apr'"'''''' to Ih< ",bj«t .Lt" UjXln dr.,..t",,",,", ofllle propeny. AU qllm«l f,es arc ""lential cb2tgo< <hat may be duo .nil",.bt, .. "" """ the oo",',",OOn pe""" ;. i=od to "",IaU Ih< on->;« and ofr .. i", impwI."""", (i.. Il<>letgruund ",;hli", "",," improw"' .... _ 0",,) Tngge;;"., moo"'""", ror Ih< SDC r.., "m bo o.w on GU""'" C,,>, 0"';"'""', and ""'=ooJ..-.l by ,", Ilppho<b" Utili,y S,,';on, 1'1< ... no", lh>t lb ... I"" ore ,ubjec, to ch>D,g, ""thuul """', F .. al f=, ~ilt bo "'=' on <ate; in eff<" at tern, of Bu"d<OS P,fmi, .. CO""ructwn Pcmu' ..,.,li<aOOn, The existing"'use on SP Lot II ,oddressed.. ba. not previously p"id =~~~,SDC ro .. , duo 10 conned"'D 10 City utilities prior to .Jtistance of SOC fee Ord. SP l..ot# will b< .ubJo<l-10 rutur< SOC f ... If trl,Uorizlg meclGurism, Ore t"""b<d wilhizl current City Ordinances. W. Ilflllcr.;tIlflll thai Uu, ,"bd,V",!on " In tho prclurunary .tllgo and that we ",!II ha," tho oppnnunilj' to review i, .g.m bofore recordation, Ii • / SPECIAL ASSESSMENT DISTRICT PARCEL I\lli"THOD OF ASSK'>Sl\fENT ASSESSMENT 'If ,"bj,<l prupOrl}' i. "ilhin "" LID, it is d"'elop'T> re'pon,ibilit} 10 <ht'<~ wilh the firurnt"e o.pt, for paid/un.paid ,,"tu,. S'I"". '"ot.ge flg""" or' t"~." from th, King (''''mtl' ,\"",~,'" mop and"," ,,,hiod to ch~"g._ (:u,"~t City SOC foe <""'g'" "~pl)' to ____________________ _ • \ , cUr 01 Men Ion Departmem 01 Planning! Bwld1ng/ Pub". ,yorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING " SUMMARY OF PROPOSAL: The applicant is requesting Env<ronmental (SEPA) Rewew ana Preliminary Plat appro""1 for a 46·101 subdiws;on of Ihree parcels. 8.15·acre Site. The proposal IS loealed wilhln the Residential· S (R·S) zoning designation. The lots ~r. intar>ded for lhe eventual developmenl of detached Slngle·famlly homes· lOIS ranging In size from 4.752 square l""t 10 8.350 squore feet. Two single·family hom". and as.ociated outbuildings eXist: all would be removed or demolished as pari of Ihis ploposal. Aocess IS proposed off of HoqUIam Avenue NE via three new internal publ'" roads Two .coes. aasaments within tha pial will pro",oa accesa to, 7 lots A stom> water facllily is pr0[XIsed In Ihe soulheast corner of the SIIe. The SIte does nol contain any critical areas acoordir.g 10 lhe C<I}'s Crillcal Af9as map. A. ENVIRONMENTAL IMPACT{II,g. Non-Codll) COMMENTS 8. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We Ira .. ",viewed rms appIJCa'"" with ""mew., 8ff<>nljon '0 I_~ ."'os in w/lid) """ ""," ""pM"e ."d "'iV<, iden1liJOd a,oa. 01 probtlbJ. in"",CI Dr are<!' wh"", addiOOn8J /"/"",,,,,/00 i. ".oded ID prop,fIy assos. 'his prop",.I. 51_ture of Di,OCI<o" '" Autl>'mzod R""rll..,nla_ DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM December 13, 2004 Nancy Weil Juliana Fries (x: 7278) Aspen Woods Preliminary Plat· LUA 04 -143 852 & 864 Hoquiam Ave NE I have reviewed the application for this 46·lot pial, located at 852 & 864 Hoquiam Ave NE and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS The proposed development is within the water service area of Water District gO (WD gO). The proposed project is located outside arl Aquifer Protecliorl ZOrle. There is an 8-inch sewer main at the irltersectlOrl of NE 10th S\ and Hoquiam Ave NE. A storm drainage plan and drainage report was provided. The applicant is proposing a detention and water quality pond. This project drains to the May Creek basin. There are no curb/gutter, sidewalk Orl Hoquiam Ave NE fronting the site. coeE REQUIREMENTS WATER 1. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. SA:-iITARY SE\\'ER 1. A sewer main exlensiorl along the new streets and along Hoquiam Ave NE will be required. 2. A lift station design according to City of Renton standards will be required to provide sewer to the new plat. 3. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 4. Existing septic systems shall be abandoned in accordance with King County Health Department prior occupancy. 5. This parcel is subject to the Honey Creek Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. Page 2 6. The Sanitary Sewer System Developmenl Charges (SDC) is $900 per building 101. This fee is payable at the time the utility construction permit is issued. SURFACli: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. 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 new proposed street and along the frontage of the parcel with Hoquiam Ave NE. 2. Minimum right-of-way Width for new streets within the subdivision is 42 feet and requires Development SeNices Department approval. 3. All wire utilities shall be Installed underground per the City of Renton Undergrounding Ordinance. 4. Dedication of proposed Tract "6" (landscape) to the City of Renton will be required. The dedication will allow for future access from the parcel to the north to the proposed NE 8'" Street. 5. The City code states that private streets are allowed for access to six (6) or less lots, with no more than four (4) of the lots not abutting a public right-of-way. The private street easement shall be a minimum of 26-feet wide with 20-feet paved. PUN REVIEW _ GENfJtAl. 1. All plans shall conform to the Renton Drafting Standards CONmTlONS 1. The applicant shall provide a Certificate of Water Availability, showing that the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. 2. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 3. Due to downstream floodin9 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. 4. This project shall comply with the erosion control measures per the Department of Ecology Manual. 5. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study dated September 21 2004, regarding "Pavement Areas" and "General Earthwork and Structural Fill". City of R~. ""n D~partrruml of Plannmg / Bwlding! Public •• _,KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT; " , , " SUMMARY OF PROPOSAL, The appl,eam is requesllng Environmental (SEPA) Review and Preliminary !>I&i11iWl'Rl''''lIlrA~46-lol subdivision of thr .... paroels. a.15-acre site. The prOposal is located within tha Rosidantial -8 (R·B) zoning de",gn"tlon.'1'H~I'llj\lare Intarlded lor the eventual development 01 detached slnglHamlly homes-lots ranging In size lrom 4,752 square leetto 8,3SO square feet. Two Slrlgle-family ~omas and associata~ oulbuildings exist, all would bo r~mov<KI or domolished .s pa~ 01 this proposal. Access is proposed oJ! 01 Hoquiam Avenue HE via three new Internal public roads, Two access easements within the pial will proVide acoass for 7 Iot._ A storm waler facility IS propose<! in the southeast corner of Ihe sile, The slle does not contain any cri~cal areas according 10 the City's C"tical Areas map. A. ENVIRONMENTAL IMPACT(e.g, Non_Cooo) COMMENTS B_ POLICY_RELATED CDMMENTS C. CODE-RELATED COMMENTS ~ aJio-cf.M. w. ~_n'o"'" ~nvironmen' .,eB, which w. I,ave expenise aod have ideotlf,ed .,eliS of prob<rble ",>pacr Of D.,o City of Re"."n Departm.nt of Planning / Bwldrng / Public V'o, "5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET A. ENVIRONMENTAL IMPACT(9.g. Non-Cod9) COMMENTS B. POUCY·RELA TED CDMMENTS C. CODE-RELATED COMMENTS ""'-~ " EI,,,,,,", of Ih. Envi",,,, .. ,", D.t. ", 1,1-/3-(1'/ Project Name: Project Address: Contact Person: Permit Number: Land Use Type: [1J..--Resldential o Retail D Non-retail Calculation: LV,,-0'-\-1'-13 L\ \.to -d-. ~ '-\ L\ LoT"::. 'f-q . '=> --, "'- L\}..\'O~ j. '1.?I;, ~\JS'O\.UI> Transportatton - Mitigation Fee: Calculated by: Date of Payment: 5# \oOa- Method of Calculation: [)-'tTE Trip Generation Manual, 7th Edition o TrafficStudy (2.10) SI"i12-"1S1/v-J o Other City 01 R~".~n De{Xlttment of Plannmg I Buildmg I Public "v,K$ ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING SUMMARY OF PROPOSAL: The appllcanl 15 requesting Envllonmenlal (SEPAl Review and Preliminary Pial approval lor a 46-IQI sUbdivision 01 three {Xlrcels. 8.l5-acre sile. The propos.1 is locala<! wilhin Ihe Rosidenlial-8 (R·B) zoning des'gnation. The lOIs ere Inlended lor lhe eVe<1tual development 01 delached single-family homes-lots ranging in size lrom 4.752 square 100110 8,350 .quare leet. Two single-family homes and associated outbuildings exist; all would be removed or demolished as part of thIS proposal Acco •• IS p.oposa<! oft of Hoquiam Avenue NE via lhroo new internal public roads Two acC{]s. aasaments Within the plat will provide aCcess for 7 lot •. A storm water faoltity;s proposed," the soulheast corner of the site. The sita does not contain any critical areas accordmg 10 Ihe City's C"tical Areas map. A. ENVIRONMENTAL IMPACT(e.g. Non-Code} COMMENTS 8, POLICY_RELATED COMMENTS C. CODE-RELA TED COMMENTS We have ",viewed tIIIs appIrc.atron .. "h parl,eul.r anenlli:m 10 Ihose .rea. in wh/cll we /lave exp<>mse and have rdenlrliod ."'115 01 prob./lle ;rr>paot '" 8 . """I inl""""" s nooded 10 properly 850e .. (h", proposal , DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM November 29, 2U04 Nancy Wei], Planner Jim Gray, Assistant Fire Marshal~J . Aspen Woods (formerly Renton Harbour Estates) 852 & 864 Hoquiam Ave, NE MITIGATION ITEMS: I. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with lOUO 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. Streel addresses shall be visible from a public street. 4. Street shall be posted "No Parking" on one side per City Street Standards. Please feel free to contact me if you have any questions. EMERGENCY VEHICLE TURNMoUHb -loUL-De-sAC City 01 Re, .. ~n Departmenl 01 Plannmg I Burlding I Public hv, "s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: A. ENVIRONMENTAL IMPACT(e.g. Non·Code) COMMENTS B. POUCY-RELA TEO COMMENTS ;J1f Co COOE-RELA TED COMMENTS ~::u b,t f w, , Elem""t"' tho Ea,ironmoa' 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." Parks Mitigation Fec CUy of Re, .. on Departmenl 01 Planning/Building! Public V.~.KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA04·143, pp, ECF APPLICANT: JusHn La ers· Hamouf Homes PROJECT TITLE: As n Woods Prelmina Pial SITE AREA: 8,15 acres LOCATION: 852 & 864 Hoguiam Av~nu" NE COMMENTS DUE: DECEMBER 13, 2004 OATE CIRCULATED' NOVEMBER ~g, 2004 PROJECT MANAGER' NarIC Wail PI.AN REVIEW: Juliana Frias BUILDING AI1EA ro.s NIA I WORK ORDER ND: 77346 SUMMARY OF PROPOSAL The applicanl is raquasling Environmenlal (SEPA) Review and Prelim,nary Pial app,oval lor a 46·101 subdivision of three parcels, B.15·acre ",Ie The proposal <s localed wilnin Ihe Residenlial· 8 IR·8) zoning deslgnallon, The lOIS are inlended for the evenlual developmenl of detached single·family homes· lOIS ranging in si.a 110m 4,752 square leel to 8,350 square feel. Two slnjre.family homes and assI>Cialed outbuJldings exist; all would be removed or demolished as part ollhis proposal. AooQSS is proposod 0 t of Hoquiam Avenue NE v,a Ihree new Inlemal public roads, TW<l access easemenls w<lhin Ihe pia! will provide access for 7 lois, A stonn water facility is p<oposed in Ihe S,"-,Iheast corner 01 the Me, The ",Ie does nor contain any CritICal area. acco,ding 10 Ihe CUI'S Critical Areas map, ENVIRONMENTAL IMPACT (e.g. Non.Code) COMMENTS B. PO/.JCY-RELATED COMMENTS C. CODE·RELA TED COMMENTS EI"""nlo'''' En 'i,on'''''''' '1 which we haVIJ oxpanise and Ilavs ident<lied ."' •• of probable 'lIlp8cl Of City 01 R6 •. __ ,' D~p.rtm~nt 01 PlanMtg! BUlldmg / Pc'biJc \ ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: to APPLICATION NO: LUA04·143, pp, ECF APPLICANT' Justin La ers -Harbour Homes PROJECT TITLE: k an Woods Prelmina Plat SITE AREA: 815 acres LOCATION: B52 & B64 Ho ulam AvenuB NE A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS ~ .. '"""' <>I II,. ~""'''''m'", B, POLICY·RELA TED COMMENTS COMMENTS DUE, DECEMBER 13, 2004 DATE CIRCULATED: NOVEMBER 29, 2004 •• _ PROJECT MANAGER: Nanc Weil PLAN REVIEW' Juliana Fries BUILDING AREA WORK ORDER NO 77346 ElomM' cJ m" En,,"''''''''", ,. CODE-Rf,LA TED COMMENTS _ ;;/~~~ • , , , Mot. ,",,,,,, .. liOn "", .... ,.. < NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON_SIQNIFICANCE_MITIGA TEO (DNS-M) "'". CO" ........... · lU",,· "', ", EO' ,.,,,"" ""''' 00'1""''''-""","","0'"' "O~"""",,.,.,., ""''',,' ""~",, .... Co"".,,,,. '"' 0". ""''''' '" _."" ",. ' .... m ~'~m."~ ,.~~ ~ r"" ~ ,~", .... , .... =" ".,.., n._ .. "~ .. ,, ..... , •• ROW ""~ , '0. '~G"" ""= """' .... o~,,,, '"' " , ~.~ '" , •• "''' ''''. '"' "' "..,.~'" ",,"" OO"m,"' ,"'>= I, '"' ''"'''' ,"'T. """"" ""'" ,. ' ... ' .... ,~. ,,,,,,._, " ..... ,_~, .. W OOffi=. """ 'cl •• " ,., ""'~. , '" "" .. " ""m"," ,." "".''"'".~. "" ..... ""' '" ., '. ,,,,,,,,,,~,,, -, ",""., .. ~"'~.~ .. '"~ .... .. , ... 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" "",.., 00 '"'_ ._, T",~ _m..-J "~,~,, "_ .. _ """", m.~."" ,~ •• ,,~"'., _""'_MO"""" ", _, .. " ' ...... ~ '" "" "".,,,,, ,~, • .,rt"'" M'"'''''' F~ n" _., .... , .... ""'~,., •• "" •• "" "'...,_ ,_ n-, _, .,," ... .., .".,. .... "" .... 'MO"",m"_ COOTACT .'"'ON, N.~, _,, S,o'Oe '10M'" To! ""1 ",_m. " "" ~"" ", " '" .... , • "" ~ """~ ~ "" .. "'""" "~."rn '" '",. ,~,,,,,,, F"J'''. '""'." ". rom."' ,,"'" ~ 0. ~ """'". 0""", .... " '''''''0. ,~" G"",W.,. "oc'''. W' """ ".", ,N.~ W""·,,~ >p. 'Of' '000" '''''''' ""m~" "" ,""' """NO '00"" ~"""'''''' ~~-~~~~~:.~'ui;;~", CERTIFICATION £' ... :\I.\Io1SSld;:·;"'Q', ~·O .•. ,...', :: .'V NO, ¢+ •.. "'" ~ " < "1' ~ GI> : -9.L. -",., -~ ... \ .<>,,:-., i1l1 ~,~ lucher: . bereby celtify tbat 3 copies of tbe ,~. -<I 0·_ \:; \.IS! (IC .f al'lo~~ellt were posted ~mc in 3 conspicuous places On or nearby '" O,<.:··~"07 .• /~ fic described property on:vernbciC 29) ?ta-f . " Ii< •.•...• :,;0 ~- "'" "ISHING ~~~"t......---~ ~ ~ '" ~~~ < • ,"," ? -7!;;hLf" Signed: ~ A~"Ws~ "';be~~~ Notary Public, in'"m"lfurtStale of Wa.,hmglon residing in .unthe, qa--fi day of -:-'fnO!). 000 ~. • ~~ U..m ,c" .~ + '1i",<V NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: NOlI<Imber 29, 2004 LAND USE NUMBER: LUA04·143, PP. ECF PROJECT NAME: Aspon Wood. Pr.lIm",",y Piol PROJECT ceSCRIPTION: Tho ">,plle""! I. rOClUe<liOQ Envi,onm.nl.' (SEPAl Review and PreUmin." Pia' approval for a 46·101 .utxllvI.ion 01 three pa'te'., 6. 15·.c", .". The proposal Is looa'ed w"',in the Re,''''''!'"' . a (R.S) zoning d.slgnation, The 101, a,. ,"'ended lor the o_tua' dov.'opmont 01 d.t.OMd .ingle-famlly home,-10" ra"g,"~ 10 ,iza from 4,752 'qu.,. I •• t to B,350 'qua:. 1 •• ,-Two ""~I.-ta'1llly home. and assocl.tad a'"''''d'"9' .,;,,; .. , would be rom<>voO or domoli.hod •• part ollhlS propo,.'. Access" proposed 011 01 H""ulam A,enu. NE via three now Intarnal pul>lIc ,oaOs. Two ace •• , ... ,om.nl. wl:hlo tho pial w.ll provide access lor 7 lots A storm walor 10011.'1'/ is proposed m the .ou'h •• " COmer of 100 "Ie, The .It" do., na1 conta," any critical arfOlS accOrd'ng to the Cilys Cr"eal Ar.as map. PROJECT LOCATION: B52 & B64 Hoquiam A",,"ue NE OPTIONAL DETERMINATION OF NON·SIGNIFICANCE, I"ITIGATED (DNS.M): A, loa L.ad Agency, the Clly QI Reoton has d.'ormlnod thai .Ignlfl,on' envlronmenl.1 ,mpao," .re "nt'ke~ to resul1 from the proposed proj.'" The,.,o, •.•• I'I'rm:ttoo under the RCW 43 21 C 110, tho CI,y of Renton i, uOing 'he Opt,on.1 DNS·M proC"" to g". na',ce 'hOI' DNS- M IS likely '0 b. i",ed, COnt."." period, lor 'he prolect.nd tho pro;Jcsod DNS·M "0 Inlegralod '",0 a "og' com,"e,1 I'I'riOd, Thero w,lI bo no common1 period 101101'1'.09 the Issua,," 01 tho Th'e,ho,d ~elerm,ca"on 01 Nor .. S inll,canc8. MIT,g.tod IDNS·Mj A 14.day appeal period "ill follow ,he ,,,uan,e 0' Ihe ONS·M, PERMIT APPLICATION DATE: Novomb.r 5, 2004 NOTICE OF COMPLETE APPLICATION, November 2g, 2004 APPLICANTIPROJECT CONTACT PERSON: Juotln La.,.. .. , Tel: (2~3) 838-11305 Permlt"'RIIVIIIW RoquootAd: Environmental (SEPA) and He.o.rlng Examiner Rovlow Othor Po...,its w~leh mav b. required: Conwuotion. Buit~ing. Fire P.rm<t. Roqu .. to<l Stu<lleo: Goo'o-chnlcal, OralMgo, Wetland. ond Tr.nle Report. Loootion w~ere appllo01lon may bo ,,"vlowe<!: Plonnlnl/iBulldlnl/lP"bllc Work. Oop.nment. Devolopmon' So",loo. Dlvlolon, SI'" Floor R8nton City Holi. 1055 SoUlI1 G'ody Way. Renton. WA 98055 PUBLIC HEARING, P"bl~ h •• ring jeOjal,,,,,ry sc~edul<!d tm Febmary 1, 2005 bofo", tho Ronto" Ha.rlng Examine, ,n Renton Council CllamMr •. Hearing> i>eg,n .' ~,OO AM on 'he 71h 1100' 01 tho new ROOlo" C,Ly Hall ""'aled .1 1055 South Grady Way CONSISTENCY OVERVIEW: Zoning/Land U •• : Envlronmontol Dooumonht t~&t E.oloot. tho Propo.od Proje"': Dev.lopmon' R.gulotlon. Uood For Proj""' Mltlg.tlon: Tho 'Ubl"'" ,ITO i, deSlgn.toll AOSidonMI Single Fam,l'/ on tho Clt1 01 Ron"", Compr.h01lSlve Land U,e Mop ond ReSldo"tI.' _ 5(11-5) "" 1M C,ty" Zooing Map. SEPA Checkl"t Tho projoct will bo 'UbIOC' to tho C'i' SEPA o,drnanco, Zor.lng Codo, P""llc Wo,ks Staodards, Sul>d'~Slon Regul.tlons, Un,form Bulld,og and Fifo Cod., and 0''''' apphcabl. _0' aM ,egul"',OO' •• apprap"a'" Propo ••• Mffigotlon .... ---'0: Tho following Mlligalion M.a,",., will Ilk" 'imI>D,od on Ih. p",po.M P"'locl. Tho,. recommonded MjtlgatlOn M",,",. Jr.,. ~'Oj"" Impa"" oot oovered by eXISting cod., and r09ula""'" os cilod .""" •. Th. 'pplicanl will b. r"'lulrod 10 po, tho appropllalo Trallsportation M"'9atlOn Fe;. Tho appllconl will be r<>qulre<! to pay tho approprlato FIr<> Millg.tloo F ••. Tho awll"'O' ",II be ",qUir<>~ to pay tf1 • ..,ptopnato Pork. M,lig."oo Foo. COmmO"ts on 'ho abollO applloalion m"" b. ,u1lrni~.d In wnting 10 Nanc) Weil, Sanlor Plao""r, Oevelop.,"n, S.",ieo, Olvl.lon, 1055 So"", Grady Way, Ronlon, WA 9S05S, by 5:00 P ... On Deoombo< 26, 20M. TIll' ",""or IS also 'ont."veI) sehoduled fOr. public hoarmg on Fobr"",!, I, ~{N),\, al 9;00 AM, Coun<~ Chambol$, SO'Ion'h FlOOr, R.moo C,lj Hal" 1055 SoLlll1 Glody Way, Renlon. II you are Inter" ... d In a".ndlng Iho hearing, plo .. o oonl.ct 'ho Dovolopmonl Sarv~o. 01,.;.100, (4251 430·72e2, 10 .n,"'O that tho hoarlng ho, nol boon ",sehodul<od I, OOmm..,1S cannol b •• ubm,tl<od i<l \OoTI~ng 0)' tho d .. olr1<1icatG<J aOOvo, yo" may ,.11 "PP<I'" allho hOarlng and pr,,,"" your common" "" '10& proposal boloro 1I1e He.'lng E .. mlnor. II you ha", q_llons'-' ""_ prop"""I, or ",sh ,0 be mad. a party 0' 'ecoid .nd roee.1'6 ~tlon.1 ilform.tlon 0)' mail, pi ..... oonlact "'. prQloct mao.go,. Artyon. ""'0 subm,t, writl.n common .. "ill o",om.be.ly bocomo a party of ","ord alld ",II be notified 01 any dOClllIoo "" mi, PO-0jOCI. CONTACT PERSON; Nancy Well, Senior Planner; Tel; (425) 430·7270 I PLEASE INCLUOE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I It you would IlkG 10 be made a party of record to r"c.ive funher In1ormat"'" on Ihis proposed projsct, complel& thiS form and return 10: City of Renton. Development PI.nning, 1055 So. Gracly Way, Renton, WA 98055. Fil~ NoJName: LUA04·14J, PP. ECF I Aspen WOOd. Preliminary Plat NAME: MAILING ADDRESS: _________________________ _ TELEPHONE NO.' ________ _ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 29th day of November, 2004, I deposited in the mails at the United States, a sealed envelope COl'ltail'lil'lg Acceptance Letter documents. This intormatiol'l was sent to: Owner Kenl'leth & Tina Owners Kimberly Ann Siegrist Owner (Signature of S"d'?",,<i:. STATEOFWASHINGTON ) ) SS COUNTY OF KING } I certify that I know or have satisfactory evidel'lce that Stacy Tucker signed this il'lstrument and acknowledged it to be hiS/her/their free ;,d ,'ollm'",' purposes mentioned in the inslrumel'l\. Dated: '"]1 ~tJ· .;;;.<{ 2o:ft Notary Pli inglon Notary, ~~'.:' :~ __ _ My appointment e .p.r?j~ct Number: LUA04-143, PP, ECF 'omplate -affidavil of s.,vice by malll"9 CITY OF RENTON CURRENT PLANNING DIVISION . ,~. , AFFIDAVIT OF; SERVICE BY MAILING , On the 29'h day of November, 2004, I deposited in the malls of the United States, a sealed envelope containing NOA, Environmental Checklist, PMTs documents. This information was sent to: ',,,, " ._ .. ,Ji~ : ' .. _~RePreSenling -:.';"::: .. _. . '" " . Name_""".,"_ Agencies See Attached ~"'''' ~ ~,~ "'" M " ._.~\\-"N Ir~ "" (Signature of Sender); r" all/ . . ..... :.:-"'-11, '. . !~itlSSIO';;<:.~-s,\, STATE OF WASHINGTON ; /8 t<OT-'l ~\~ ~ ) ss Lt,! ,o-.•• .")-~\-n~ COUNTY OF KING } ~ -:;. \. liaLie i ; ".:'>'-.6! .• ' ~ I certify that I know or have satisfactory evidence that Stacy Tucker •• { o';;:~;~?",;-:",o;f signed this instrument and acknowledged it to be his/her/their free and voluntary ach'Gr,~'and purposes mentioned in the instrument. Dated:_"ULiC-kk'1'luiJ>°'fY_ Notary (print}: _____ ~,~'""~!!:W~':i·~',P~:e,'.1a-O,-------------- My appointment expires: M'I APFOtMMEIIT EXPiRES .. ~9.Q7 , Project Name: Aspen Woods Preliminary Plat p[oJ6ct~~u:rj1~e~: LUA04-143. PP, ECF template· affidaViT of ,ervloe by mailing Section OtY"'4'la, WA 9851)4·7703 AM; Ramin Pazookl KJng Area D<w. Serv., MS·240 PO Box 330310 ,II AGENCY (DOE) LEITER MAILING (ERe DETERMINATIONS) ·inboh c/o Dapartmonl 01 Ecology 3190 160m Ave SE Bellevue, WA 98008 lish Tribal Off" 4717 W Marginal Way r:m Seattle, WA 96 H16·1S14 KSC·NR·050 '" U' '""W,,~ Ie Lancaster, Responsible Offi<:ial o Southcenter Blvd. KSC·TR·0431 Tukw,la, WA 98lsa Note: Illhe NOllce 01 Application states that it is an ·Optional DNS·, the marked agencle" and cities wm need to ba sent a copy of tha checkl •• t, PMT., and the not,oe 01 application .• AI"o note, do not mell Jamay Taylor any 01 the notices she gats hers from the web. Onty sand her the ERe Determination paperworl<. , • t""'~lat.· ollidovil of .eN'" by mailing November 29, 2004 Justin Lagers Harbour Homes 38400 9th Avenue S #120 Federal Way, WA 98003 Subject: Aspen Woods Preliminary Pial LUA-04-143, PP, ECF Dear Mr. Lagers: CITY F RENTON PlanningtBuilding/PublicWorks Department Gregg Zlmmumaa P.E.,Admluistralor 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. However, the following information is required as part of the project submittal and review. • As staled in the Pre-applicalion report dated July 29, 2004, due to indication of wetlands on the site a walland report and Site delineation are required. Please forward 5 copies of the requested information by December 10'" in order to ensure the project ;s n0t put on hold. Additional information may be requested as the review process proceeds. This project is tentatively scheduled for cOrlsideration by the Environmental Review Committee Orl December 28, 2004. Prior to that review, you will be notified if any additional information is required t6 continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on Februllry 1, 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 healing. Please contact me at (42S) 430-7270 if you have any questions. Sincerely, NancyWeil Senior Planner CC: Tim Spiry -Estate of Dennis G. Spiry. Kenneth & Tina Kiger. Kimberly Ann Siegrist I Owners '"UD 0" TilE CURVL .~ Kalhy K<olk,r-Wh •• lor, Ma~'" November 29, 2004 Superintendent's Office Renton School District #403 300 SW 7t1l Stres1 Renton, WA 98055-2307 SUbject: Aspen Woods Preliminary Plat LUA-04-143, PP, ECF CITY IF RENTON PlanninglBuiidinglPublicWorks Department Gregg Zlmmermu P .E.,Adminlot:notor The City of Renton Development SelVices Division has received· an application for a 46-101 single-family subdivision located at 852 & 664 Hoquiam Avenue NE. 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 attenaed by Children living in residences at the location Indicated above. Please jill in the appropriate schools on the list below·and return this letter to my attention, Development Services Division, City of Renton, tOSS South Grady Way, Renton, Wastlington 96055 by December 13, 2004. Elementary School: ____________ --'_~---'----------- Middle SChool: _______ ~---'--..c-------------- High School:' _____ ~ __ '__ __________ _'_ ____ _ Will the schools you have indicated be able to handle the 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) 430-7270. Sincerely, NancyWeil Senior Planner • -'-"-"-·----.'""' .. ;c,c"="'","GC"'CL,"WC.'=.CRoc="~CC".'W".=,c;"c,=.="=''''"";"'------~ ® T"._'=~I",50%,""",od=~"". _",,~=~= '"LAD or 'H> CVHE LIST OF SURROUNDING PROPERTY OWNERS,''''''M,m''''M 0 WITHIN 300"FEET OF THE SUBJECT SITE CITY OF RENTON City 01 RentDn Development Services DIVISID.l 1055 South Grady Way, Renton, WA 98055 Phone. 425·430-7200 Fax: 425-430-7231 NOV 05200\ RECEIVED PROJECT NAME,~!h"""~",~'~o'--'I~.J~""""d's",,,~ _____________ _ APPLICATION NO:--<./.kffJ0""'=VOL-'-C1</Z"""'---_____________ _ The following is ~ list of property owners within 300 feet of the subject sileo The Development Services Division will notify these individuals ofths proposed development. NAME ADDRESS ""'00"1' Qwno, Add .... Eleanor aagley_~ \'Z-~~ 118t!01 142nd Avenue SE Troy Mathewson ~. _..I 12014142ndAv&rlueSE Wesley & Vei-da Anderson '~""'u.\icl!2028 142nd Avenue $E WaRer Johnson.~ ttblO'f 12006 142nd Avenue SE WaHer Johnson 12006 142nd Avenue SE WaHer Johnson Michael Intlekofer Camwest Development Theresa Gacek Jason Ireland Richard Rawson Bishop -Church of Jesus Christ LOS Wa~ Konrad Wa~ Konrad Walt Konrad John Smith ,,;,." --"'" James & Julie Fegel < •• , , \ RS, Fisher --' ;"", Darin & Carla Zabriskie 12006 142ndAvenue SE 4472 119thAvenue SE 9720 NE 120th PI. Suite 100 12019 14Sth Avenue SE 11S43 142nd Avenue SE 11853 142nd Avenue SE 50 NE Tempte 12005 142nd Avenu",SE 12005 142nd Avenue SE 12005 142nd Avenue SE 12053 142ndAvenue SE ·11833 142nd Avenue SE 11825 142ndAvenue SE 11823 142ndAvenue SE H.Harmon ~ ,14105SE11SthSt Robert & Joen Shepherd' '/ ,~.' .', 11728 142nd Avenue SE Julia Lee & Robert. Smock 1..Jo.~Jl,~, ·920 Hoquiam Avenue NE Patitia Binder -._. , ",-?',,'i IA~ _~ ,.' 980 Hoquiam Avenue NE " G"" Wyndl Helsby • A",,,, .. ' 11B08 142ndAvenue SE Northward Inc, 1560 140thAvenue Suite 100 Northward Inc_ Roger & Laynette Istllmitsu Kevin McManus Jenny Dang Paul Buckland Karen RlIIJedge 1560 140thAvenue Suite 100 5006 NE 9th ST 901 Hoquiam Avenue NE 5025 NE 9th PL 5019 NE 9th PL 990 Hoquiam Avenue NE Q:\ WEB\PWlD IlVSER VII' orm,1J>I""n i ng\o WIler<, doo08129103 ASSESSOR'S PARCEL NUMBER "-Renton. WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Renton. WA 98055 Renton, WA 98055 Bellevue, WA 98006 Kirl<land, WA 98034 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Salt Lake City, liT 84150 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Rentoo, WA 98055 Renton. WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 Bellevue, WA 98005 Bellevue, WA 98005 Renton, WA 98059 Renton. WA 98059 Renton. WA 98059 ReJ1ton, WA 98059 Renton, WA 98059 Klog Counly To. I.D. 1023059246 1023059141 1023059317 1023059257 1023059158 1023059335 1023059017 1023059023 1023059368 1023059215 1023059003 1023059253 1023059406 1023059155 1023059180 1023059164 1023059293 1023059372 1023059234 1023059328 1023059401 1023059093 1023059050 1023059337 1023059300 1023059450 7612500060 7612500070 7512500080 7612500090 1023059092 "";,,.j."-' ,. ,<,,' ., NAME (Attach addilional sheets, if necessary) ADDRESS ASSESSOR'S PARCEL NUMBER , hereby certify \hat tile above lisl(s) of adjacent property (ProIlNe",O) I ~·",,,;", their addresse, WDrO obtained rrom: ".1""'''11" .. " f;'i K "" Title Company Records ~ .. ,:~{;~S'(:;;/?:"''''.. vt<ing County Assessors Records .:: .. ", +";" 0 ~ . : ;" 8 Nm"FlY ~~'::t.;. D~lo =:!l'. ';v~uc ';Ij :: Jo/z.{)!(jcfi~.... .:~:! I r ~~ <.' ' •. ~,,,,,,,"!. ... ~ .. ...o l ~~ 0,,········ .. v .... " . ~·.·,~<\v" ';; .,,--", ';"'i,"'\ me. a Notary rubtic, in and fqr ttJe Slate of Washington, 1;~;;;~;?~~~~~~~::::~jNOTARY lhDJ.D:~'tJ'lY of Or.!t'O!&---,20bJ:\: " 'CERTIFICATION OF MAILING NOTARY i i , . ' City of Renton LAND USE PERMIT Nov Os liE< <II7i MASTER APPLICATION CEIl/ED PROPERTY TELEPHONE NUMBER: APPLICANT (ff othor than NAME: J \.btl VI COMPANY \If app~cable): ADDRESS:~ CITY: CONTACT PERSON NAME: COMPANY (~appfocable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: ~IOI PROJE;TOR , PROJECTIADDRESS(SYLOCATION AND ZIP CODE: 1\";2.1" ~"'~I'" ,,~ NE KING COUNTY ASSESS~'S ACCOUNT NUMBER(S): ~~~4 ~ D2't:-,Q(.;,-01.:::'.~ -":lt~ ~,,'i,h . . , '. I , PlAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (ff appl","ble): EXISTING ZONING: j2.-\{ PROPOSED ZONING QI applicab .. ): 12-7 SITE AREA (In " q Iv ;;z. SQUARE FOOTAGE OF ROAr:lWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOT~~q ~ORE (if a~j~bl"): '?Z-,'" . PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE -"1 co NUMBER OF '-41; (ij applicable): NUMBER OF NEW , , ; 4(, r ______ -'P-'-'-R :CTINFORMATION contlr ,,''--______ , NUMBER OF EXISTING DWELLING UNITS (If applicable): '2- PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS Qhpplicable): \\O~O <;.+. IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE Ql"applicable): SQUARE FOOTAGE OF EXlSTING RESIDE BUILDINGS TO REMAIN Ol"applicable): , SQUARE FOOTAGE OF PROPOSED ON·RESIDENTIAL BUILDINGS Of epplicable): :.; SQUARE FOOTAGE OF EXlSTING NON-RE~IDENTIAL BUILDINGS TO REMAIN (neppllcable): '1-' NET FLOORAAeA. OF N·RESIDENTIAL BUILDINGS 01" applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT Of applicable): o AQUIFER PROTECTION AREA ONE 1;1 AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION . ., . o SHORELINE STREAMS AND LAKES Q WETl..ANDS • ~ " , LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. __ "G. II. --c .• s~.1I. __ "G.t!. Sq:lI ... SITUATE IN THE NE.. I~ QUARTER OF SECTIONjQ TOWNSHIPa, RANGE :?,IN niE crri OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP Nota'Y Public: in artd fa< Ill. St.le ofWa.h.,gton Nota'Y (PrlnQ City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: ~<C,p~ "\./""}'5 PROJECTIADDRESS(S)lLOCATION AND ZIP CODE: \ \ ,?;2.lo ~VtCqV\ f\~ ME KING COUN1Y ASSESSOR'S ACCOUNT NUMBER(S): \ OZ?C'\:.7-'-Py'\4 ~ \ O.zUb-0<1-?A--: 1 0 Z:.3£/0' -;;)ICi yq EXISTIN~f1IN,D ~~(S): J Pe_~ J ~>j\l1. le Vv1.AiI" .;q~-n COMPANY (Ifapplicabla): ~vk\!( \~~ PROPOSED LA~D USErS): <;4,"\, i\ \2t«Ww.,,1 ADDRESS: 'EXISTlNG COMPREHENSIVE PLAN MI\P DESIGNATION: CITY: PROPOSED COMPREHENSrvE PLAN MAP DESIGNATION (If applicable): TELEPHONE EXISTING,~O~I~G: "R, -,(11. ~ " ,. ,'. , , CONTACT PERSON PROPOSED ZONING (H applicable): \2-'6' NAME: SITE AREA (In square feet): \,?W/ AU. , -.'-SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (If applicable): ,,?,\?Z9 ,;, 1'. PROPOSED RESIDENTIAL DENSrTY IN UNITS PER NET ACRE (~applicabfe): -1.(:0 . , , . ZIP: NUMBER OF PROP~TS (~applicable): TELEPHONE NUMBER AND E_MAIL ADDRESS: NUMBER OF NEW DWELLlN4utTS (if applicable): L\' - Q:\WEB\PWI/)F.VSERYlFo"",lPlmminS""""","PP_Goc03I29ml ~ _______ -,p:.!R~r ~CT INFORMATION contir d""-_______ , NUMBER OF EXISTlNG DWELUNG UNITS (trapp'cable): 2- SQUARE FOOTAGE OF PROPOSE~ R!iS~DENTIAL BUILDINGS (If applicable): \ \ O~ <£.+ SQUARE FOOTAGE OF EXISTING RESIDENT L BUILDINGS TO REMAIN Qfappllcable): SQUARE FOOTAGE OF PROPOSeD ON-RESIDENTIAL BUILDINGS (tr applicable): - SQUARE FOOTAGE OF EXISTlNG NON_RE~IDENTlAL BUILDINGS TO REMAIN Qfappllcable): C{-' NET FLOOR AREA OF N N-RESIOENTIAL BUILDINGS Of appiCBble): 7 NUMBER OF EMPLOYEES TO BE EMPLOYED BYTHE NEW PROJECT (tr applicable): PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITlCALAREA, PLEASE INCLUDE SQUARE FOOTAGE Of applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA lWO o FLOOD HAZARD AREA a GEOLOGIC HAZARD D HABITAT CONSERVATION o SHORELINE STREAMS AND lAKES -".' _sq,lI. ___ sq. It __ S<:f.ft .. . . ., sq. II. s",m)N.ill TOWNSHIPi3 , RANGE "'.7, IN THE . . TYPE OF APPLICATION & FEES Ust all land use applications being applied for: 1. ___ _ 3. ___ _ 2. ___ _ 4. StaffwiJI calculate applicabte fees and postage: $ (Sign.hlre of awnorIRopno.on,"""") AFFIDAVIT OF OWNERSHIP """ eo,,, ~ J, WQgnefC t-l QuJ""~ My oppoinlment expires:'--"OCD.L[CflJ-["2lJ')"",,,,lo,-- City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY PROJECT INFORMATION NAME: PROJECT OR DEVELOPMENT NAME: 1\Sf''' '" wo=\s ADDRESS: PROJECTIADORESSlS)lLOCA110N AND ZIP CODE: CITY; 1\ 1<';210 ~"'''M ",,"" ME KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): \OZ309-~ > \ OZWIo-qtt2-£: APPLICANT (if other than owner) \ 02.:30'i:7 -qOY"? NAME: J \h-\1 VI EXJSTING reo USE(S): t711'1fl1 e I, ,J COMPANY (Wapplioable): \ \ \ \ \ "",VW>VY tmW, P~~PO~~D LAND U:~~~r~ \2ct Ani. n, .J ADDRESS:~ EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (If applicable): EXISTING ZONING: )~-'i( • . , CONTACT PERSON PROPOSED ZONING (If applicable): \2-" NAME: SITE AREA (in square I""t): i?11? 10. , • SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED' FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (ff ap;'~b'e): ,,",lrZ';;.;, . PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE Of applicable): "1.<:0 CITY: ZIP: NUMBER OF PROP~OTS (if applicable): TELEPHONE NUMBER AND E_MAIL ADDRESS: NUMBER OF NEIlI' DWELLIN4~ITS (If applicable); NUMBER OF EXISTING DWELLING UNITS (if app,cable): '2- PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE ~rappllca.bla): a AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA lWO o FLOOD HAZARD AREA sq. ft. o GEOLOGIC HAZARD sq. ft. o HABITAT CONSERVATION sq. ft. o SHORELINE STREAMS AND lAKES sq. ft. o WEllANDS sq. It. LEGAL DESCRIPTION OF PROPERTY al deserl Hon on se arate sheet with the followln Infonnatlon Included SITUATE IN THE QUARTER OF SECTION lQ, TOWNSHIPk&., RANGE "13'. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES list all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP 1!!r,,;I.A.!'1 A. W%>M* (Signolure or OWn.,IRepre ... ntotlve) (Sigllature of OwneliRepresematNe) Q. \ WEflII'W\IlE VSER VIF """!lPtonninglm .. ,,,,pp dud)8Il.9/0J '0'"0 Wo., ?wll::>mJ. 11!4fiVC-tJ,u:w~ My appointmom .xpires: Oefome q, 200ft} , w z ~ < ASPEN WOODS NEIGHGORHOOD DETAil.. MAP 1" _ 200' N L':l.-':I>.~ OD ,"" ...... .., MVELOPMENT SERVICES DIVISION WAIVER'eF SUBMITTAL REQUIR~ .. ,ENTS FOR LAND USE APPLICATIONS , r , Architectural> ""0' This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building section 4. Development Planning Section Q'IWEBIPWIDEVSERVlForms\J>lonnmglw<o"""xJ$ PROJECT NAME: tlq,tJ,?Ja::d P/'t!.c 'pIPr- DAT' --1ico;O/L7C,/LO"''''''---__ DEVELOPMENT PLANNIM:i CITY OF RENTON NOV 05100\ RECEIVED 0'1!l6I2004 DEVELOPMENT SERVICES DIVISIOa WAIVb< OF SUBMITTAL REQU~MENTS FOR LAND USE APPLICATIONS i , This requirement may be waived by: 1. Property Services Section PROJECTNAME: _____________ _ 2. Public Works Plan Re~iew Section 3. Building Section DATE: __________ _ 4. Development Planning Section 01l1l6I2004 " . , AFFIDAVIT OF INSTALLATION OF .. , . -- --" ". PUBLIC INFORMATION SIGN City of Renton Development Services Divls!on 1055 Soull1 GradyWay, Renton. WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) • OEV~l,QfMENT PlANNING " • , OF RENTON NOV 05200\ RECEIVED being" first ='1 1. On the q7L day of ,{IoIJfmJx,/ . is.. __ , 1 installed -.:'= publlc Information slgl'\(s) -and plastic flyer box on the property located at Eo ( /'I2nd'dW Sq,/' >Ol! tb "-' Sl3li6r4or the following project: _ -r. n McdJ;; ~Oject rlame 2. I have attsched a copy of the neighborhood detail map marked with an ·X·, to indicate Ihe location of the installed sign. ' 3. This/these public informatJon slgl'\(s) was/were constructed and Installed In locations in ~onformance with the requirements of Chapter 7 Title 4 of Renlon Munldpal Cod,. 9 .~~":§;@1'~'~~'===~ InstalierSi9#e-=: SUBSCRIBED AND SWORN'" I,""., My commission expires on _"'.i\titj:",\\,?eD"O~OC4_. of ,I , , '- \ , , " , , •• -, , :.'\ '.,' ) () 1'-,) " , • • " . " . \ , i \ , -. '".---. ,,, I ' , I , , DENSITY WORKSHEET City of Renton Development Services D,v,slon 1055 South Grady Way.Renton, WA 98055 Phone: 425-430"7200 Fax; 425-430-7231 1. Gross area of property: I. 355,064 square feel --- 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas! Total excluded area:" 2. 68,848 square feet 3. Subtract line 2 from line 1 for net area: 3. _286,216 __ square feet 4. Divide line 3 by 43,560 for net acreage: 4. _-,,'.~5L7 __ acres 5. Number of dwelling units or lois planned: 5. _-,4.',-__ units/lots 6. Divide line 5 by fine 4 for net density: 6. _--L7~.O~O __ d_u.lacre ~4.,,-_lots or units would result in a net density of 7.00 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 including very high landslide areas, protected slopes, wetlands or f1oodways." Critical areas buffers are not deducted/excluded. *. Alleys (public or private) do not have to be excluded. DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM July 20, 2004 Jason Jordan, Senior Planner , !J/J Jim Gray, Assistant Fire Marshal r-liS;-- Renton Harbour Estates, 11826 IJ.t.:: Ave, SE 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. Please feel free to contact me if you have any questions. To: CITY OF RENTON MEMO PUBLIC WORKS }<'rom: Ja,on Jordan Juliana Fries Vale: Snbjc"<:t: July 29, 2004 Pre Application Review Comments PREAPP No. 04-085 Renton Harbor E.lates NOTF. ON PRELIMINARY REVn:W COMMIl:NTS CONTAINED IN THIS REPORT: Tbe following comment, .. n devel .. pment and permitting issues are ba.ed on the pre-.pplle.tio" submittal. Jru>de to tbe City uf Rentun by the appllc.nt. Tbe applicant IS Cautioned thatlnform.Uon < .. "t.ined in this sommary may be ,ubj«t to modification .ndlor <onconenee by offid.l deci,ion make .. (e.g. Heuln~ Examln~r, Buard. of Adju.tment, BDord nr Puhllc Wnr'" and City Coomil). Review comments may also need I .. be revi,ed based on ,ite planning and Dlhe. d.'ign cbange. r"'lllirod by tbe City or m.de by Ibe .pplicant. I have ,"",owed the prdlIIllJl31Y .pphcauon for !his 41_101 pl.!, localed Eas! of 142"" Ave SE (HoqUIam Ave NEl and South ofSE 120~ St. The suhje<:t site consists of two lots that are located outside of the City'sooundaries. The following comments would be reqUIrements upon site', annexation into the City of Renton. WATER 1. The proposed development is within the water ServlCe area of Water District 90 (WD 90). The applicant ,hall obtaIn a certificate of water availability from the DistrIct and provide it the City prior to the approval of the proposed project. A tire flow analyses will be required to verIfy that the DistrICt's system ean provide a minimum of 1,000 gpm of available fICe flow per fire hydrant. Fire hydrants shall be within 300 feet of tbe buildings. Result.' or analysis shall be submitted to the C,ty along with thc certificate of water availabIlity to ensure that adequate now rate and pressure is avaIlable to serve the development. 2. The proposed project is located ouloide an Aquifer Protection Zonc. SANITARY SEWER l. There is an eXls(ing 12" sewer main approximaldy 2,200 feet south of the site, in Hoqoiam AveNE. 2. A sewer nmiu extemion within the new streets, along the frontage of the parcel:; with Hoquiam Av~ NE ami 10 the north/south property line will be required. 3. EXIsting septic systems shall be abandoned in accordance with King County Health Departm~'D1 prior occlIp"ncy. 4. 1his parcel is located at a br~ak point between the noney Creek SpeCIal Assessment District (SAD _ fees are $250 [)(] per lot), or East Renton Intercepror SpeCIal Assessment DistrIct (SAD -"5 of 7128/04 fees are $ 298.70 + interest per lot). The Assessment will be Renton Harbor Estates 0712912004 Page 2 dependent on which direction the wastewate, will flow_ Fees are collected at the time the utility constmction pem1it IS ISsned. 5. The Sanitary Sewer System Development Charges (SOC) is $900 per lot. The fee is payable at the time the utility conslr\lction pcrmit is issued. SURFACRWATER I. The site drains to the May Creok Basin. 2. A storm drainage plan ~ntl drainage r.port i, required with Ihe formal application for the project Due 10 dOWll,tream flooding and erosion problems, staff is reconnnending a SEPA condition requiems Ihi' project to comply with the 1998 King Co\lnty Surface Water Design Manual to meet both detention (Level 2 flow control) and water quahty .mprovements. 3. The Surface Water System Development Charges (SOC) IS $715.00 per lot. A credit will he given for lot wtlh an existmg smgle-famlly house. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home at a rate of9.57 triPS per house. 2. Strce! improvements induding, but not limited to paving. sidewalks, curb and gutter, storm drain, landscape, strect lighting ond street signs ",ill be required along the frontage of the parcels WIth Hoquiam Ave NE and along the new streets mtenor to the plat. 3. Minimum ri!>ht-of-way width for new streets within the subdivision is 42 feet and requires Development S(n-iccs Department approvaL 4. The City code statcs that private streets are allowed for access to ,ix (6) or less lots, with no more than four (4) of the lot, not ahutting a public rlght_ot~way. TIle pTlvate street easement shall be a minimum of26_feel wide with 20_feet paved. 5. All wire utilities shall he mstalled underground per the City of Renton Under grounding Ordinance. GENERAL COMMENTS 1. All plans shall confoml to the Renton Droning Standards. 2. When the ul!lity plans are complete, plea"e suhmit three (2) coples of dm",ings, two (2) copies of the drninagc r~'PorI, and an itemized cost of construction estimate and application fee allhc counter on the sixth floor. 3. The fee for review und mspection of these improvements is 5% of the frrst $100,000 of the e.tllnated construction co,ts; 4% of anything Over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon applicJlion. cc: Ka)'TCn Kittrick • DATE; TO: FROM: SUBJECT; CITY OF RENTON Planning/Building/Public Works MEMORANDUM Jury 29, 2004 Pre-Application File No. 04-{l85 Jason E. Jordan, Senior Planner, X721~ Renton Harbour Eslilles PreLiminary Pial/Annexation General: We have C<lmpleled a preliminary review at the pre-application forthe above-referenced development proposal. The following comments on development and permitting issues ara based on the pre-appl;catioo submittals made \0 the City 01 Renton by Ihe applicant and Ihe codes in ellact on the dale of review. Tha applicant Is caUlioned lhat information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjuslment, Board 01 Public Works, and City Council). Review comments may also need 10 be revised based on sHe planning and oilier design changes required by City staff or made by Ihe applicanl The applicant IS encouraged 10 review all applicable sootions olthe Renton Municipal Code. The Development Regulations are available for purchase for $55, plus tax. from the Finance Division on the Jlrst Iloor 01 City Hall. Project Proposal: The su~ect property is comprised 01 two large tax parcels and is facated east 01 Hoquiam AI'€lnue NE (142 Avenue SE) between NE 6"' Street and NE g"' Street. The proposal is 10 subdrvide the two parcels totaling approximately 7.51 acres into 41 lots suitable lor detached single- lamily reSidences. Applicable Comprehensive Plan Db]eclives and Policies: Upon annexation. the subject site is located within the Residential Single-Family (RSF) tand use designation area. The following objootives and policies are applicable to the jXoJect. Objective LU-J: Protect and enhance the Residential Single Family areas, encourage re-Investment and rElhabjJita~on resulting in quality neighborhoods, improve opportunities lor bElttElr public transporta~on, and make mOre efficient use of urban services and infrastructure. Policy LU-34. Net development densities should lall wlthtn a range 015 to 8 dwelling units per acre in Residential Single Famity neighborhoods. Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single-family reSidential nelghborhoods except when flexible development standardS are used lor project review. Policy LU-38. Development standards lor single-family ne~hborhoods (e.g. lot size. fat width. building height, setbacks, lot coverage) should encourage quality development in neighborhoods, Policy LU-39_ Development standardS for single-family neighborhoods should address transportalion and pedestrian connections between neighborhoods and compatible boundaries between neighborhoods. ZoningfDenstty Requirements: The subject property is currently located within unincorporated King County and is zoned R-6. However. upon annexatioo into the City, the subject site would be rezoned to the Residential-8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 5 to a maxtmum 01 8 dwelling units per acre (dufac). The applicant would be required to deduct Ihe proposed public rlght-ol-wayfrom the gross property area, any area Identified as environmentally sensilive andlor critical (wetlands, steep slopes. etc.) and any private street serving three or mora lots In order to determine the net density of the proposal. In this case, 01 ~, the lolal property area (7.51 acres or 327,142 square leel) Ihe applicant Is proposing to dedlcale approximalely 55,338 square leel 01 public righl·ol·way, whleh leaves 6.24 nel slle aCres (327,142 -55,338 = 271,804 square leel or 6.24 acres). As such, Ihe net densily Is 6.57 dwelling units per acre (41/6.24 = 6.57), which Is within the permitted R·B density range. Developmenl Standards: The R·8 zone permits one residential structure per tot. Detached accessory structures are permitted at a maximum number of two per 101 at 720 square feet each, or One per lot at 1,000 square feel in size. All existing detached accessory buildings nollocated enlirely within a proposed 101 wilh an eXlsling slngle·lamiry residence would be required 10 be removed or demolished as part 01 Ihe preliminary pial approval. Minimum Lol Size. Width and Depth -The minimum 101 size permitted in Ihe R·8 is 4,500 square leet. The R·a zons requires a minimum 101 widlh 01 50 lesllor inlerlor lois and 60 feel lor comer lois. A minimum lot depth 01 65 leel is also required. The lots appear 10 meet Ihe minimum lot size, width and depth allowed per code with a few minor exceptions. Proposed Lots 7, 8 and 9 may nOl meellhe minimum 101 size once Ihe area less than 40 leet In width are deducted lrom Ihe proposed lots. In addition, staff does nol supporllhe proposed lot configuration allhe lots are nollormlng right angles to the proposed rlghl·ol·way. These lots would need to be redesigned prior 10 lormal plat submittal. Building Standards The R·8 zen", allows a maximum building coverage 0135% or 2,500 square leet which ever is great",r lor lots over 5.000 square leet in size. and 50% lor lots under 5,000 square leel in size. Building heigh! is restrfcted to 30 leet and 2·stoMes. Th",se dev",lopment standards will be reviewed at the time 01 building permit submillal. Setbacks -Setbacks are m",asured Irom Ihe property lines to the nearest pOint of the structure with the exception of pipestem lots, in which case the setback musl be measured oulside 01 the pipestem area (area of lot 40 feet In width or grealer). The required setbacks In the R·8 zone are 15 leelln the fronllor street created alter 1995 otherwise 20 f",et lor the Iront. 20 leet for the garage regardless 01 the date the street was created), 20 leet in the rear, 5 (",et on interior side yards, end 15 feet on side yards along streets. The lots appear to provide sUllicient area for the placement 01 a single·lamily reSidence, when taking setback and lot coverage considerations into account. These devalopmenl standards will also b", reviewed at the time of building perm~ issuance. The demolition 01 any existing structures would be required prior 10 the recording 01 the plat in order to ensure Ihe appropriat", setbacks are maintained. Staff may recommend Ihe demol~ion 01 any ",x'sting structur",s as a condition of approval lor the preliminary plat, should any structures be located w~hin a required setback area. Shared Driveways!Turnaround§ A 20·loot wide shared driveway Is allowed to serve a maximum 01 two lots. A private drive serving mor", than two lots would be considered a privale road (26·loot wide easement required) and would only be allowed to serve up to lour lots thai do not abut a public street lrontag"'. The shared driveways and private streets deplcled on the preliminary plat plan appear to meet th'" minimum requirements. However Ihe 3D-loot private street serving propo$ed LoiS 16, 17 and 18 exceeds Ihe Size reqUirements lor a private street. Instead, staff suggesls Ihe use 01 a 2D-Ioot private drive to serve Ihe proposed lois. Sensitive Areas: According to the project drawing and King Counly's re.:ords, the sublect slte contains a Native Growth Relentlon Area (NGRA), which Is located on the malority of Ihe properly. As Ihe NGRA easement was granted 10 King County Ihe easemenl would need to be released by the County. Nevertheless, Ihe Director 01 Dev",lopment Services has determined that the restriction would not preclude preliminary plat development In the City; however, olher individuals could Invoke judicial action based on the restriction. Therelore, slaff strongty encourages the applicanllo remove Ihe NGRA prior to development. In add~ion. the project sae appears 10 have two unregulated wetlands. As a resu~ 01 the wetlands, a wetland report and delineation would be required w~h Ihe project submfttal. In the even the wetlands are delermined to be non·'6'gulated, no additional analysis would be required. II the wetlands were determined to be regulated, then appropriate buffers would be required. Lastry, due to the moderate slopes and high ground water tabl", in this area 01 the City, a geotechnical report would be required ProCW·085 \,R 41 I", prebm p~t ... ~ an",,,UOO Wjt~ access .nd NOPE ","os) do< • with the subdivision application. No olhar environmentally sensitive areas wele lound on the project sHe. However, further evaluation vwuld be conducted at the tima of preliminary plat submitlal. AeeessJParking: Each 101 is required 10 accommodate parking for tw<J vehicles. In addition, appropriate shared maintenance and access agreemenUeasements will be required between lots wilh shared access. Proposed $ubdivlslons on dead-end roads excooding 300 feEl! in length are mquired to provid9 a cui- de-sac turnaround, while projects located on a dead·end roadway over 500 leet in length are required to provide a cul-da-sac and fire sprinkler systems for each residence. In this case, Ihe proposed Internal publ1c road would be nol be considered a deed-end road as the proposal Includes a looped public roadway back to Hoquiam Avenue NE. NeverUleless, the applicant would be required to provide a minimum of a 3S-fool wide, hall street Improvement at the proposed Intersections 01 Hoquiam Avenue NE. All other portions 01 tha public roadway are required to provide a minimum 0142 leet 01 right-aI-way. The proposed residential street would need 10 comply with the City's street standards. which require a minimum street right·of-waywidth of 42 feet. Required street lmprovemenls inclw;!e 28 feet of paving, S-Ioot siclawalks, curb, gutter and street lighting. Again, typical half streetlmproveltlf!nts Include 351eet 01 right-aI-way. Permit Requirements: Once the project slle Is annexed Into the City, the project would require Environmental (SEPAl Review and Preliminary Plat approval. The review process would be completed wnhin an estimated time lrame of 12 to 16 weeks. After the required notilication period, the Environmental Review Committee would issue a Threshold Determination lor the pr<'ject. When the required two-week appeal period is completed, the proje<;:t would go belore the Hearing Examinerlor a recommendation to the City Council. The Hearing Examine~s recommendation, as well as the decision issued by the City Council, would be subject to two·week appeal periods. The P'~Hminary Plat application lee is $2,500, plus first class postage per mailing label required for notilication to surrounding property owners within 300 feet 01 the site. The applicant will be required to Install a public information sign on the property prior to submittal of the application. Detailed Information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must wmplete the required improvements and satisfy any conditions of the preliminary approval belore submitting for Final Plat approval. The Final Plat process also requires City Council approval, Once linal approval is re<;:eived, the plat may be recorded. The newry created lots may only be sold alter the plat has been recorded. Fees: In addition to the applicable building and construction permit lees, the following mitigation fees would be required prior to the recording of lhe plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on $75 per each new average daify trip attributable to the project, with credit given for the existing residences: • A Parks MI1igation Fee based on $530.76 per new single lamlly resideru:a wllh credit given lor the existing residences; and, • A Fire Mitigation Fee based on $488 per new single lamily reSidence with credn given lor lhe existing residences. A hancJoutlisting all of th'" City's Development related fees in atlached for your review. Preilmlnary Plat Expiration: Upon preliminary plat approval, the preliminary plat approval is valid lor five years w~h a pOSSible one year extension provided the request ~ submitted to the dec~ion maker prior to expiration. Additional Comments: In advance of submitting the lull application pac~age. applicants are strongly encouraged to bring in one copy of each applicaUon material for a pra.-screening to the customer service counter to help ensure thatlhe appllcallon is complete prior \0 making all copies. ce: Jennifer HeMing , MEMORANDUM TO: COnstrucliOll Services, Rre Preven!ion, Plan Review, EONSP, Project Planner FROM; Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: R~ ~0 k\eN~ t;;."Sk\.:::;. LOCATIONo \ \ 'il,,-~ \,,;r' k SEc PREAPP NO. fQ. b Q 'i -OS S- A meelin! with the applicanl has been scheduled for Q, ~~9 ' Thursday, 0"'""", . in-one of the 6th ftoorcJlller rooms (new City Hall). If lIS moolinQ is scOOduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow tlma to prepare for the 11:00 AM meallng. Please review the attached project plans prior to the schewled meeting with tho applicant. You wi" not need to do a thorough "pennit lever review at this lime. Nole only maJor Issues thai must be resolved priorlo fonnalland use amVor building permit - application submttlal. _ Plan Reviewer assigned Is r ./ Please submit your written comments to ~,Qo1\. . least two (2) days before the meeting. Thank yo (Planner) at lI:\Pi vision .. IDevclop.=lDev &. PI.n'; ng IT emplatolPreapp2 Roviscd 9/00 • I October 19,2004 NOV 052004 RECEIVED Project No. 04J fi6.600 CITY OF RENTON PROJECT NARRATIVE PRELIMINARY PLAT OF ASPEN WOODS The project is a proposed single-family residential development of 8.15 acres, knuwn as Tax Parcels I023059344,1023()69435, & 1023059058 into 46 single-family residential lots. The property is located approximately at the intersection IIf Hoquiam Avenue NE and NE 9th Street. Two existing homes will be removed. Project Contact Information: Developer: Harbour Homes 334009" AnDue S., Suite 120 Federal Way, WA 98003 (253) 838-8305 Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc. 10604 NE 38th Pla~e, SUite 101 Land Use Permits Required: Grading Pennil Building Permit Zoning and Density; Kirkland, WA 98033 (425) 827-3063 Luay R. Joudeh, P.E. The property und adjacent properties are zoned R-8. Cnrrent nse of Site and existing improvements: The Site i~ currently Ilscd for single family residential homes, Existing improvements include two residences as well as ("0 garages. Special Site features: There exist two non-regulated wetlands on-site with an approximate total area of2700 s.f. (to be filled) Soil Type and Drainage Conditions: As per the Kmg County Soil Survey, onsite soil consists of Age, Alderwood gravdly sandy loam with slopes ranging from 6-15%. Site runoff appear, to flow east and exit the Site along , j the eastern property line as sheet flow. RUlloff enten; an off-site wetland and then exits 10 the north via a Class 3 stream. Proposed Use of Property: The Project is the 8uhJivision of three existing parcds zoned R8 (8.15 ac. total) into 46 single-farmly residential lots, per the City ,,(Renton's subdivision prOCe5s. This will result in a density of7.00 dwelling units per acre. lot square footages range from 4,800 s.f. to ~,350 s.L with no lot size5 below the minimum 4,500 s.£. threshold set hy the City. Access, Traffie, lind Circulation: The proje('1 will locate its access roads, depicted 011 the attached plans. Access to the subdivision will be from Hoquiam Avenue NE via 42' right-of-ways. Proposed Off-site Improvements: A sidewalk, curb, gutter and pla[]ter strip will be installed on the east side of Hoquiam Avenue as per City requirements. Also. a sewer main extension will be necessary from NE 10~ Street, dO'wn to the Site. Fill Materials: Approximately 16,862 c.y. of fill will be needed for the project. The ongin will be detcnnined prior to final engineering and will be suitable material for its fundi on. Tree Inventory: Due to mass grading of the Site, it appears that no existing trees will be retained. However, street trees will be installed along Hoquiam Ave as weli as part of the lot landscaping where ever appropnate. Special Requests: A request to pennit a 42' rigbt-of~w8y rather thun the standard width is being requested. This is necessary in order to obtain sufficient depth and in order to fit additional lots in the plat. The narrower right of way will continue to provide the minimum pavement width and required sidewalks. • D!:VELOPME CITY OF~.c-r~%N/NG NOV 05 21lJi RECEIVED DRS Project No. 04166.600 CITY OF RENTON ENVIRONMENTAL CHECKLIST PRELIMINARY PLAT OF ASPEN WOODS PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), chapter 43.2IC RCW, requires all governmental agencies to consider the environmental impacts of a Proposal before making decisions. An environmental impact statement (EI8) must be prepared for all proposals with probable signifi_ cant adverse impacts on the quality of the environment. The pl.lTpose of this checklist is to provide infonnatiun to help you and the agency identity impacts from your Proposal (and to reduce or avoid impacts from the Proposal, if it can be done) and to help the agency decide whether an ElS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some hasic information about your Proposal. Governmental agencies usc this checklist 10 determine whether the environmental impads of your PrOJlosal are significant, requiring preparation of an EIS. Answer the questions brielly, with the most prec:tse infommlion known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowlooge. In most cases, you should be able to answer thc questions from your own observations or project plans witbout the nced to hire experts. If you really do not know the answer, or if a question does not apply to your Proposal, write "do not know" or "docs not apply". Complete answers to the questions now may avoid unnccessary delays later. Some questions ask about governmental regulations, such as wning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your Proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional infonnation that will help describe your Proposal or its environmental effects. The agency to which you suhmit this cheCk- list may ask you to explain your answers or provide additional infonnation reasonably related to determining if there may be significant adven:e impact. ""~>4 I) R STRONG ("~" .. u,,'g E"Oi", ... Inc SErA C"heci:li" P'ge I of2! PI .. of Aspen Wood;, C''Y "fR"",O", W"""'"g'"n A. BACKGROU:"ID 1. Name of proposed project, If applicable: Plat of A.penwood 2. Name of apphcant: Harbour Homes 3. Address and phone number of applicant IUlcl contact person: Applicant: Harbour Homes 334009" Avenue South, Suite 120 Federal Way, Washington 98003 253 838-8305 Contact Person: Luay R. Joudch, P.E. D. R. STRONG Consulting li:ngineers Inc. 10604l'iE 38 Place, Suite 101 Kirldand W A 98033 425827"3063 4. Date checklist prepared: September 03, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the spring of200S. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 46 single-family residences. 10 20(>4 D R. STRONG COTI>uiting Eng;,."", ,,,_ SEI'A 0l«~1;" Fbi of A,P"" Wood, C;ty orRenOO" W .. hcogton 8. List any environmental infonnation yuu know about that has been prepared, or will be prepared, directly related to this Proposal. Weiland Report 812 Associates Oct. 12, 2004 Geotechnical Report Geoteeh ConsuitanhSept. 21, 201}4 Traffic Report Jake Traffic Eng. Sept. 21, 201}4 9. Do you know whether applications are pending for goverrunental approvals of other proposals directly affecting the pmperty covered by your Proposal? If yes, explain. None pending. 10. List any government approvals or permits that will be needed for your Proposal, if known. SEPA Determination City of Renton Preliminary Subdivision Approval City ofRen/on Grading Permit City ofRen/on Final Subdivision Approval City of Renton Building Permit City ofRenlon Other Customary Construction Related Permits City of Renton II. Give brief, complete des~ription of your Proposal, including the proposed uses ood the size of the project and site. There arc scveral questions later in thi8 checklist that ask yuu to describe certain aspects of your i'rupo~aL You do nol need to repeat those anSWerS on this page. (Lead agencies may modify this jorm to include additional specitle information on project de.~(,1iption). Subdivide approximately 8.IS acres into 46 single-family rnidcntial units. Access to the subdivision will be from Iloquiam Avenue NE. ,,2004 [) R STRONG ("oll",,,i'g Engi"""" Inc 'EPA ("~o<kli" p,., , ofL! POi' of Asp<n wood., Col, ofR"",," W~'",""",n 12. Location of the Proposal. Give sufficient infonna- lion 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 arca. 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 plam r<Xjuired by the agency, you are not required to duplicate maps or detailed plans submitted with any pennit applications related to this checklist. The Project is located in the NE ~ of Section 10, Township 23 North, Range 5 East. The Site is located at 11826 Hoquiam Avenne NE. \) lOO4 D. R SI RONG C=I""~ Fn,,",,,,, lno. SFPA Ch«kl,,1 P"",4"fll Plot of A>p<n Woo," C;'Y oj Renton W""lullgton B. ENVIRONMENTAL ELEMENTS I. EARTH a. General description of the site (mde one). Flat,C(ollin:g, steep slopes, mountainous other. In general, the majority of the pruperty has slopes of less than 40%. The predominant slope range is between 3 to 10%. Genel"lllly, the land slopes from west to east. b. What is the steepest slope on the site (approximate percent slope)? There are some isolated areas with slopes nearing 15%. What general types of 80ils are found on the site (for example, day, sand, gr,,~el, peat, muck)? If you know the classification (If agricultural soils, specify them and note any prime farmland. The soils on the Site are mapped in the Soli Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Alderwood Series, slopes 6-15% (AgC), gravelly sandy loam. d. Are there surface indications or history or unstable soils in the immediute vicinity? If so, descrihe. None to uur knowledge. n 2004 D. R. STRONG <'",n ... I'm" Engm"" Ill'. SEPA Ch"dJi.<l rag. 5 0121 Plot uf NpeJ, WooO' C;'Y "j Renton W.,h;ng,on e. Describe the purpose, type, and "pproximate quanlltics of any filling Of grading proposed. Indicate source of fill. The purpose of the site grading will be to construct the subdivision roads, utilities and homes. Thc grading is intended to be balanced on site, however, there is a pos~ibilit}· of importing selcct f"lll material as well as exporting unwanted soils. f Could erosion occur as a result of dearing, construction, or use? If so, general1y descrihe. There could hc a short-term increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with aU applicable erosion control measures, ,horl term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt Of bllildings )? Approximately 56% of the Site wiD be COYHcd by Impervious surfaces. h. Pro[X)sed measures to reduce or control erosion, or other impacts to the earth, if any. A tcmporary erosion control plan will be implemented at the appropriate time. Erosion control measnres may include the following; hay hales, siltation fences, temporary siltation ponds, conlrolicd sllrface grading, stabilized construction entrance, and other measures which may be used in accordance with requirements of the City of Renton. () 2004 D. R STRONG Ul","hing togi",,,", I"" SEPA ("bockli" P,",6 ofZl PI" of Aspen Wood, C",ty ofR,,","" W"hillg"'" 2. AIR a. \V/lat types of enmsions to the uir would result from the Proj1o,ul (i.e., <lust, automobile odors, industrial wood smoke) during construdion and when the project is completed? If any, generally describe and give approximate quantities ifknown. Short-term emissions wiD be those associated with eonstrudion and site development activities. These will include dust and emlsslous from construction equipment. Long-term impacts will resnlt from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Pwposai? If so, generally describe. Off-sitc sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearh)' homes. e. Propo~ed measures \0 reduce Of control emissions or other impacts to air, if any. The WaShington Clean Air Act requires the nse IIr aU known, available, and reasonable means of controlling air pollution, including dnst. Construction impacts will not be significant and could be controlled by measureS such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt-driving surfaces will be watered dnring extended dry periods to control dust. t:> 2004 D R. STRONG (",,-,"tt; •• Eng;,,,,,,, Jnc SFrA c,,,kh,, )'ago' of21 Pb( of Aspen Woods C;1y ofRenlon W">hi~(o" 3. WATER a. Surface. 1. Is there any surface water body on or in the immediate vi<.:inity of the site (including year-round and seasonal streams, saltwater, lake" ponds, wet- lands)'! If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Wetland areas han been identified and dcllnented nenr the east property lines. Please see the 'wetland report by B12 Associates. Onsitc assessment has identified two non regulated wetlands; one is located at the northwest corner of the property nnd one in the central eastern property line. Also, a large wetland and stream are located just east of the Site. See wetland assessment report prepared by B12 Associates. 11. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available pluns. The project will require filling of approximately 2,700 s.f. of non regulated wetlands. Pond eonstrne-tion as well as borne development will be required within 200 feet of the southern wetland as well 9S the offslte weiland. () l~O~ D R. STRONG ("""","i"~ En",,",,,,, In'. . "EPA {h""kl~t !';1gc! of21 P'At of A,pen Wo .... C"Y 01 R'll"'" W.,j,;"""," Ill. E8timate the amount of fiJl and dredge material that would be placed in or removed from surface water or wctlands and indicate the urea of the sile that would bc alfected. Indicate the Source of fill material. Approximately 2,700 square feet of non regulated wetlands will be filled with onsitc fill material. IV. Will the Proposal require surface water withdrawals or diven;ions? Give general description, purpose, and approximate quantities if known. No, there will be DO surface water ~'ithdrawals or diversions. Storm drainage diversions han been proposed. Please see the attaChed variances. Does the Proposal lie withm a 100- year floodplain? If so, note location on the site plan. Not to our knowledge. VI. Docs the Proposal involve any discharges of waste materials to surface water>~ If 00, describe the type of waste and unticlpated volume of discharge. No, a public sanitary .cwer system will be installed to se .... ·e the residential units. Thcre will be no discharge of waste materials to surface w~ten. b. GroUlld. I. Will ground water be withdrawn, \lr will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater withdrawn. Public will be instnUed ~:!()()4 D_ R_ STRONG COIl",I'ing En~m""" 1",_ SEPAChed.bso will be water mains to serVe the PI .. of A'P'" Wood, City orR",,"m Wasningloo development 'So watcr will be discharged to the groundwater. n. Describe waste material thut will be di~ch:rrged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; in- du_trial, 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 ufanimals or humans the system(;) arc expected to serve. No waste material is proposed to be discharged into the ground. The Site will be served by public sauitary scwen and a public water s)·stem. c. Water Runolf(inc1uding stonn water). 1. Describe the source of runoff (including stonn watcr) and method of collection and disposal, if any (include quantities, if klluwn). Where will this water flow'! Wlll this water flow into other waters'! If so, describe. See attached Level One Drainage Analysis Report. ll. Could waste materials enter ground or surface waters? If so, generally des<.,"ribe. The proposed stormwater systcm will be designed to minimize or eliminate entry of waste material$ or pollutants to ground water resources and/or surface waters. Oils, grease, and other pollutants from the addition of paved areas could potentially enter the groundwater or downstream surface water runoff. (> 2004 D. R. STRONG Co""lting Eng'"""" 1,,_ ,EPA Cbed .. ", P....,!O ofl.l P",' of Aspen Wood' e"y of R,nton W,,run"w" d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if my. A Cit}, approved storm drainage system will be designed and implemented in order to mitigate any adverse impacts from storm water runoff. Temporary and permanent drainage facilities will he used to control qualit}, and quantit}· of surface runoff during construction and after development. 4. PLANTS a, Check or circle types of vegetation found 00 the site: ..---X-deciduous tree: alder, maple, aspen, Vine maple, black cottonwood other: (birch, dogwood) X evergreen tree: fir, cedar, ~pruce, pine, other: _,_ shrubs _,_ grass (orchard grass) pasture crop or gram )( wct soil plants: cattail, buttercup, bulru;h, other: x water plants: water lily, eelgrass, milfoil, other: )( other types of vegetation (Deer fern, blackberry, holly, scotch broom) b, What kind and amount of vegetation will be removed or altered? Vegetation -within the development area will be removed at the time of development. Landscaping will be installed in accordance with the provisions of the City of Renton Zoning Code. c. List threatened or endangered 8pecies known to be on or near the sitc, None known or documented within the project arCll. (; .W4 D_ It. STRONG C,,,,,,,lung Engi""," 'no SEP~ CI""ki1st Pago II of21 Pl., of Asp'" Woo~, C,ty oj Ren"'" W,,-,h'''l',"n d. Proposed landscaping, use of native pl3J]ts, or other meaSUres to preserve or enh3J]ce vegetation on the ~ile, if any. If necessar)', replacement trees will be planted to mitigllte for significant trees removed. 5. ANTMALS a. Circle any birds and animals, which have been observed on or near thc site or are known tn bc on or near the site. birds: marrunals: fish: hawk, heron, eagle, songbirds, other: crows deer, bear, elk, beaver, smllll rodents, rnecoon, other: bass, ~almon, trout, herring, shellfish other: None. b. List any threatened or endangered specic5 known to be on or near the site. None to our knowledge. c. Is thc site part of a migration route? If 50. explain. Western King County liS well liS the rest of Western Washington, is in the migration path of a "ide vllriety of non- tropical songbirds, and wllterfow~ including mllny species of geese. d. Proposed measures to preserve or enhance wildlife, irany. None proposed. 6. ENERGY AND NATURAL RESOURCES a. 1Nhat kinds of encrgy (electric, naNral gas, oil. w""d stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufactl.lTing, ctc. Electricity and/or nMuraJ gas will scrve as the primary energy source for residential e 2004 D R. STRONG Co"","i"" Engino= Inc SErA (1I",,\"" Pag' 12 of21 Pl.. of Asp," woods C''Y of Renton W~,],;ng,"" heating and cooking within the development. Any wood stoYes incorporated into the neW residential units will comply with all local and State regulations. b. Would your project aftect 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 required measures of the Wasbington State Energy Code and the Uniform Building Code will be incorporated in the construction of the residential units. Energy coniervation fixtures and materials are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any cmlrolUnental 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? Iho, describe. There are no known on-site environmental health hazards known to exist today and none will be generated as a direct result of this proposa]. I. Describe specIal emergency services that might be required. No special emergency services will be required. 11. Proposed measures to reducc or control environmental health hazards, if any. Spedal measures are not anticipated. ~ ~004 D. R STRONG ("on,uit;n" E"!,""" loc. SfJ'A "'",kl,,' P ... oIJofll PI" or I\,p,," Woods C", o[Re"ton Wa,hmg'"fi b. Nois~ 1. What types of noise exist in the area which may affect your project (for example: traffic, eqUlpment, operation, other)? The primary source of ofr·site noise in the area originates from vehicular traffic preseut on adjacent streets. ll. What types and levels of noise would be created hy or associated with the project on a short-term or II long, Icnn basis (for cxample: traffic, construction, operation, other)'! Indi- catc what hours noise would come from the site. Short_term impacts ",ill result from the use of construction equipment during site denlop- ment and residential construction. Construction will occur during the day-light hours, and in compliance with all noise ordinanc~, Construction noise i. generated by heavy equipmeut, hand tool. lind the transporting of construction material. and equipment, Long_ term impacts will be those associated with the increased use of the properly by homeowners. 111. Proposed measures to reduce or control noi.,e impacts, if any. Construction ",ill he performed during normal daylight honrs. Construction equipment wiU be equipped with noise mufflers, 8. LAND AND SHORELINE USE a. \\1Iat is the current use of the site and adjaccnt properties? There are two single-family homes on the site. The rest of the site appears 02004 D R STRONG Con""l,jng Eng;""", Joe SEPA ChccidiOl P.,",14"121 "!ot of A",," W""d, C;!), ofRento" Wa,b;,gton undisturbed, as it is primary foresled area. The current use of adjaccnt properties is listed as follows: North: Single Family Residential South: Single Family Re.idential East: Undeveloped West: Single Family ResidentiaJ b. Has the site been used for agriculture? If so, describe. No. c_ Describc any structures on the site. Single family homes, garages, sbeds, etc. d. Will any structures be demolished? If so, what? Yes, tbe aboye-mentioned structur~ will be demolished. What is the current zoning classification of the site? The current I.onlng classification is Residential, R-S. f \¥hat is the current comprehensive plan designation of the site? Single family residential. g, If applicable, what is the current shoreline master program designation uflhe site'? NfA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. The only "sensitive areas" onsite are non-regulated. 1. Approximately how many people would reside or work in the completed project? Approximately 1116 individnals will reside in the completed residential denlopment (46 units x 2.3 persons per household = 1115.S indiyiduals). © 2()(>4 D, R STRONG Cotlsllitillg Fng;n.,.,-; In'_ S8'A Ch"kli" P'g<llot21 PI" of A'P"l' Wo",", C"y of R,"to" W"hi,,~"'" J. Approximately how many people would the complded project displace? Approximately five people will be displaced as a result of demolishing the two (2) existing homes. k. Proposed measures to avoid or reduce displacement impacts, if any. 1\"one at this time. 1. Proposed measures to ensure the Proposal is compatible with existing and projected land uses and plans, if any. The propnsed development is compatible with the prescribed land use codes and designations for this site. Per the City Zoning Code, the development i. consistent ",ith the density requirements and land use of this property. 9. HOUSING a. Approximately how many units wuuld be provided, if any? Indicate whether high, middle, or low-income hOUSing. The completed projed will provide 46 detached single-family residential homes. Homes ",ill he priced with a market orientation to the middle-income level homebuyer. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two middle-income houses wiD be eliminated. c. Proposed measures to reduce or control housing impacts, if any. None. 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? o 2()04 0 R STRONG C""",IWlg En~in''''' In,. SEPA Checldi" P,&<16oIZI PI.t of "-'i><" Wood> City of R""",. W .,hi"Z'"" The maximum building height will conform to City of Renton Standards. b. What view in the immediate vicinity would bc altered or obstructed? Views in the vicinity arc not likely to be enhanced, extended or obstructed by development ohhis project. Proposed measures to reduc~ or eoutrol aesthetic impacts, ifany? The location of the buildings adheres to or eueeds the minimum setback requirements of the zoning district. The landscaping will be installed at the completion of building and paving construction. A Homoowners Association will maintain the landscaping and common elements. II. LIGHT AND GLARE a. What type of light or glare will the Proposal produce? What time of day would it mainly occur? Light and glare will be produced from bnilding lighting. Light will abo be prodneed from vehicles using the Site. The light and glare will occur primarily in the evening and before dawn. b. Could light or glare from the linished project be a safety hazard Of interfere with views? Light and glare from the project will not cause hazards or interfere with views. c. \VI13! existing off-site sources of light or glare may affect your Proposal? The primary off-site Source of light and glare will be from vehicles traveling along the area roadways. Also, the adjacent residential uses and streetligbts may create light and glare. d. Proposed measures to reduce or oontrollight and glare impacts, if ally. 02004 D II. STRONG Co ... ",I,,"" En.".,.". In,_ S",PA ChockJ;>I l'og,170121 PhIl of A'p,n Woods City ofR"","" W"lung,,,,, Street lighting, "ill he instaUed in a manner thai direct.. the light downward. The proposed perimeter landscaping wiU ueate a partial vi~ual huffer between the proposed units and the surrounding neighborhood areas. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None. b. Would the proposed project displace any existing recreational use~? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if Wly. None. 13. HISTORIC AND CULTURAL PRESERVATION a. Arc there any places or objects Ii,ted on, or proposed for, national, state. or local preservation registers known to be on or next to th~ ~ile? Ifso. generally describe. None known. b. Generally describe any landmarks or eviden~" of historic, archaeological., scientific. or cultuml importance known to be on or ned to the site. None. e. Proposed measures to reduce or contrul impacts, if any, There are no known impacts. If an archeological site is found during the coune of construction, the State Historic Preservation Officer will he notified. 14. TRANSPORTATION a. Identify public streets and highway, serving the site, and describe proposed access to the 1) ;100' 0 R. STRO'\'G Cmu,,,]'",,, Eng;"","' Illc, SEPA Chockllst Rlgel'ol2l PI" of Aspen Wood, City of Rom"" W.,rungton existing street system. Show on site plans, if any. Access to the proposed pr{ljed ",m be fr{lm Hoquiam Ave. NE. b. Is the site cUTTenlly served by public transit? If not, what is the approximate distance to the nearest transit stop'! The nearcst public transit stop is approximately 0.6 milcs south. c. How many parking spaces would the completed project have? How many would the project eliminate? Thc completed pr{lject will han garage aud drh'c",ay parking spaces. Each homc will have a minimum of two-parking spaces pcr lot. d. Will the Proposal require UI1Y l1ew roads or streets, or improvements to existing roads or streets. not including driveway,? If so, generally describe (indicate whether public or private). The existing H()quiam Menu~ NpE will be improved per City of Renton r{lad standards, e. Will the pr\~iect usc (or occlir in the Immediate vicinity oj) water, rail. or alI transportation'! If so, generally describe. No. f. How many vehicular trips per day would be generated by the complcted project? If known, indicate when peak volumes would occur. Assuming 9.57 vehicular trips per unit per day (as per pre-application meeting minutes), a total of 441 additional vehicle trips will be generated. Peak hours will generally be 7 AM - 9 AM and 4 PM -6 PM. g. Propo<;ed measures to reduce or control transportation impacts, if any. NfA 1) 2UD4 j) R. STRO},'G Cm"",l"ng Engi.""" ,," SEPA Che<klJSt P'gcl?of21 PI" <>f Aspetl Wood. C;I)' "fRenton W""In"",on 15. PUBLIC SERVICES a. Would the projed result in un Increased need for publie seniccs (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the propo~91 will result in an increase for those services typical of a residential development of this size and nature. The need for puhlic services such as fire and police protection will he typical for a residential development of the size. School age children generated by this development wl\1 attend schools in Renton School District. b. Proposed measures to reduce or control direct impacts on public services. if any. In addition to paymcnt of annual property taxes by homeowners, the proponent will mitigate the direct impacts of the proposal through the City's traffic and school mitigation programs, if required. 16. UTiLITIES b. Describe the utilitics that are proposed for the proJect, the utility providing th~ service, and the general construction adivihcs on the site or in the immediate vicinity which might be needed. Electricity .......... Pugct Sound Energy Natural Gos ........ Pugct Sound Energy Watcr & Sewer .... City of Renton Telephone .......... V erizon © ZOO4 D R. STRONG ("o","I'in~ F"",n= Inc SEPA ChocW>I p],l of Asp"" WoOO' Cll)' oiR",,,oo W .. hi"""'" C. SIGNA TL'RE The above answcrs are true and complete to the best of my knowledge. I understand the lem! agency is relying on them to make its decision. DATE SUBMITTED: ID 20M DR-STRONG C"",;ullmg Eog;n«r:; 'DC WPA Chock"" "",,2' "121 PI .. of Asp'" w", ... e,l)' ofRo",o" W,.ru"gto" Octoher 19, 2004 Project No. 04166.600 CITY OF RENTON CONSTRUCTION MITIGATION REPORT PRELIMINARY PLAT OF ASPEN WOODS The following is a report of expected construction dates and times, as well as proposed hauling/transportation routes. Proposed Construction Dates: Clearing and Grading: April 2005 Home Construction: October 2005 -2006 Huurs and Days of Operation: Monday -Friday, Hour.. tn meet guidelines set forth by City ordinance Proposed Hauling(fransportation Routes: South 011 Hoquiam Avenue NE to NE 4th Street, East On 4"', 4"' Street turns into NE 3" Street. South on Sunset Boulevard N to Hwy 169 South (Maple Valley Road). • October 12, 2004 Harbour Homes 33400 Ninth Avenue South Suite 120 Federal Way, Washington 98003 Attn: Justin Lager 1103W,MlekarSt Ksrt,WA~t RE: W#Iland Delineation -Aspenwood, King County, W A. B-12 Job #A4-301 DEVELOPMENT PLANNING CITY OF RENTON NOV 0 5 100\ RECEIVED This letter describes my findings regarding jurisdictional wetlands and buffers on the property known as "Aspenwood" (parcels #1023059344 & 1023059435) located off 14200 Avenue SE in unincorporated King County, Washington (the "site"). The site is an irregular shaped property containing a single family home on the northeast portion of the site. The southern parcel includes areas that have been previously cleared and include a small gravel road. The site is bordered by single family residences on both the north and south and undeveloped forested areas to the east. Two small wetlands that are below the regulated size under City of Renton Code. A Sewall Weiland ConsLJtilg, Inc. ~ny METHODS 'rboor Apso/fWood!IIM_301 12 Wetland Consulting, Inc, October 12, 2004 Page2 On July 1, 2004, I inspected the site for jurisdictional wetlands and streams using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland detenninations and delineations. The Washington State Wetlands Idelllification Manual as well as the 1987 Federal Mannal requires the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance ofhydrophytic vegetation, have hydric ,oils and display wetland hydrology. To be considered hydrophytic vegetation, over ~O% of the dominant species in an area must have an indicator status offacultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List ofP!ant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part." Anaerobic condilioll$'"are indicated in the field by soils with low chromas (2 or less), as detennined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season mayor may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under nonnal circumstances, indicators of all three parameters will be present in wetland areas. Following delineation of the wetlands on-site they were sW"Veyed by DR Strong. OBSERVATIONS Prior to visiting the site a review of existing inventories that included the area oflbe site was completed. The inventories reviewed included the Soil Survey of King County, Washington and the King County Wetland Inventory and iMap website. Soil Survey -According to the Soil Survey of King County Area, Washington, the site is mapped as Alderwood gravelly sandy loam. Alderwood soils are moderately well drained soils formed in glacial till. Alderwood soils are not considered hydric or wetland soils. King County iMap 'vbow' Apurrw<X>d!#A4-30J 12 We/land CrJIISU/t;ng, Inc. October 12. 2004 P"" , Acoordinijoto the King County Sensitive Areas Folio and iMap website, there are no wetlands or streams on the site. There is a wetland and stream mapped to the east of the site approximately 100' feet away. Field Observations Uplands '~bour Ap$eIlWO(l{//liM-3Ql i2 Wetland Consu/Ung, Inc. October 12, ZOO4 P"" , As previously described, the northern parcel of the site contaius a driveway to a single family rem:dence and large outbuilding. Areas oflandscaped lawn surround the home. The majority of the remaining area is forested with 3rd growth deciduous trees including western hemlock (Tsuga heleroplrylla), Douglas fir {Psuedotsuga menziesil} and red alder (Alnus ruhra), big leaf maple (Acer macrophyllum) and cottonwood (Populus balsam<ftra). A relatively dense and undisturbed understol)' is present and comprised of salmonberry (Rubus spec/abi/is), sword fern (Polysflchum mlll1ltum), Indian plum (Oemiaria cerastfomus), elderberry (Sambucas racemosa) and thimbleberry (Rubus parvtfoliwn). The southern parcel contains a alder/cottonwood sapling area on the wets and a cleared area in the center of the site with a garden A gravel road leads to this area. Forested upland surrounds the rest of this parcel. Soil pits excavated within the upland areas revealed a dry, gravelly loam with similar characteristics and soil colors as the Alderwood soil series. Wetlands < .'gn] ' ___ J"t!.!·",·U" As previoosly mentioned, two (2) smail, isolated wetlands were found on the site. Wetland A Wetland A is a small depression vegetated with a dense layer of red -osier dogwood, This 925sfwetland was flagged with flags !abeledAI-A4. Soil pits excavated within this wetland revealed a dark (IOYR 312) gravelly sandy loam with few, fine faint redoximorphic concentrations. Soils were moist during our site visit and had areas where sediment and silt deposits indicated water stood on the swface in the wetter parts of the year. This wetland would be classified as PSS I C (palustrine, scruh-shrub, broad leaved deciduous, seasonally flooded, According to Chapter 3 of the City Code (4-3-050-B-7), the wetland regulations apply to those wetlands that are Category 2 and < 2,200sf, and Category 3 <5,000sf. Wetland A best meets the criteria ofa Category 2 wetland due to its lack of disturbance and hydrologic alteration However, since Wetland A is 925sfin size, it is not regulated by Code. __ Wetland B • vbmu Apsenwoodl#A4-301 11 Wetland Consulting. 1m:. October 11. 1004 p"", Wetland B is a small depression vegetated with a mix of cottonwood, crabapple (Pyrus !usca), hardhack (Spirea doug/aSii) and slough sedge (Carex obmpta) Wetland 8 was flagged with flags BI-89. Soil pits excavated within this wetland revealed a dark (10YR 211) loam with few, fme faint redoximorphic concentrations. Soils were moist during our site visit and had areas where sediment and silt deposits indicated water stood on the swface in the wetter parts oflheyear. This wetland would be classified as PFOIC (palustrine, forested, broad leaved deciduous, seasonally flooded. According to Chapter 3 of the City Code (4-3..Q50-B-7), the wetland regulations apply to those wetlands that are Category 2 and < 2,200sf, and Category 3 <5,000sf. Wetland B best meets the criteria ofa Category 2 wetland due to its lack of disturbance and hydrologic alteration. However, since Wetland B is 1,864sfin size, it is not regulated by Code. Streams There is an intermittent stream located approximately 100' to the east of the site. Streams are regulated undeiSection 4.4. 130D.4.b under the City Tree Cutting and Land Clearing Ordinance and are protected as well as a 25' buffer measured from the ordinary high water mark, or within 15' of the top of bank of the same. The buffer of this stream does not encro,ach onto the site. Critical Habitats No ~critical habitats" as described in IUvfC 4-3·05085b were found on or near the site. If you have any questions or need additional information, please feel free to contact me at (253) 859-0515 or at ed@bI2assoc.com Sincerely, B-12 Weiland C011.'!ulling. Inc. Ed Sewall Senior Wetland Ecologist (PWS#212) (Washlllgton State Wetlands Identification B.TWELVEASSOCIATES, INC. 1103 West MeekerStrcet, Suite C Kent, W .. shiagton 98032 (253) 859-0515 FORM ,1997) CoveJ1Ige % OBL,FACWandforFAC; 3.:. Hydrophyti~ vCgdati()Il criteria met: Yest'@>Mugjnal SOILS ~.~ ',,''',,',. __ --.!''''''''''!L_.O', H",": Soils List?: No Drainage Cl .. ",--__________ _ Redox ccncontration colar Te<ture !,,,J. C <:,.-k, .c • HYDROLOGY ;nundarWn __ ~ .• amration' __ ~. walennarks, __ ~. drift /;""'-, sed;","", deposi/s __ , drainage <ritoria IQet: Ye, If{.;? Basis; ROUTINE WETLAND DETERMINATION DATA FORM (Washington State Wetlallds Identification & DellneaJion MQJll/al, 1997) OBL,FACW B. Tw.El, VB ASSOCIATES, INC. 1103 We9t Meeker Street, Suite C .Kent, Washington 98032 (253) 959-0515 VEGETATION Str.rum SOILS Coverage % , 1 L_o..H,dri~ SOlI, List?: No Drainage Class:, ___________ _ Redox concentration color Tf!X~ HYDROLOGY jnundatiO!1' __ ~, saW.raIlO!1, __ ~watennark< -' drljllines -' sediment deposllS -' drallUlge cnteri. met: /l'SbNo Basis: , --,. , (Washington State Wetlands Identificatwn & DeUneaJwll MfUlual, 1997) B. TWEL VB ASSOCL4TES, INC. 1103 West MeckcrSm:et, Suite C &m, Washington 98032 (2.U) 859-0515 VEGETATION Stratum ,FACW andIorFAC: /~ Hydrophytio Cov<ragc % ~~_'"'"''''' Class. __________ _ Texture Organic saU---, Hisnc -,nundatlOn honum it Bos;s: cl....-""'-<-. o-f-I HYDROLOGY , satu,."non, ___ , walernwrks --------' drift Jines ---' ..,limen< deposit.< --------' drainage SUMMARY OF CRITERIA • FO!m No. 106B-1 ALTA p,,," lao,,",ge Commltm""- "X·' • ~# Comm"m""'-No.: .261-35'938 P,,"' 1 of B First American First American Title Insurance Company 2101 Fourth Ave, Ste 800, Seattle, WA 98121 (253) 471-1234 -(BOO) 238-8810 FAX (253) 671-5808 To: DevelopeT Services Fax No. (253) 671-5802 Shari Workman (253) 671-5834 sworkman@firstam.com 2ND REPORT Harbour Homes 33400 9th Ave 5, Ste 120, Suite 305 Federal Way, WA 98003 Attn: Justin Lagers Re: Property Address: 11826 142nd Ave. SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE '-Or File No.: 4261-352938 Your Ref No.: FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to Issue a Dolicy to you ~I;cording to the terms of this Commitment, When we show tlle poliCY amount and your name as the proposed msured in Schedule A, ttllS Commitment i>ecomes effective as of the Commitmsnt Date shown In Schedule A. If the Requirements shown In this Commitment have not been met Within slx months alter the Commitment Date, our obligation under this Commitment will end. Also, our obllgatioo under thiS Commitment w;ll end when the Policy IS Issued and then our obligation to you will be under the PoliCY. Our obllga~on under thl5 Comm1tffiE'nt i5 limited by the following: The ProviSIOns In Schedule A. The ReqUirements in Schedule B·1. The General Exceptions al"ld Exceptfons in Schedule B-II. The Conditions. ThLS Commitment Is not valid Without Sd1eduie A and Section I and II of Schedule B. Foc", No IOns-' ALTA ... ," '-'ng.Jag< COOI""tm"'" SCHEDULE A I. Commitment Date: Odober 5, 2004 at 7:30 A.M. 2. PoliCY or PoI,de, to be issued: General Schedule Rate Extended OWne~s Coverage Proposed Insured: Harbour Homes, Inc. SimultorleOus Issue Extended Mortgagee's Coverage Proposed Insured: to follow , $ AMOUNT to follow $ to follow $ Com",'tm'"' NQ' 4261_35293" P<>il.'ofS PREMIUM T'" to follow $ to follow to follow $ to follow (A) The estlte or interest in the land descnbed In this Commitment IS: A fee simple. (BJ T,~e to said estate or Intere5i: at the date hereof Is vested 'n: Ken Kiger and Tina Kiger, husband and wife The land referred to In thiS Commitment Is described as follows: Real property in the County of King, Stille of W~shington, described as follows: Lot 2 of King County short plat no. L99$OOO7 acmrdln9 to short plat recorded February 19, 2003 under recording no. 20030219900003 in King County, Woshington. APN: 1023059344 '",m 010 .• 068-2 AlTA PI,," "'"0"'" Comm,tn,,"t The followirlg requirements mllSt I:!e met: SCHEDULE B SECTION I REQUIREMENTS CommmnentN,.42.,_352039 P'ge J of S (A) Pay the agreed ~mounts for the interest In the land ~ndlor the mortgage to t>e Insured. (8) Pay lIS the premiums, fees and charge, for the poliCY. (C) Documents satisfuctory to us creating the Interest In the land and/or the mortgage to be Insured must be signed, delivered and recorded; (D) You must tell us In WfIUng the n~me of ,mY""" not referred to In this Commitment who will get an Interest in the ~nd or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Recrmvey,mc;e(s) of ltem(s): (F) Other: (G) You must give us the following information: 1. Any off record leases, sutveys, etc. 2. Sl:atement(5) of Identity, all parties. 3. other: first Amff'Can ",Ie fmm No. 1068-1 Ai TA ~"'" "09"'<1< COO'Imltment SCHEDULE 8 SECTION II EXCEPTIONS Ccmmltment No ,~'61·352OJ8 P'g,4 of" Arry policy we iSSLJe will have the fullowlng exceptions unless they are taken care of to our satisfaction. The pnnted exceptions and exdu510ns from the coverage of the policy Or policies are set forth In Exhibit A <It\:<ldled. Copies of the policy forms should be read. They are available from the office whlcll issued this Commitment. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise t<lx rate fur unincorporated King CDunty Is at 1.78%. Levy/Area Code: 4342 2. General Taxes for the year 2004. The first half becomes delinquent after April 30th. The second half becomes delinquent ~fter October 31st. Tax Account No.: 1023059344 1st Half Amount BOiled: $ 3,161.03 Amount Paid: $ 0.00 Amou~t Due: $ 3,161.03 Assessed Land V~lue: $ 118,00(}.00 Assessed Improvement Value: $ 396,000.00 2nd Half Amount Billed: $ 3,161.04 Amount Paid: $ 0.00 Amount Due: $ 3,161.04 Assessed Larod Value: $ 118,000_00 Assessed Improvement Value: $ 3%,000.00 3, FadlLty Charges, if any, IllCludlng but not limited to hook-up, or con~edJon charges and latecomer dklrges for water or sewer facilities of Renton as disclosed by Instrument recorded under recording no. 8612031455. 4. Deed of Trust and the terms and coooitions !hereof. Grantor!Trustor: Ken Kiger ~nd T,na Kiger, hUsband and wife Grantee/Beneficiary: Mortg~ge Electronic Registraljon Systems, Inc, as nominee for PadfLC Guarantee Mortgage Oxp. Trustee: Pacific Northwest TI~e Company Amount: $267,800.00 Record..:J: May 06, 2003 Recording Inform~~on: 20030506001895 Deed of Trust and the terms aoo conditions thereof. GrantorfTrustor: Grantee/BenefiCiary: Trustee: Amount: Recorded: Recording Inform<ltion: Ken Kiger and TIna Kiger, husband and Wife Boeing Employee's credit Union Rrst American TIHe $60,000.00 May 9, 2003 Z00406170005B5 Form No. 1068-, ALTA ~a," lOngL»g' Commitment Comm<tment "'.: 4261·352938 Po~, \ of' 6. Matten; of extended owner!purch<lser coverage which are dependent upon an inspection and an ALTA SIJryey of the property for determination of insurability. PJease submIt a copy of the ALTA SUrvey at your earliest convenience for revIew. Our inspection will be h~ld pending our review of the AlTA Survey aoo tile result of said Insrectlon will be fumished by supplementol report 7. Easement, including terms and proviSions contained thereon: Recording lnform~ijon' 347794 (vol. 409 pg, 623) In FaVQr of: SIloqualmle Falls and Whole River Power Company For: utLIltie5 Easement, Including terms and Recorded: Recording Information: In FaVQr Of: For: provIsions contlined therein: November 17, 1941 3204310 Puget Sound Power and Light Comp~ny, a Washington CQI"PO(ation ElectrK transmission and/or distribution system 9. The terms and proviskms contained in the document entitled "Native Growth Retenijon Area" Recorded: JanusI)' 19, 1999 Recording No.: 9901190220 10. E~sement, incillCling terms and provi510ns contained therein: Recording lnformation: 19991001000529 In Favor of: Puget Sound Energy, Inc. For: utility system 11, Terms, covenants, conditions and restrictions as contained in recorded Lot line Adjustment (Boundary line Rev1510ns): Recorded: Jaoual)' 6, 2000 Recording Informaton: 20000106900008 12. Any "rod all offers of dedlCiltion, coocUtions, restrictlorl" easements, fence Iinetooundary dlscrepande" notes and/or provision, shown Of disdo5ed by the ftled or recorded map referred to In the legal de5O'iption. ;0"" No 1WJ-' AlTA ~.'" lOngu.go C""mltment INFORMATIONAL NOTES Comm\tment No .• :><;'_352 .. 8 Pall"O 0'" A. Effective January 1, 1997, arid pursuant to amendment of Washington 5t<Ite Statutes relating to standardization of recorded documents, the following format arid content requirements must be met. Failure to comply may result In rejectiO<1 of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and 15 rIOt part of any title commitment or policy. It IS furni5hed solely for the purpo5e of assisting in IOCil~ng the premises and First American expressly disclaims ~ny liability which may re5I.Jlt from reliance mOlde upon it. The description can be abbfevi<lted ~s suggested below if necessary to meet standardlzatlOfl requirements. The full text of the description must appear in the document(s) to be Insured. Lot 2, short plat no. L99S0007, recording no. 20030219900003 APN: 1023059344 D. According to the applJcat,on for mle insurance, title '5 to vest;n Harbour Homes, Inc .. fon') No, 1068-1 ALTA ~.'" Lo"guiI!je COOlmrtment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Comm<m,,, "",4261_35,938 Pao,7"'B (b)"Public Records" means title re<Drds lh<lt give cor-.structive ootice of matters affecting the title according to the state I~w where the land is located. 2. LATER DEFECTS The ExcepUons In Schedule B· Section 11 m<lY be amended to show any defects, liens Or ellCumllrances that appear for the first time in the public record5 or ~re created or attached between tile Commitment Date and the date on which all of the Requirements (a) ~nd (e) of Schedule B -Section I are met. We shall hove no liability to you because of thts amendment. 3. EXISTING DEFECTS If any defects, lier-.s or encumbrances existing at Commitment Date are oot 5hown In Schedule B, we m~y amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we 5hall be liable to you according to P~",graph 4 below unless you knew of this Inform<ltlon and did not tEll uS about it In Wliting. 4. UMITATION OF OUR LIABILITY Our only obligation Is to I=e to you the Pohcy referred to In thiS Commitment, when you have met Its Requirements, If we haVe a~y li~bility to you for any 1055 you incur because of an error in this Commitment, our lIa~lity will be limited to your actual 1055 caused by your relying on this Commitment when you acted in good fa.th to, comply wm"l the Requirements shown in Schedule B -Section j "' elimin~te with our written COIlsent any Exceptions shown in Schedule B -Section Il. We shall not be li~ble for more tIlan the PolICY Amount shown In Schedule A of thiS Commitment and our liability IS subject to the terms of the Policy fOim to be issued to you. 5, CLAIMS MUST BE BASED ON THIS COMMITMENT Amr claim, whether or oot based on negligence, which you may ho~ against us concerning the tl~e to the land must be b~sed on this commitment and 15 subject to its terms. "''''' No_ 10'''' ALTA~'" '-""'l""lC COOJmrtrnem [on"Mmen! No : 4261·3.,.,8 Page8018 First American First American Title Insurance Company 2101 Fourtll Av~, Ste 800, Seattle. WA 98121 (253) 471-1234 • (800) 238·8Il1O FAX (253) 671·5808 PRIVACY POLICY We Are Committed to S;lf"!luitrding CUstomer Information In order to better serve your need, now and In the flIture. we mOl' ask you to prOVidE US with cei'tlin ini'ormatim. We understand that you may be C<lncemed.bout what we will do wtth such InrorTlliltion -particularly any 1"'".,,,,,1 or financiol informoboo. We agree thot you tIiM!. fight to know how we will utilize the 1"'''0",,1 InformatOon y<lu provide to us. Therefore, together wotn our parent C<lmpany. The Rrst Arne,;""n Corporation. we hilvo adopted this Prtvacy Policy to """"m the use and handlmg of your pe".,nal,nlormotlon. Applicability Types of lnfonflation Dependiog upon which of our ""Moos you are utilizing, the types of nonpubl,c perSO",,1 infOll1laijon that we may collect Include: • Information we receive from you on .pplicatlon~ form' and in other communkations to us. whether in writing. In p",son. by telephone or any other means; • lnformatlon abolJt your tr~n""ctlOns with us. our affiliated companies. or others, and • lnformatlon we receive from a consu""r reporting agency. Use of Information We .-.que"" information from you for oor own legttlmate busl""" purposes and not fo< the benefit 0( any nollilffil,.ted party_ Th.refore, we ","II not relea5e your .,formabon I;Q no.namllated parties except: (I) a. n"".""'TY for us to prOVide the product o.r <eNlce yoo hilve requested of u<; or (2) as permitted by loW, We may. however, store such Informa~on indefinitely. Indudlng the period olter which any ""stomer relationship ha, ceased. Such information may be used for any inremal purpose, such as Quality contm efforts o.r customer an"lysis, We may also provde all of the types of nonpUbli< persOflal information listed above to one or mOre Qf our affiliated companies. Sud> affiliated companies Indude financial ,ervice provider:<. such as title insu...,." property and casuolty insu .... '. and trust and irwestment adVisory companies or companies Involved In real estate service,. su<:n as appraisal companies. home warranty companies. and escrow companies. Futth",more. we moy also provide all the Information we collect, as descnbed above, I;Q compames that perform marketiog seNice; on Qur beha~. on bellalf of oUr affiliated companies. or to other nnanclat InstlMlons wtth whom we or our affiliated companies have JOint marke~og agreements. Former CustQme", Even If you are no longer our customer. our PrIVacy PoliCY Will rontinue to apply to. you. Confidentiality and Security We will use QlII" be"" efforts I;Q ell5ure that no unauth(l(lzed parties h,ve access to ""y of your information, We restnct atee" to. nonpubllc personal informatron about you to those Indlvldu,ls and enti~es who rleed to know that Information to provide prooucts or seNlces to you. We wltl USE Our best efforts to train and ovo"e. our employees al'ld agents I;Q ensure thot your Informa~on Will be hondled responsibly and In accordance With this Privacy PoliCY and First Amet\can's Nir /nformiltron V",,",s; We currently maintain physical, electronic. and procedural safeguard. that comp~ with fede,,1 regulatlons to guan:i yoLO" nonpublic perso""llnformation. Ii> 2001 The First Arnen""" CO<P"'"'~O" • Atl Rights Re",,,,ed Form No. 1066-2 ALTA Floln language Ccmmllmem CommlUnem No.: 4161_3521>67 p'ge 1 of 8 First American First American Title Insurance Company 2101 Fourth Ave, Ste BOO, Seattle, WA 98121 (253) 471-1234 -(800) BB--881O fP<X (253) 671-5808 To: Harbour Homes Developer Services Fax No. (253)671-5802 Shari Wor1cman (253) 671-5834 sworkman@fin;tam.com 2ND REPORT ]]400 9th Ave S, Ste 120, Suite ]05 Federal Way, WA 9800] Attn: Ty Pendergraft Be: Property Address: vacant land" WA COMMITMENT FOR TITLE INSURANCE Iwe~ by File No.: 4261-352967 Your Ref No., FIRST AMERICAN TlTLE IN5URANCE COMPANY Agreement to IsslJe Policy We agree to l55lJe a poliCY to you occordm9 to the terms of this Commitment. When we show the pobey amount and your name as the proposed insurecJ in Schedule A, this Commitment becomes effective as of the Commitment Date shown In Schedule A. U the Requirements shown in thiS Commitment have not been met within six months after the Commitment Date, our obligation undef this Commitment 1'1111 end. Also, our obligation under this Commitment 1'1111 end when the Poliey is issued and then our obl;ga~Of1 to you will be under tile Polocy. Our obligation under this Commitment isl,mltecl by the following: The ProVisions In Schedule A. The ReqUirements;n Schedule B·l. The General Excep~ons arxl Except>ons in Schedule B-I1. The Conditions. This Commitment is not ""I;d without Srnedule A and Section 1 ~nd II of Schedule B. '0"" No lOUS·, AlTA ~aln Laoguage eommltrn.nt SCHEDULE A 1, Commitment Date: October 5, 2004 at 7:30 A.M. 2. Policy or Policies to be issued: Extended Owners Coverage $ Proposed Insured: Harbour Homes, Inc., a Washington Corpor<ltion Extended Mortgagees Cover<lge , Proposed Insured: To Follow AMOUNT To Follow $ To Follow $ Commitment No ,4:161-3.2967 Poge' of" PREMIUM 0.00 $ 0.00 $ 3, (A) The estate or Interest in the land described in this Commitment IS: A fee Slmple. (8) TItle to said estate or interest at the date hereof is vested In, Kimberly A, Siegrist, as her separate estate The land referred to in thL5 Commitment is described as follows: Reol property in the County of King, State of Washington, de5Cr1bed as follows: Lot 1, King County Short Plat No. L99S0007, recorded under recording no, 20030219900003, records of King County, Washington. F"",No.10fiS-' ALTA ~.,n Lao ..... ' Comm<trn..-.t The following requirements must tie met: SCHEDULE B SECTION I REQUIREMENTS COmm""",nt No.: 4261·35~!>67 Pa" ]Of" (Al Pay the agreed amounts for the interest In the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the poliCY. (C) Documents 'Xltisfactory to us creating the interest in the land and/or the mortgage to tie Insured must be Signed, delivered and recorded: (D) You must tell us in writing the name of anyor>e rIOt refeHed to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following Information: 1. My Off record lease5, surveys, etc. 2. stltement(s) of Iden~ty, all parties. 3. Other: for", NQ, l06'-l ALTA PIO,n L>ng"'!l< Comm<tment SCHEDULE B SECTION II EXCEPTIONS Co"'''''''","' No ,4261-352007 P, .. 4018 MY policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The pnnted exceptiortS and exclusions from the coverage of the poll!;)' or policies are set forth on Exhibit A attached, Copies of tile poll!;)' forms should be read. They ~re available from the offi[~ whicl1lssued this Commitment. 1. Uen of the Real Estate Excise Sales Tax arK! Surcharge upon any sale of said premises, if unp;lid. As of !he date herein, the exdse tax rate for unincorporated King County IS ~t 1.78%. Levy/Area Code: 4342 2. Gefle",1 Taxes for the year 2004, The first half becomes del.nql.lefl! after Apnl3oth, The second half oowmes delinquent after October 31st. Tax Arroullt No.: IOZ305·'H3502 1st Half Amount Billed: , 873.77 Amount Paid: , 0.00 Amount Due: $ 873,77 Assessed land V~lue: , 144,000,00 Assessed Improvement ValLJ<": , 0,00 2nd Half Amount Billed: $ 873.76 Amount Paid: $ 0,00 Amount DLJ<": , 873.76 Assessed land Value: $ 144,000.00 AssBSSed Improvement Value: , 0.00 Fadlity Charges, if any, Lncluding but not limited to hook_up, or connection ,harges ~nd latecomer charges for water or sewer faDllties of R~nton a, disclosed by ins\:n.Jment recorded under recording no. 861Z031455. Mattas of extended owner/purchaser coverage which are deper.dent upon an inspection and an ALTA suryey of the property for determination of Insurabllity. Please submit a copy of the ALTA Survey at your earliest convenience for review. Our Insj>eCllon Will be t>.>ld pendil19 our review of tt>.> ALTA Survey and the result of said insj>eCllon Will be fumlshed by supplemental report. Eo5ement, including terms and provisions ,ontained therein: Recording Information: 347794 (Vol. 409 Pg, 623) In Favor of: Snoqualmie Falls and White Riller Power ComiXlny For: utilities """" No. J06'l-2 COmm_", ND ,4261_352967 Po9' 5 of a ALTA ""," '--",,"''''' COmmitment ,. Easement, ir>eIOOlng terms and Recorded: Recording Information: In Favor Of: For: E~sement,. indud'ng terms and Reconj",j: Recording Information: In Favor Of: For: prOVISIOns contained therein: November 17,1941 3204310 Puget Sound Power and ught Company, a Washington corporation Electric transmission ond/or distribLJUon system provisions contaiiled therein: November 17,1'141 3204311 PLJge1: Sound Power and l.Jght Company, a Washington corporation Electric transmissioo and/or dlstribu~on system 8. The terms 6nd provisions contained in the docum~nt entiUed "Na~ve Growth Retention Area" Recorded: Recordlr>g No.: January 19, 1999 9901190220 Easement,. induding terms and provisions contained therein: Recording Information; 19991001000529 In Favor of: PLJge1: Sound Energy, Inc. For: utility system 10. Terms, covenants, conditions and restrictions as contained In recorded lot Line Adjustment (Boundary Une Revisions): Recorded: JanU31)' 6, 2000 Recording Informaton: 20000106900008 11. Any and all offers of dedication, conditions, restrictions, easements, fence Illle/boundary dLscrepandes, notes and!or provIsions shown or disclosed by the Hied or recorded map referred to in the legol description. Form No. 1063-1 ALTA PI,,, "",,",9" Commitment i INFORMATIONAL NOTES Com",,"",n< No _ 42.'·3520&7 P'9"6 018 A. Effective Janl.l<lry 1, 1997, and pursuant to amendment of Washington State Statutes relat<ng to standardiZiltlon of recorded documents, tlle following format arld content requirements must be met. Failure to compfy may resu't in rejection of the document by the recorder. e, Any sketch attached hereto is done so as a courtesy only ~nd is not p~rt of any title commitment or policy. It IS fumlshed solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may resu~ from reliance made upon it The description can t>e abbreViated as 5uggested below if necessary to meet standardizatIOn requirements. TIlE! full text of the description must appear in the document(s) to be insured. Lot 1, KCSP no. L99S0007, fee. no, 20030219900003 APN: 102305·943502 D, According to the applica~on for ti~e insur,mce, title is to vest In H~rlx>ur Homes, Inc., 6 Washington CorporatiO/l. Fd AmMc"" Tot}, ""'" No. !(lOS-> At TA ~"" L,"g""" Commltmon' CONDITIONS 1. DEFINITIONS (a)"Mortgage" meanS mortgage, deed of trll5t or other security Instrument. CommOn,,", No ,4261·"2 •• 7 P'ge ) of S (b)"PubHc Records" mBilns title records tIlat gwe (DIlstructive no~ce of m~tters affecting the title acmrtling to the state law where the land is l<ICilted. 2. LATER DEFECTS The Exceptions In Schedule B . Section II may 00 amended to show ~ny defects, liens or encumb"mces that appear for the first time in troe publIC records or are created or attached between the Commitment Date arod the date on which all of the ReqUirements (a) ~nd (c) of SChedule B . Section I are met. We shall have no li~bility to yDu because of this amendment. 3. EXISTING DEFECTS If any defects, liens or eocumbrances existing at Commitment Date are I10t shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule a to show these defects, IIen5 or encumbrances, we shall be liable to you a<;COrding to Paragraph 4 t>elow unless you knew of this information and did not tell us about jt in wrl~ng. 4. LIMITATION OF OUR LIABILITY Our only obligation is to Issue to yDu the PoliCY refetTed to in this Commitment, when you have met Its Requirement5. If we have any liability to you for any loss yDU IllCUr becouse of an error in this Commitment, our II~blllty will 00 limited to your actuallos5 CEused by your relying on thi5 Commitmellt when yDU acted in good fa'th to: comply with the Requirements shown in Schedule B . Section I oc eliminate with our written consent any Excep~ons shown in Schedule B· Section II. We shall not be liable for more than the Pohcy Amount shown In Schedule A of thIS Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may h~ve against uS concerning the title to tlle land must 00 Dilsed on 1:11ls commitment and,s 5ubject to its terms. "em '10, 1068-2 ALTA PI"n LongwoQo C""",lIment , '.". "'l£!" • .., . ~ C,mmmn,m No _ 4261-3529-57 Page' of' First American First American Title Insurance Company 2101 Fourth Ave, Ste 800, 5eatiJe, WA 98121 (253) 471-1234 -(SOO) Z3B-SS1O FAX (253) 671-5808 PRIVACY POUCY We Are Committed to Safeg .... rding Customer Inrormation Applicability This Pnvacy PoIo:y """em, our _ of the InfolTTliltlon whidl you p<O\lide to us, It does not govern the manner In which we may use informal.m We have obtained from any other """rce, such as Information obtilined from a publk: record or from anothe' person or entity. First Ame"""n has also adopted broacler ~uldelines that govern our use of personallnfCM"rrJil~on reg.rdle;; of Its sour<:e, First Amenc.n ""II, these guidelines Its FiJlr Inform<Jt/on Vdl~ " copy of wh.ctJ can be found on our web5;te .t WWW,fif)itamrom, Types of Information Depending lJpon Which of our serviCes you ore utiliZIng, the types 0( nonp"blit perro",,1 InfCM"ma~on thot we may collect Indud., • Infotm1J~on we recerve from you on aprM",aoo"'i-fCM"ms and In other comm",,;;.tions to us, whelher i~ w"~ng, in person, by telephone or any other rooans; • Information about your transactions wtth u<. "'" affiliated compo",e" or othe,,;; and • InfOlll1ation we """,ive from" COllSlJrT\er repottlng agency, U.e of Information Former CUstomers Even ff you ~re no longe, our customer, our P"""cy PoliCY will rontlnue to .pply to you. ConHdentlality ar>d Security ".. ..... No 10'"_' ALTA ~ .. n Lot1<J"'9I' Commrtrneo' To; First American Harbour Homes Developer Services Fax No. (253) 671-5802 Shari Workman (253) 671-5834 sworkman@nrstam.com 2Np REPORT 33400 9th Ave 5, 5te 120, Suite 305 Federal Way, WA 98003 Attn: Justin Comm,uo.nl No : 4261-443691 payo 1 of" Fi<>fAm"",,,n T_ Tnsur~nN Com".ny '866 S "til 51 T""""",, WA 9H>9 ""n -(251) 411-1lJ4 F,,· (2531 <71-5560 FI~ No.; 4261-443691 Your Ref No.: None Re; Property Address: 11832 142nd Avenue Southeast, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITlE INSURANCE COMPANY Agreement to Issue PoliCY We agree to Issue a poliCY to you according to the terms of this Commitment. When we show the policy amount arid your name as the proposed insured In Schedule A, this Commitment t>ecomes effective as of the Commitment Date shown <n Sdledule A. If the Requirements shO\'lll in this Commitment have not been met within six months after the Commitment Date, Our obligation under this Commitment will elld. Also, our obligation under this Commitment will end when the Policy Is Issued and then our obi'gatmn to you will be ullder the PoliCY. Our obligation urlder this Commitment Is limited by the following; The Previsions in Schedule A. The ReqUirements In SctIedule 6-1. The General Exceptions and Exceptions in Schedule B-11 The Conditions. ThIS Commitment is not valid without Schedule A and Section I and II of Schedule S, Fcrm No 1068_2 ALTA PI,I" Lmg"'!l' Commrtmert SCHEDULE A 1. Commitment Date: October 05, 2004 at 7:30 A.M. Poli<:\, or Polldes to be Issued: Subivider's Sale Rate Owner's Extended Covet<lge $ Proposed Insured: Harbour Homes, Inc., a Wastlll19ton CorporatiOil hterided Mortgagee's Covet<lge Propoood Insured: To Follow , AMOUNT To Follow $ To FOllOW $ (ommrtm,o! No , 42fil_443691 PogO 1 of ij Pl<EMlUM ,,", , $ (Al The estate or Interest in the land deScribed in this Commitment is: A fee Simple. (B) Title to said estate or interest at the date heroof 15 vested in: Heirs arid devisees of Dennis G. Spiry, deceased 4. The '~nd referred to in this Commitment is descnbed as foIlOW5; Real property in the County of King, State of Washington, described as follows: Lot B of King County Boundary Line Adjl.lStment No L99LOO22, Recorded under Recording No. 20000106900008, In lOng County, Washington. APN: I0230590SS0B flrstAmencan T>tJe Form No. 1008-2 ALTA ",," "'""",g' C,mm"""l'11 The following requirement, must be met: SCHEDULE B SECTION I REQUIREMENTS Clmm1mem No. 4'61-443691 ",g" of 8 (A) Pay the agreed amo~nl5 for the interest In the land and/or troe mortgage to be insured. (8) Pay us the premiums, fees and charges for the policy. (C) Documents sabsfactory to \l5 creating the Interest In troe land and/or the mortgage to be insured must be signed, delrvered and recorded: (D) You must tell us in writing the name of anyone not refen-ed to in this Commitment who will get an interest in the I~nd Or who will make a lo~n on the land. We may then make additional requirements or ex~ptions. (E) Releases(s) or Reconveyance(s) of ltem(s): (F) other: (G) You must give ~s the following inforlTliltion: 1. Any Off record leases, surwys, etc. 2. Statement(s) of Iderltlty, all parties. 3. other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing Ilerls by the records of any taXing authority that levies tilxe> or a~ssments 011 real prolX'r\y or by the public records, B. Any facts, rights, interests, or claim5 which are not shown by the public records but which could be ascertained by an onsped:iOll of said laoo or by making inquiry of perso~s in possession troereof. c. Easements, daims of easement or encumbrances which are not shown by the public records, D. Discrepancies, confilcts in boundary lines, silortage in area, erv;roachmerlts, or any other facts which a correct sUIV€Y would disclose, and which are not silown by the pu~ic records, E. (A) Unpatented mining d~ims: (8) ReselVations or exceptions in p,'ltents or if) Acts authOlizing the Issuan~ thereof: (C) Water rights, claims or title to water: whether or not the matters excepted under (A), (B) or (C) are silown by the public records; (D) Indian Tril>al Codes or Regulations, lndlan Treaty or Aboriginal Rights, Includ,ng easemellts or eqUitable servitudes. F. Arff lien, or right to a lien, for Services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, constructiOll, tap or reimbursement chargeS/costs for sewer, water, garbage or electriCity. H. Defects, liens, encumbrances, adverse daims or other molters, 11 any, created, first ~ppe~ring in the pu~ic records Or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or Interest or mortgage(s) thereo~ covered bV this Commitment. Fonn No 1068·, ALTA Fl"" lang""lle Comrn_" SCHEDULE B SECTION II EXCEPTIONS COOlIIlltmeot ~.: 4Ul,"3691 eag,' 018 Any policy we issue will h~ve t~ following exceptions unless they are taken care of to our satlsi<lctian. The printed exceptions arid exduslons from the coverage of the policy Or poIldes are available from the office which ISSiJed this Commitment. CoPies of the policy forms should tie react L Uen of the Real Estate Exdse Sales Tax arid Surdklrge upon any sale of said premises, If unpaid. As of the date ~rein, the exdse tax rate for the City of Renton is at 1.78%. LevyfArea Code: 4342 2. General Taxes for t~ year 2004. The first half becomes delinquent after April 30th. The second ha~ becomes delinquent after October 31st. Tax Acmunt No.: 102305905008 1st Half Amount Billed: $ 1,492.76 Amount Paid: $ 1,492.76 Amount Due: $ 0.00 Assessed Land Value: $ 86,000.00 Assessed Improvement Value: $ 152,000.00 2nd Half Amount Billed: $ 1,492.76 Amount Paid: $ 0,00 Amount Due: $ 1,492.76 Assessed Land V~lue: $ 86,000.00 Assessed Improvement Value: $ 152,000.00 3. Deed of Trust and !tie terms arid conditlol)S thereof. GrantorfTrustOl: Gra~teef 8erlE'fidary: Trustee: Amount: Recorded: Recording Informa~on: Dennis G. Spiry and Judith E. Spiry, husband and wife InteMest Savings Bank ChlC<lgo TI~e Insurance $98,000.00 December 9, 1993 9312092537 According to the public records, the beneficial interest under the deed of trust ""'5 been assigned to Mortgage ElectronIC Registra~on Systems, Inc. by successive aSSignments. DEled of Trust and the terms a~d conditl0ll5 thereof. Grantor/Trustor: Gra ~teefBe""fidary: Trustee: Amount: Recorded: Recording InformaHon: Dennis G. Spiry and Judith E. SPiry, husb~nd and wife InteMest Savings Bank Rdelity Natlorlal TIde $30,000.00 February 5.1999 9902050455 rCfm No. 1068-, ALTA .... 'n '-'ngu>g< C""Il'ltmcnt CommltmentN"_ 42.1· .... 691 P.~e 5 Qf 8 Note: This Deed of Trust cont"in5 Une of Q-edrt privileges. If the rurT~nt balance owing on said obligation 15 to be paid in full in the forthcoming transaction, confirma~on shOUld De made that the Denefidary will Issue a proper request for full reconveyance. 5. Dennis G. Spiry died le~Vlng a Non·lnterventlon Will. Admitted to Probate: Probate Case No.: Personal Representative: Attorney for Estate: July 13, 2004 04-4-03257·9, KIng County TImothy J. Spiry Paul Willard Houser, Jr. Said personal r€?resentotNe is aLJtilorized to administer the estate without Interventio~ of court and to mortgage, rowey or contract to convey decedent's Interest in sakl premises. 6. Matters of Extended Ow~cr's Coverage whicl1 are dependent upon an ALTA Survey Easement, Including terTl15 and Recorded: Recording Information: In Favor Of: For: provisions contained there,n: November 17, 1941 3204310 Puget Sound Erlergy, Inc., a Washington corporation ElectriC transmission and/or distribution system 8. Condtlons, notes, easements. proVisions contained and/or delineated on the face of the Survey No. 9805149004, recorded in volume 121 of surveys, at page(s) 276, In King, Washington. Terms, covenants, conditions ~nd restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revi,lon5): Recorded: Recording lnformaton: J~nuary 6, 2000 20000106900008 '",m No. 1068-1 IIlTA ~'In l."9""'" Commotm'''' INFORMATIONAL NOTES [,mm"",ent No.: 41;1;,·.", ... •• ,_ 6 of 8 A. Effective la~lIilry 1, 1997, and pursuant to amendment of Washlt.gton State Statutes relatlr.g to standarOlZation of recorded documents, the followlr.g format and content requirements must be met. Failure to comply may result in rejection 01 the document by the recorder. B. Any sketch attached hereto is do"",, so as a courtesy only 000 is not Pi'rt of any tlHe commitment or policy. It IS furnl,~ solely for the purpose of asslstll"19 In loC<lting the premises ~nd First American expressly disclaims any liability which may result from reli~nce made upon It. Co The descnptlon can be abbreviated as suggested below If necessary to meet standardization requirements. The full text of the description must apr>B'r in the document(,) to be Insured, Lot B, KCStA L99LQOn, 20000106900008 APN: 102305905806 All matters regarding extended coverage have been cleared for mortgagee's poliCY. n,., coverage contemplated by this paragraph Will not be afforded in any forthcoming owne~s standard co_1lQe poliCY to be issued. Property Address: 11832 142nd Avenue Southeast, Renton, WA 98059 According to the appUcatlon for title InSUrance, title IS to vest In Harbour Homes, Inc., a Washington Corporation. form ~o. 1(103-, ALH ~ .. " ""9"",. Comm""'en' CONDITIONS 1. DEFINlnONS (aJ"Mortgage" meanS mortgage, deed of trust or other secunty Instrument. ,-omm""'''''' "'.: 4261-443691 P'g' 7 0/ 8 (bj"Ptlbllc Records" means title record5 that give constructive notice of matter5 affecting the title ou:ord'ng to the state law where the land is located. 2. LATER DEFECTS The ExceptlOn5 in Schedule B -Section II may toe amended to show ony defects, liens or encumbrances that appe~r for the first time in the public records or are created or attached between the Commitment Date and the date on whICh all of the Requirements (a) and (el of SChedule B· SectHln I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not 5hown in Sdledule B, we m~y amend SChedule B to show them. If we do amend Sdledule B to show these defects, I;"TlS Or encumbrance5, we shall be liable to YOU ~ccordlng to Paragraph 4 below lJI"Iless you knew (If this information and did not tell us about it in writing. 4. L1MITAnON OF OUR LIABIUTY Our only obliga~on IS to jssue to you the Policy referred to In thIS Commitment, when you have met Its ReqUirements. If we have any liability to you for any loss you Incur because of an elTOr in this Commitment, our lIabUity will be limited to your actuallos5 caused by your relying on this Commitment when you acted in good folth tn: comply with the Requirements shown in Sdledule B -Secbon I " eliminate With our written consent any Exceptions shown In Schedule B -Section II. We snail not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our Itobility is Subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Arty cialm, whetoor Of not based on negligence, which you may have against us concerning the@e tD the laoo must be based on thiS commitment arK! Is subject to Its terms. form No, 1Q08-) ~,TA ""'" '--'''''''''' [,mm'm"'" First American PRIVACY POUCY We Are Committed to Safeguarding Customer Information Applicability Ccmmrtment "" ,4'6'-44369' ... "",of8 Fim: 11m"""'" 11lItt ItlSUr.lfla' Compa'" 3866 S 70th 9: T"",""", wA ')8409 Ft1" _ (Ill) 471·1/]' Fax -1~ll) <71·s%ll Tnls P"""cy Policy governs our use of the infor"",~on which yoo provide ~o U5 It does !lOt !JO'Iem the marm .. In wh.:h we may use infotmatlon we have obtained from any other sou,,", ..... "" as Info~on obtained from a public record or from another person or entity, First American h.< al50 adopted broader ~uideline,s that govern our use of personal Infotmatloo reg.rdles< of Its 9OIJ"". F"st American coils these guldel,"e, ~s fair IrrformiJliCrl Va,Ul'S, 3 copy of wh,ch can be found 00 our w.:bsite a~ www,firstpmcom. Types of Infonnation Depending upon which of our se",Otes you ~'" llI:illZlng, the types of """public personal Informa~ion that we may coOod Indud": • InformatJoo we reco"", from you on ~pplication$, forms and", other communications to us, whether in writing, In person, by telephonE or any other means; • Information about your tran>OCtions with us, our affilia~ed companies, or others; and • Informa~on we "",elYe from a COlISumer repellting agency, Use of Information Formec CUstomers Even 'f YOu ~'" no ""'ler our rustomer, our Privacy P<>Ilcy will con~nue to apply to you. Confidentiality and Secucity We will Use our best efforts to en",re ~hat no unau~""rized parties have occess to any of your information, We restrict o""os; to n""public personal inforrrntion aoout you to those indMdual5 and cntl~e. who need to know ~hot information to provide products or services to you. We will use our best efforts to train and oversee our employees and a~enl; to etlStlre that your jnforma~on will b. hand~ responsibly ~nd in accordance With this PrN"CY Policy and First American's FtJff IrrfamliiliCrl Values; We currently maintain p/lyslc.ll, eloctronlc, and procedural soieguards that comply With foder~1 reg"~~Ot1, to guard your nonpublic p""",,,,,1 information. © 2001 The Forst An>erb," CorporatJon • AllllJgOts R ........ 'O Aller Recording Return to: Harbour Homes, Inc. c/o Gconereo Management, Inc. Attn: lenniferValenta 1300 Dexter Avenue North 11500 Seattle, WA 98109 A DRAFT DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR THE PLAT OF ASPEN WOODS SUBJECT TO REVISIONS -, LlEVELOPMENT PLANNING CITY OF RENTON NoVas 201l'! RECEIVED DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR TilE PLAT OF ASPEN WOODS TillS DECLARATION i, made on the date sct forth below by Harbour Homes, Inc. a Washington corporation ("Declarant"). RECITALS A. Declarant is the owner of that certain real property located in the City uf Renton, County of King, Washington, ami more particularly described in Artlc1e 2 of this Declaration. B. Declarant desires to subject the real property descrihed in Article 2 hereof to the provisions of this Declaration tD create a residential community of single-family housing (as "single family" is defined below) and related uses as set forth in Section 6.2 hereof. NOW, ·I1IEREFORE, Declanm! hereby dcclares that the real property described in Article 2 of this Declaration, including the improvements constructed or to be constructed thereon, is hereby subjected to the provisions of this Dcclaration and shall be held, sold, tran,ferred, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to the covenants, conditions, restrictions, easements, assessments, and liens, hereinafter set forth, which ure for the purpose of protecting the value and desirability of, and whieh shall run with the titlc to, the real property hereby or hereafter made subjcct hereto, and shall b~ binding on all persons having any right, title, or interest in all or any portion of the real property now or hereafter made subject hereto, their respective heirs, legal represcntatives, successors, successors-in-title, and assign.< and shan mure to thc benefit of each and every owner of all or any portion thereof, ARTICLE 1 DEFINITIONS 1.1 Words Defined. The following words, when used ill this Declaration or in illly Supplementary Declaration (lIflloss the contcxt shall prohibit), shall have the following mcalllngs: 1,1.1 "Association" shall mean Aspen Woods Homeowners Association, a Washington nonprofit corporation, its successors and assigns. I .1.2 "Board of Directors" or "Board" of the Association shall be the appointed or elected hody, as applicahle, having its normal meaning under Washington luw. 1.1.3 "Bylaws" shall refer to the Bylaws of the Aspen Woods Homeowners Association. 1.1.4 "Common Areas" shall mcan any and all real amI personal property and casements and other interests therein, IOgetnff witn the facilities and improvements located thcreon as designated on the final plat ofth~ Community or as otllerwise conveyed to the Association for the ~ommon use and enjoyment of the Owners. 1.1.5 "Community" shall mean amI refer to that certain real property and interest therein described in Artide 2, and such additions thereto a.~ may bc made by Declarant by Suppkmentary Declaration. 1.1.6 "Communily-Wide Standard" 8hull mean the standard of condud, maintenance, or other activity generally prevailing in the Community. Such standard may be more specifically determined by the Board of Directors of the Association. Such determination, however, shall generally be made with reference to the standards originally estabh,hed by the Declarant. 1.1.7 "Declarant" shall mean and refer to Harbour Home", Inc. and its successors-in-title and assigns, provided any such successor-in-title or a.~"ign shall acquire for the purpose of development or sale all or any portion ufthe remaining undeveloped or un~old portions of the real property described in Articlc 2, and provided further, in the instrument of conveyance to any such succcssor-in-titie or a58ign, "uch successor-in-title or assign is <l~ignated as the "Declarant" hereun(ler hy the grantor of such conveyance, which grantor shall be the "Declaranl" hereunder at the time of such conveyance; provided, further, upon such designation of such successor Declarant, all rights ofthe former Declarant in and to sueh Slatus as "Declarant" hereunder shall cease, it heing understood that as to all (,f the property described in Article 2, which is now subjected to this Declaration, therc shall be only one "Dcclarant" hereunder at anyone point in time. 1.1.8 "Dcvelopment Period" shall mean that period of time beginning on the date this Declaration is recorded in the records of King County and ending on tile earliesl to occur of (i) five (S) years from the date of recording oflhis Declaration; or (ii) the date Declarant holds a special meeting of the Association, in accordance with the Bylaws, for lhe purpose oflransitioning the management oflhc Association from the Declarant to the Owners, or (iii) the date 120 days after Declarant has conveyed 75% ofthc lots within the Community. 1.1.9 "Governing Documents" shaH mean and refer to this Declaration, the Articles oflncmporation (if any) and Bylaws ofthe Assoc1ation, and rules and regulations (if any) of the Community adopted by the Board, as any of the furegoing may be amended from time to time. 1.1.10 "Lot" shall mean any plot of land within the Community, whether or not improvements are constructed thereon, which conslitutes or will constitute, after the construction of improvements, a residential dwelling site as shown on a plat recorded in the records ofKiog Couoty. 1.1.11 "Mortgage" means any mortgage, deed of trust, and any and all other similar 11lstruments used for the purpose of encumbering real property in the Community as security for the payment ur salisfaction of an obligation. 1.1,12 "Mortgagee" shall mean the holder of a Mortgage. 1.1.13 "Occupant'· shall mean any Perwn occupying all or any portion of a residence or other property located within the Community for any p~riod of time, regardless ofwh~ther such Person is 3 tcnant or the Owner ofslIch property. 1.1.14 "Owner" shall mean and refer to the record owner, whcthcr one or more Persons, of the fee simple title to any Lot located within the Community, excluding, however, any Person holding such interest merely a~ security for thc payment or satisfaction of an obligation. 1.I.lS "Person" means any natural person, as well as a corporation, joint venture, partnership (general or limited), association, tru8t, or other legal entity. 1.1.16 "Plat" means the recordcd final subdivision plat of Aspen Woods as described more fully in Article 2. 1.1.17 "Single Family" shall mean a single housekeeping unit, without regard to the construction type or ownership of such unit, that includes not more lhan four (4) adults who are lega!lyunrclated. 1.1.1 R "Supplementary Declaration" means an amendment or supplement to this Declaration which subjects additional property 10 this Declaration or that imp()~es, expressly or by referencc, additional or modified re8trictions and obligations on the land deRcrihed thercin. 1.1 19 "Total Association Vote" means all of the votes attributable to members of the Association (including voteR ofDcclarant). ARTICLE 2 PROPERTV SUBJECf TO THIS DECLARATION The real property which is, hy tho recording of this Declaration, 8ubject to the covenants and restrictions hereafter set forth and which, by virtuc of the recording of this Declaration, shall be held, transferred, sold, convcyed, used, occupied, and mortgaged or otherwisc encumbered subject to this Declaration is the real property described as: LOTS 1 THROUGH 46, INCLUSIVE, OF ASPEN WOODS, ACCORDING TO THE PLAT TffEREOF RI!:CORDED IN VOLUME OF PLATS AT PAGES AND _RECORDS OF KING COUNTY, WASHINGTON RECORDED UNDER RECORDING NUMBER _________ . SITUATE IN THE COUNTV OF KING, STATE OF WASHINGTON Private Traet~: List Tracts and who i~' re~pom·jhlef{}r ownership and maintenanee Common Areas: LiM Common area.~ and who j .• respom.ibleJor ownership and maintenance ARTICLE 3 ASPEN WOODS HOMEOWNERS ASSOCIATION 3.1 Description of A~sociation. Tho Association may, ut the election of the Declarant or the Association, be incorporated as a non·profit corporation organized and existing under the laws of the State of Washington. The A,sociarion shaH be eharged with thc duties and vested with the powers prescribed by law and set forth in the Governing Documents; provided, however, that no such Governing Document" other than the Declaration, shall for any reason be amended or otherwise interpreted so as to be inconsistent ",ith this Declaration. 3.2 Board of Directors. Declarant shall have the right to appoint or remove any member or members of the Board of Directors or any officer or officers of the Association un1l} tenllination of the Development Period. Eaeh Owner, by acceptance ofa deed to or other conveyance of a Lot, vests in Dedanlllt the authority to appoint and remove directors and officers of the Association during the Development Period. The directors selected by the Dedmant need not be Owners. TIle number ofdiredors shall be as set forth in the Bylaws. Following termination of the Developmcnt Period, the Board ofDirectol1l shall be elected by the Owners in accordance with the Bylaws. 3.3 Membership. Every Owner ofa fee interest in 'my Lot that is subject to this Declaration shall be deemed to havc a membership in the Association and membership in the Association shall consist exclusively of such owners. The foregoing is not intended to include Persons who hold an interest merely as security for the performance of an obligation, and the giving of a security interest shall not terminate the Cl\.1mer's membership. No Owner, whether one or more Persons, ~hull have more than one (1) membership per Lot. Membership shall be appurtenant te and may net be separated from ownership of any Lot. The rights and privileges of member, hip. including the right to vote and to hold office, may he exercised hy a member or the member's spouse, but in no event shall more than one (1) vote be east nor office held fer each Lot ewned. 3.4 Voting. Memher:s shall he entitled te one (1) vote /;)r each Lot o\Vlled. When more than one (J) Person holds an ownership interest in any Lot, the vote for such Lot shall be exercised as those Owners themselves dderrnine and advise the Secretary prior to any meeting. In the absence of such advice, the Lot's vete shall be ~uspended in the event more than one (1) Person seeks te exercise it. 3.5 Architectural Control Committee. No ulllstruction, alteration, addition, refurbi~hing, or ereetien of any structore or any nature whatsoever shall be commenced or placed npon any part of the Community, except that which is installed by the Declarant, or is approved in accordance with this Sectioo, or as is etherwise expressly permitted herein. Any such construction, alteration, addition, refurbishing, or erection shall not be made unless and until plans and specificatiens showing the nature, kind, shape, size and height, architectural design and detail, materials, workmanship, colors, location on site, irnprovemcnt and site grade devations, and site landscaping shall have been submitted in writing to and approved by the Architectural Control Committ~~ (the "ACC'') ~stablished pursuant to this Section 3.5. The Board may employ architects, engineers, or other Persons as it deems ne~~s,ary to enable the ACC to perform its review. Written design guidelines and procedures ("Design Guidelines") may be estahh,hed by the Board for th~ exercise of this review, which Design Guidelines may provide for a review fcc. Copies of the Design GUldelines shall be available to all O"'·ner8 upon request for a rcasonable fcc. 3.5.1 The ACC shan consist of not less than one (I) nor more than !hroc (3) members, who need not he Owners. So long as the Declarant owns any property for development and/or sale in the Community, the Declarant shall have the right to appoint or remove any or all members of the ACC. Upon the expiration or earlier surrender in writing of such right, the Board shall appoint the members of the ACC. The Declarant has named John Merlino, whose address is 1010 S. 336th Street, Suite 305, Fedcrdl Way, Washington 98003 as the sole member of the ACe. 3.5.2 Members of the ACC ~hal1 001 be entitled to compensation for service8 performed pursuant to this Section 3.5. The Association shall defend, indemnify, and hold each members of the ACC hannless for any liability incurred while serving as a member of the ACe. 3.5.3 The ACC shall be the sole arbiter of plans submitted to it and may withhold appmval for any reason, including aesthetic mnsi d~'1"a(jollS, and it shalt he ~nti tIed 10 stop any construction in violation of approved plan' Or this Declaration. 3.5.4 PLANS AND SPECIFICATIONS ARE NOT APPROVED FOR ENGINEERING OR STRUCTURAL DESIGN OR QUALITY OF MATERIALS, AND BY APPROVING SUCH PLANS AND SPECifICATIONS NEITHER THE ACC, THE MEl\.ffiERS THEREOF, NOR THE ASSOCIATION ASSUMES LJABILITY OR RESPONSIBILITY THEREFOR, NOR fOR ANY DEFECT IN ANY STRUCTURE CONSTRUCTED FROM SUCH PLANS AND SPECIFICATIONS. NEITHER DECLARANT, TIlE ASSOCIATiON, THE ACC, THE BOARD, NOR THE OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM SHALL BE LIABLE IN DAMAGES TO ANYONE SUBMITTING PLANS AND SPECIFICATIONS TO ANY OF THEM FOR APPROVAL, OR TO ANY OWNER OF PROPERTY AFFECTED BY THESE RESTRICTIONS BY REASON OF MISTAKE IN JUDGMENT, NEGLIGENCE, OR NONFEASANCE ARISING OUT OF OR IN CONNECfION WITII THE APPROVAL OR DISAPPROVAL OR FAILURE TO APPROVE OR DISAPPROVE ANY SUCH PLANS OR SPECIFICATIONS. EVERY PERSON WHO SUBMHS PLANS OR SPECIFICATIONS AND EVERY OWNER AGREES THAT SUCH PERSON OR OWNER WILL NOT BRING ANY ACTION OR SUIT AGAINST DECLARANT, THE ASSOCIATION, TilE ACC, THE BOARD, OR THE OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM TO RECOVER ANY DAMAGES AND HEREBY RELEASES, REMISES, QUITCLAIMS, AND COVENANTS NOT TO SUE FOR ALl CLAIMS, DEMANDS, AND CAUSES OF ACTION ARISING OUT OF OR IN CONNECTION WITH ANY JUDGMENT, NEGLIGENCE, OR NONFEASANCE AND HEREBY W AlVES THE PROVISIONS OF ANY LAW WHICH PROVIDES THAT A GENERAL RELEASE DOES NOT EXTEND THE CLAIMS, -, DE'vIANDS, AND CA1)SES OF ACTION NOT KNOWN AT THE TIME THE RELEASE IS GIVEN. 3.6 Bylaw., Rnles and Regulations. The Board on behalf orlhe Association shall have the power to adopt, modifY, and amend bylaws, rules and regulation8 governing the Community, provided that such bylaws, rules and regulatIOns shall not be incon,istent wIth thi:. Declaration and shall apply unifoJTTIly to all Owners, except as specifically provided herein. The Board shull have the power to enforce the rules and rcgulations on hehalf ofthc Association and may prescribe penalties or fincs for their violation. Any such bylaws, ru1e~' and regulations shall become effective thirty (30) days after promulgation and shall be mailed to all Owners prior to their effective date. A copy of the hylaws, rules and regulations then in f()rce shall be retained by the secretary of the Association. The Declarant on behalf of the Board may adopt the mitial bylaws, rules and regulations. ARTICLE 4 ASSESSMENTS 4.] Purpose of Assessment. The a~"es>ments provided for herein ~hall bc used for thc general purposes of promoting the recreation, health, safety, welfare, common benefit, and enjoyment of the Owners and occupants of Lots, including the maintenance of real and personal property, all a~ may be more specifically authorized from time to time by the Board of Directors. 4.2 Crcation of the Lien and Personal Obligation for Assessments. Each Owner of any Lot, by acceptance of a deed therefor, whether or not it shall be sO expressed in such deed, covenants and agrees to pay to the Association: (i) annual a~sessments or charg~s; (ii) special assessments, such as>~ssments to be established and collected as hereinafter provided; and (iii) specific assessments establi,hed pursuant to the terms of this Declaration, including, but not limited to, reasonable fincs imposed in accordance with th~ t~JTTIS of this Declaration. 4.2.1 All such assessments, together with (i) late charges, (ii) interest set by the Board, not to ~xceed the maximum rate peJTTIitled by law (but not to exeeed eighteen perc~nt (18%) per anll\un), and (iii) costs, including, without limitation, reasonable attorneys' fees actually incurred, shall be a charge on the land and shall be a continuing licn upon the Lot against whICh each a<;sessment is made. 4.2.2 Each such assessment, together with late charges, interest, costs, including, without limitation, reasonable attorneys' fees actually incurred, shall also be the personal obligation of the person who was the Owner of such Lot at the time the assessment f~ll due. Each Owner shall be personally liable for the portion of each assessm~nt coming due while the Owner of a Lot, and each gmntee ofan Ovmer shall be jointly and scverally liable for such portion thercof as may be due and payable at the time of IXmveyance; provided, however, the liahility of a grantee for the unpaid assessments ofil. grantor shall not apply 10 any Erst Mortgagee taking titl~ through foreclosure proceedings Or deed in lieu offoreclosur~. 4.2.3 The Association shall, within five (5) days after receiving a written request therefor and for a reasonable charge, fumish a certificatc signed by all officer of the , A~sociation sctting forth whether the a8se~sments on a specified Lot have been paid. Such certificate shall be hlndmg upon thc Association as of the date "fi~suancc. 4.2.4 Annual a;;se~sments shall bc lcvied equally on all Lots. A~sessments shall bc paid in such manner and on such datcs as may be fixed by the Buard. Unless otherwise provided by the Board, the assessment shaH he paid in annual installment~. 43 Adoption of Budget. It shall be the duty of the Bourd to prepare and adopt a budget covering the estimated costs of operating the Assodation during the coming year and the assessments to be levied against each Lot, which may include an amount for capital reserves in accordance with a capital budget separately prepared. The Board shall cause a summary of the proposed operating and capital budget~ and thc proposed as,es,ments against each Lot for thc following year to be mailed to each Ovmer. The Board shall set a date for a special meeting of the Owners to consider ratification of the budget within thirty (30) days after adoption by the Board and not less that fourteen (14) nor more than sixty (60) days after the mailing of the proposed budgets and as~e~sments. Unless at such meeting the budget is r~icctcd by at least seventy-five per"""t (75%) ofthc Total Association Vote, in person or by proxy, the budget shall be ratiiied, whethcr or not a quorum is present. In the cvent the proposed budget is rejected or the required nouce is not given, the budget in effed tor the thcn cummt year shall continue in effect until the Owners mtify a subsoquent budget. 4.4 Re~ised Budget. Ifthe financial circumstances or needs (lfthe Association materially change during any y~ar, the Board may prepare and adopt a revised budget and a~sessmcnts for the balance of the year. Th~ Board shall cause a smnmary ofthe proposed revised budget and assessments to be mailed to each Owner and shall set a date for u meeting ofthe Owners to consider ratification ofthe revised budget and assessments in the same manner as the regular annual budget as sct forth in Section 4.3 ubove. ;~p~;;:4;.~5::,;;~:~~~~~~~;' In addition to the other assessments authorized herein, assessments for expenses such as, but not limited to, capital time if approved at a meeting by two-thirds (2/3) of the Total Association Vote. Special assessments shall be paid as determined by the Board, and the Board may p<:nnit special assessments to he paid in installments extending beyond the fiscal year in which the special assessment is imposed. 4.6 Lien for Assessments. All sums assessed against any Lot pursuant to this Declaration, tog~th~r with late charges, intereb1, co"ts, including, \'vi thout limitation, reasonable attorneys' fees actually incurred, as provided herein, shall be secured by a lien un such Lot in favor of the Association. Such lien shall be superior to all other liens and encumbran~es on such Lot, except for (a) liens for ad valorem taxcs; or (b) lieos for all snms unpaid on a first Mortgage or on any Mortgage to Declarant duly recorded in the records of King County and all amounts advanced pursuant to such Mortgage and secured thereby in accordance with the terms of such instrument. All other Persons acquiring liens or encumbrances on any Lot after the recording of this Declaration shall be dcemed to consent that such lien8 or encumbrances shall be inferior to futu.re licns for assessments, as provided herem, whcther or not prior consent is specifically sct forth in the instruments creating such liens or encwnbntnc~s. 4.7 Effect of Nonpayment of Assessments; Remedies of the Association. Any assessment or installment thereof delinquent for u pen{)u of more than tcn (10) days shall incur a late charge in an amount as the Board may /Tom lime to time detennine. 111e Association shall cause a notice of delinquen9 to be given to any member whD has not paid within ten (10) days following the due date. If the assessment is not paid within thirty (30) days, a lien, as herein provided, shall attach and, in addition, the lien shall include interest set by the Board from time to time, on the principal amount due, late ~harges, costs of collection, including, without limitation, reasonable attorneys' fees actually incurred, and any other amounts provided or pcnnitted by law. 4.7. I In the event that the assessment remains unpaid after sixty (60) day~, the Association may, as the Board shall determine, institute suit to collect such amounts and/or to foreclose liS lien. Each Owner, by acceptance of a deed or as a party to any other type of conveyance, ve8ts in the As,ociUlion or its agents the right and power to bring all actions against sueh Owner personally, for the collection of snch eharges as a debt or to foreclose the aforesaid lien in the same manner as other liens for the improvement of real property. 4.7.2 The lien provided for in this Article shall be in favor of the Association and shall be for the benefit of all other Owners. The Association, acting on behalfuflhe Owners, shall have the power to bid on the Lot at any foreclosure sale or to acquire, hold, lease, mortgage, or convey the same. 4.7.3 No Owner may waive or otherwise exempt himselffrom liability for the asSeS8ments pwvided for herein, including, by way of illuslnltlon, hut not limitation, abandonment of the Lot. 4.7.4 All payments shall be applied tirst to costs, then to late charges, then to interest and then to delinquent a>sessments. 4.8 Su~pe!l~ion for Nonpayment of Assessment. Ifan Owner shall be in arrears in the payment of any assessment due, or shall otherwise he in default of the pcrfonuance of any tenus of the Governing Documents of the Association for a period of thirty (30) days, said Owner's voting rights shall, without the necessity ofany further action by the Association, be suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, indudmg interest thereon, are brought current and any other default is remedied. No Owner is relieved of liability lor 3S8essments by non·use of the Conunon Area~ or by abandonment of a Lot. 4.9 Date of Commencement of Asses~mellts. The assessments provided for herein shall commence a~ to u Lot subject to this Declaration on the first day of the month following conveyance of such Lot to a Person othcr than Declarant. The first annual assessmcnt shall be adjusted according to the number of months then remaining in that fiscal year. 4.10 Specific Assessments. In addition to the gener,,1 and special assessmcnts outlined above, the Board ,hall have the power to levy such specific assessments pursuant to this Section 4.1 0 as, in lIS discretion, it shall deem appropriate. All other terms and conditions of this Article 4 relating to general and special a!>SeS8ments shall apply 10 the levy and collection of the specitie assessments covered hereby and thc Association shall have all powers and remedies for colledion and ~nfor~cmcnt of such assessments as are appJi~ublc to the general and :;peeial as~e~sments set forth above. Fines lcvled pursuant to Section 11.1 of this Declaration and the costs of maintenance perfomled by the Association for which the Owner is responsible under Sections 5.3 and 5.4 oftbis Declaration shall be spe<:ltic ass~ssmenl~. 4.11 Common Areas Exempt. fhe Common Areas shall be exempt from as!>e&sment, by the Association. ARTICLE 5 MAINTENANCE; COl'NEYANCE OF COMMON AREAS TO ASSOCIATION 5.1 Association'. Responsibility. The Association shall maintain and keep in g()od repair the Common Areas described in Article 2 herein and any Common Areas acquired by the A"ociation in thc future. {Insert plat ~pecijic language. Example: This maintenance shalf include, without limitation, mainrenance 0/ any native growth protection area.\' and maintenance, repair, and replaument 0/ all drainage ea.,'ements and any improvements located thertmn that benefit the Community, in the event such eauments and improvements are nor maintained by the City/Count}· 0/ Renton or another public entity.] If the streetlights are installed and there is no proc~dure for billing individual lot own<lt~ then the Association shall pay the bill~ for the streetlights. The As~o~iation shall also maintain all other facilities serving the Community not dedicated to or maintained by a public entity. The foregoing maintenance shall be perfonned consistent with the Community-Wide Standard. 5.2 Property Not Owned by As,odation. Thc Association shall have the right, but not the obligation, to maintain other property, wherher or not owned by the Asso~iation and whether within or WIthout the Community, where the Board has detennined that such maintenance would benefit all Owners./lnsnt special maintenance requirement impo~'ed by plat, if an)-', .~uch a.~ ''This maintenance shall include, without limitation, the maintenance of the offsite drainage facilities located on a portion of the adjacent propmty to the north Oll which an easement has hecn granted to the City of Bothell, as evidenced by a Petpetual Easement For Drainage Purposes recorded on April 1 1, 1995. Ullder Snohomish County Recording No. 9504110287, to the extent permitt~d by such casement. "or Tract B is a Private Access Tract owned and maintained by the Owners of Lois 17. 18, 19 and 20. Tract C is a Private Acces,j' Tract owned and maintained by the Owners a/Lots 14, 15 and 16. in the event Tracts Band C are not maintained by such La/ Owners, the Association shall have the right, but not Ihe obligation, to maintain Trac/s Band C at such !.ot Owners expense pursuant to the procedure in Sec/ion 5,4 below .and other plat requirements if applicable] Without limitation of the foregoing, the Association may enter into ajoint maintenance agreement with adjoining property owners or associations for the repair, maintcnance and replacement of any shared facilities or other property. 5.3 Damage Caused hy Owuer. In thc event that the Association detennines that the need for maintenance, repair, or replacement, which is the responsibility of the Association hereunder, is caused through the willful or ncgligent act of an Owner, or the family, guests, lessees, or invikes of any Owner. the Aswciation may pcrfoml such IllRintenance, repair or r"Pla~ement at such Owner's sole c<)st and expense, and all co~t~ thereof shall be added to and become a pnrt of the aSS~~~Ill~nt to whIch such Owner i, subject and ,hall bccome a lien agninst the Lut of such Owner. 5.4 Owner's Responsibility. Exc~pl a, provided in Sections 5.1, 5.2 and 5.3 above. all maintenance of any Lot and all structures, parking ar~as, landscaping, 3/ld other improvements thereon together with the landscaping and trees on any parking strip frooting any such Lot, shall be the sole re8ponsihility ofthc Owncr thereof, wh0 shall providc maint~nance ~onsistcnt with the Community-Wide Standard and this Declaration. The perimeter fencing, if any, shall be maintained and repaired, in unifoTm appearance, by the abutting lot owners. In the event that the Board of Directors of the Association determines that any Owner has failed or refused to discharge properly any of such Owner's obligations with regard to the maintenance, repair, or replacement of items for which snch Owner is responsible hercnnder. the Association 8hall, except in an emergency situation, gi vc thc Owncr writtcnnotice of the Association's intent to provide such neces.ary maintenance. repair, or replacement at the Owncr's sole cost and e)(pense. The notice shall set forth with reasonable particularity the maintenance, repairs, or replacement deemed necessary. The Owner shall have ten (J 0) days after receipt of such notice within which to complete such maintenance, repair, or replacement. or, in thc event that such maintenance, repair, or replacement is not capahle of completion within a ten (10) uay period, to commence such work which shall bc completed within a reasonable time. If any Owner doe; not comply with the provisions hereof, the Association may provide any such maintenance, repair, or replacement at such Owner's sole cost and ellpense, and all costs shall be added to and bccome a part of the asse~sment to which such Chvner is subject and shall become a lien against the Lot. 5.5 Conve,'ance of Common Areas by Declarant to Association. During the Development Period, the Declarant may transfer or convey the Common Areas to the Association. including any pen;onal property and any improved or unimproved real propel1y, leasehold, casement, or other property interest. Sueh conveyance shall be accepted by the Association, and the property shall thereafter be Common Areas to be maintained by the A8sociation. The Common Areas are 8ubject to an casement of common use and enjoyment in favor oflhe Association and every Owner, their heirs, succes~or~ and assigns in accordance with the terms and conditions of the Governing Documents. Such rights to use the Conunon Areas are appurtenunt to and shall not be separated from ownen;hip of any Lot and shall not be assigned or conveyed by any Lot O"'1l~r in any way except upon the transfer of title to such Lot, and then only to the transferee of such title and shall be deemed so conveyed whether or not it shall be so Cl<prcssed in the deed or other instrumcnt conveying title. Certain right8 of use, ingress, egress, occupation, and managemCllt authority in the Common Areas set forth elsewhere in this Declaration shall be reserved to Declarant for the duration of the Development Period. Declarant shall not be required to make illly improvements whatsoever to property to be conveyed and accepted pursuant to this Section. 5.6 If any Common Area is currently owned or is aeqnired in the future which is designated as a steep slOpe, as a wetland, as a buffer, a8 a native growth protection area or as any other type of sensitive area, then use ofsueh Common Area shall be limited to activities approved by the municipality whieh designated such Common Area as sensitive. NotwIthstanding the provisions in this Article 5, or in Section 10.1 below, or in any other pmvision of this Declaration. there ,hall he no right or easement ofmg,rcss and egress. lJ.,e and enjo}ment in or 10 such Common Area. Acce>8 ,hall he limited to maintenance activities approved by the munidpality. ARTICLE 6 USE RESTRICTIONS A!'<D RULES 6.1 GeneraifRuIes and RegulatIons. This Article, beginning at Section 6.2, ~ets out certain use restrictions which must bc complied with hy all O\Vllers and Occupants. These use restrictions may only be amended in the manner provided in Section 113 hereofregarding amendment of this Declaration. In addition, the Board may. from time to time, without consent of the Owners, promulgate, modify, or delete other use restrictions and rules and regulations applicable to the Corrununity. Such use restrictions and rules shall be distributed to all O\1,'ners and Occupanl~ prior to the date that they are to become effective and shall thereaft"," be bmdmg upon all Owners and Occupants until and unless overruled, canceled, or modified in a regular or special meeting by a majority of the Total Association Vote and the consent ofDcclarant during the Development Period. 6.2 Residential Usc. -Ask Branch Manager about using the more rcstrlctin language: {Lots may be used for (i) residential purposes and (Ii) uses within Residences "hich eannot be prohibited under federal or state law. No businesses are allowed to be conducted in the residences which increase the traffie in the neighborhood or otherwise materially and advenel) impact the ability of other Owners to u~e lind enjoy the Community. Examples of businesses which are specifically not allowed are day cares and businesses which involve pick lip and deliveries offrcight, other products or people. No businesses of any kind shall be established, maintained, operated, permitted or constructed in any portion ofthe Community, unless appro\cd by the Association. The Declarant is exempt from this provision during the time that Declarant is completing the de\'elopment and the disposition of the Lots. No Owner may permit or cause an~thing to be done or kept upon, in or about the O"ncr's Lot which might obstruct or interfere "ith the rights of other Owners or which would be noxious, harmful or unreasonably offensivc to other Owners. Use oftbe Lots .hall in aU eases be in complIance with all applicable laws, ordinances, rules and regulations. Except as provided In this Section, all Lots .hall be used for single-family rcsideutial purposes eXclusively with the exceptiou that certain home occupations may be permitted, subject to the guidelines and rules established by the Board, if any, and subject to approval hy the Board. Sneh home occupations may be limited to certain business uses, shall not ereate any disturbance, noise, or wtsightlincss, shall not unduly increase traffic flow or parking congestion, and shall not he in violation of any of the provisions of the Governing Documents. Usc of the Lots shall in all cases be in compliance "'ith all applicable laws, ordinances, rules and regulations.} 6.3 Building and Landscaping Requiremeuts and Restrictions. Except as provided in Section 6.4 below, all residences ronstruded within the Community by any Per:<;{)n shall be subject to design review and appro,al by the ACC which may cuver the minimum si7e, architecrnral style, height, scupe of improvements, quality ofdcsign.materials, workmanship, lind 8iting standards. Without re;tricting or limiting the uuthority of the ACC pursuant to Se~·tion 3.5 in approving or disapproving of any specific propo.~al, the fo11o""ing re,irictions shall apply to the Commumty in general: 6.3.1 Only one Single Fanlily home ,hall be pennitted on ea~h Lot. Two story or split level homes shall include no less than 1,300 gross square feet ofliving space, exclusive of one-story open porches and garages. One story homes shall include no less than 1,000 gross square feet of living space, exclusive of one-story open porcbcs and garages. 6.3.2 After Declarant has completed construction of all house8 in tbe Conununity, any remodeling or exterior addition to any residence or other structure ereded or pluced on any Lot shall be compJetoo as to cxternal appearance, including finislied painting, within six (6) months after the date of commencement of construction. All front, side and rear yard land;~aping must be completed within six (6) months from the date of closing of the purchase of the residence by lhe Owner from the D~clarant. In the event that .~trict enforcement of this provi,km would cause undue hardship due to weather conditions, this provision may be cxtended for a reasonahle length oftime when approved by the ACe. 6.3.3 All homes within the Community shall contain a garage: carports shall not be pcnnitted. Unless otherwise approved by the ACC, all garages must be attached to, or incoI]1orated in and made a part of, the residence constructed upon a Lot. In granting waivers to this requirement, thc ACC will consider functional necessity and architectural desirability. 6.3.4 All driveways and parking areas shall he paved with material approv~d by IheACC. 6.3.5 No fence, fencing_type barrier, or hedgc of any kind in exccss of six (6) fee! high or extending into the front yard of any residence shall be erected, allowed or maintained upon any Lot, wllhout the prior written consent of the ACe. All fences shall be constructed ofw(lod material nnless approved by the ACe. Any such foocc, barrier, row of trees, or hedge shall be strictly in compliance with Design Guidelines, ifany, established by the ACC, whicb standards may provide for limited acceptable ~tyles and/or specifications. 6.3.6 Each home constructed on a Lol ,hall bc built of new materials except, with approval of the ACC, dccorative items such as nsed brick, weathered planking, and similar items. All visible masonry shall be native stone, brick or stucco. Types and colors of exterior paint and stain mnst bc submitted to the committce for approval. Any change to the exterior wlor of any improvement located on a Lot, including, without limitation, the dwelling, must be approved by the ACe. 6.3.7 All roofs on dwellings and garages shall be of composite, tile Dr cedar shake and shall have a minimum pitch of 10m/twelve. 6.4 [Ins..,t any exceptions to the /fJregning guidelines, such 4'· preexisting .\tructures, etc. Sample language ; •. "'The cxisting residen~e on Lot I I was constructed prior to recording this Declaration and does not confonn to all of the provisions of this Article. This existing re~idCllce shall be exempt from the provisions of Section 6.3 above and Subsection 6.6.5 of this Article 6 unless It is remodeled; demolished. or substantially damaged hy catastmphe, in which case any new construction placed on Lot II shall confonn to the provisions of these subsectlOn~." If there are none, leave blank with u notation "Imentionall).· Omitted"l 6.5 Sign •. N" sign orany kind shall be erected by an Owner or Occupant within the Community 'without the prior written consent oIthe ACC. Notwithstanding the ii.)regoing, the Board and the Dedarant shan have the nght to erect reasonable and appropriate ~igns including, without limitation, signs related to Declarant's development and marketing of residences within the Community. In addition, "For Sale" <;ign~ und ~ccurity signs consistent with the Community-Wide Standard and any signs required hy legal proceedings may be erected upon any Lot. 6.6 Vehicles. The tenn "vehicle~" as used herein shan inclode, withoUilimitatiou, automobiles, van~, campers, trucks, buses, motor home~, mobile homes, boats, jet skis, trailers, portable aircratl, motorcycles, snowmobiles, mini-bikes, scouten;, go-carts, duue buggies and any other towed or self propelled transportation type vehicle. The tmII "passenger vehicles" as used herein shall include passenger automobiles, vans, small trucks, motorcycles, and similar type vehicles used regularly anu pnmarily as transportation for the Occupants of the Lot. Veh10les used for commercial and re~reational purposes are not considered passcnger vehicles. "Parking areas" shall refer to the number of gar<lge parking spaces and driveway areus in front of garages. However. driv~way areus shall be considereu "parking area~" for passeuger vehicles only. 6.6.1 No vehicles other than pa,"eng~r vehicles in regular use may he parked on any Lot or portion of the Conunuuity, except in parking areas on Lots, or in a screened area on u Lot, if sueh sereened arca is approved by the ACC. Any vehicle regularly parked in an unapproved area or for longer than twenty-follr (24) consecutive hours shall be con~idcrcd a nuisance und may he removed from the Community. 6.6.2 -:\10 pas~enger vehicles may be parkeu on any Lot or portion of the Community except in "parkiug areas" us ddined in this Sectiou. 6.6.3 Any passenger vehicle Wh10h is inoperable or unlicensed and not capable of lIse on the public highways and which is parked on any parking area for a period of more than forty-eight (48) hours shall be treated the same as a nOll-passenger vehicle and shall be considered a nUI,ance and may be removed from the Community. 6.6.4 The Board may adopt and mamtain current rules and regulation, concerning the parking and storage ofvehide~ on any Lot or any portion of the Community. Said rules are to protect the Connnunity from the potentially adversc impacts of vehicles on the Community environment and to aecommouate the evolving nature and use of such vehicles. Such rules and regulations may provide for exceptiollS and/or modifications to the conditions ofthi~ Section as detennined in the sole dIscretion of the Board. The Board shall rule on any dispute a; to the interpretatIOn or applicatic)JJ of this Se~tion and all rules and regulutions e~tablished by the Board with resped to vehicles. 6.6.5 Off·street parking for at least three (3) pas~cnger vehicles shall be pro~ided on each Lot. Covered endo"ed parking shall he provided for one (1) or more passenger vehic1~8, plus a driveway for at leU8t two (2) additional pas8enger vchicles, unless approved by the ACe. 6.7 Vehicles on Common Area~. No motorized vehicles shall be pennitted on pathways or unpaved Common Areas except vehides being used for the limited purpose of operating and maintaining utilit]e_~_ 6.8 Leasing. Lots may he leased for residential PUTI'<lSCS. Alllcases shall have a minimum tenn of at least three (3) months. All leases shall require, without limil3lion, thaI the lenant acknowledge receipt ofa copy of the Declaration, Bylaws, and rules and regulations uf the Association. 6.9 Occupants Bound. All pwvisions of the Declarati"n, Bylaws, and of any rules and regulations, which govern the conduct ofCA'lllers and which provide for ~anctions against Owners shaH also apply to all Occupants. Fincs may be levied against Owners or Occupants. If a fine is first levied against an Occupant and is not paid timely, the fine may then be levied against the O",ner. 6.10 Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept in the Community; pn>vided, however, that cO[lVentional household pets may be kept on a Lot subject to the following restrictions: Pets shall not be kept, bred or maintained for any commercial purposes. Owners shall be responsible for the immediate c1can up and removal of all fecal mallcr deposited by pets on any property other than the Lot of the o".ner ufthe pel. Pels sball bc confined in the Owner·, Lot lInle,s on a leash and accomp,mied by a responsible person. No domestic pel may b~ kept ifit is a source of annoyance or a nuisance_ The Board shaH havc thc authority to determine whether a particular pet i~ a nuisance or u source of annoyance, and such detennination shall be final and conclusive. Pet~ ,hall be attended at all timcs and shall be registered, licensed and inoculated fTom time to time as required by law. 6.11 Mining Prohibited. No portion of the Corrununily shall be used for the purpose of boring, mining, quarrying, or exploring for or removing oil or other hydrocarbons, minerals, gravel, or earth. 6.12 Nuisance. Each Owner and Occupant shall prevent the devclopment of any unclean, unhealthy, unsightly, or unkempt condition on his or her Lot. No Lot shall be used, in whole or in part, for the stomgc of any property or thing that will cause such Lot to appeur to be in an unclean or untidy condition; nor shall any substance, thing, or material be kept that will emit foul or obnoxious odors or that will cal1~e any noise or other condition that will or might disturb the peace, quiet, safety, comfort, or serenity ofthe occupants of surrounding property. No illcgal, illicit, noxious or offen~ivc acti~ity shall be carried on within the Community, nor shall anything be done tending to caus~ embarrassment, discomfort, unnoyance, or nuisance to any Person using any property within thc Community. Without limiting the generality of the foregoing, no speaker, hom, whistle, siren, bdl, amplifier or other sound device, except such de;ices as may bc used exclusively for sccurity purr";"', shall be located, installed or maintained upon tbe exterior of any Lot unle~s required by law or unless specifically approved by the ACC. 6.13 Unsightly or Unkempt Conditions. The pursuit of hobbies or other activities, including specifically, without limiting the generality of the foreguing, thc assembly of and disassembly of motor vehicles and other m~chani~al device<;, which might tend to cause disorderly, unsightly, or unkempt ~onditlOn~, shall not bc undertaken outside of home, or gamg~s_ Garage doors .,hall be kepi closed at all times unless they arc in u~e_ In addition, the storage of equipment, machinery. construdion supplies or any similar material on a Lot outsIde of the home and garage constructcd thereon is strictly pwhibited cxcept as required d.mng the remodeling or refurbishing of improvements on ~uch Lot and then for not more than sixty (60) days. 6.14 Antennas. No television or radio antelIDa, tower, satellite dish, or exterior ant.mna of any kind shall be placed, allowed, or maintained upon any Lot or any portion of the Community unless screened from vIew from the street without the prior written consent of the ACe. Each Owner and Occupant acknowledges lhal this provision benefits all Owners and Occupants and caeh Owner and Occupant agrees to comply with this provision despite the fact that the erection of an outdoor antenna or similar device would be the most cost-effective way to transmit or receive the signals sought to be transmitted or received. 6.15 No Obstruction of Easements. Catch basius and drainage areaS are for the purpose of natural flow of water only. No obstruclions or debris shall be placed in these areas. No Owner or Occupant muy obstrucl or rc-channel the drainage flows after location and installation of drainage swales, stOlTIl sewers or storm drains. Declarant hereby reserves for the benefit ofDec1arant and the Association aud their respective successors and assigns a perpetual ea<;ement acrms all Common Areas and Lots for the purpose of maintaining or altering drainage and water flow_ No structure, planting, or other material shaH he placed or permi!1ed to rcmam upon any casement which may damage or interfere with the installation and maiutenance of any l1tilities. unless approved by thc Board prior to iustallation. At no timc shall any access casements be blocked. 6.16 Sight Distance at Intersections. All property located at strcet intersections shall be landscaped so as to permit safe sight across the strect corners. No fence, wall, hedge or shrub planting shall bc placed or pcrmitted to remain where it wOldd create a traffic or sight prohlem as detennined by the ACC in its sole discretion. 6.17 Garbage Cans, Woodpiles, Etc. All garbage cans, woodpiles, air- conditioning compressors, machinery, equipment and other similar items related to the operation ufthe residence shall be locatcd or screened so as to be concealed from view from thc street abutting the Lot on which such items are located. All rubbish, trash, and garbage shall hc regularly removcd and shall not be allowed to accumulate. Trash, garbage, debris. or other waste matter of any kind may not be burned witbin the Community. 6.18 Subdivision of Lot. No Lot shall be subdivided or its boundary liues changed except with th~ prior written approval of the Architectural Review Committee. Declarant, however. hereby expressly reserves the right to re-plat any Lot or Lots owned by Declarant. AllY such division, boundary line change. or re-platting shall not be in violation of the applicable subdivisiou and zoning regulations. 6.19 Guns. The use nffircarms in the Community is prohibited. The term "fireamls" includes without limitation BB gun" pdlet guns, and firearms orall types. 6.20 Vtilities. Except a~ may be permitted by the ACC. no ovt'Thead utility lines. including hnes for eable television. _hall be pennitted within the Community. except for temporary line, a~ required during construction and except as such lin~s exist upon recording of the plat oftbe Community or a, required by utilities .\crving the Community. 6.21 Lighting. No colored lights (except holiday displays and yellow insect type lights) shall he permitted at any location within the Community. All exterior fixtures that are attached to the home shall be of compatibl~ design and materials of the home. Any post mounted exterior jlxtures shall be of compatible design and materials as the lixtures attached to the home. No fixtures "hich il1nminate and exce~sivdy glare onto any other Lot shall be permitted. and all exterior lights shall be screened to minimize impacts oflight and glare. No unshield~d ,pot/floodlight fixtures are permitted. 6.22 Artifidal Vegetation, Exterior Sculpture, lind Similar Items. No artificial vegetation, exterior sculpture, fountains, and similar items shall be permitted in the front yard of any Lot unless approved hy Ihc ACe. 6.23 Mailboxes. All mailboxes l,,~ated on Lots shaH be ofa style approved by the ACe. Mailboxes shall be attached only to stands provided and maintained by the Association in designat~d locations. 6.24 Clotheslines. No ~xterior clothcslines of any type shall be permitted upon any Lot Urues8 entirely screened from view from other Lots. 6.25 Ederior Security Devices. No exterior security de,ices, including, without limitation, window bars, shall be permittcd on any residence or Lot. Signs placed on the Lot or the exterior of the resid<lllec stating that such residence is protected by a security system are permissihlc. 6.26 C(lnstrnction and Sale Period. So long as Declarunt owns any property in the Community for development and/or salc, the restrictions set forth in this Article 6 shall not he applied or interpreted so as to prevent, hinder or interfere with development, construction and ,ales activities ofDeclanmt or any builder or developer approved by Declarant. 7.1 the Association as follows: ARTICLE 7 INSURANCE AND CASUALTY LOSSES The Board ofDirel'lors or the duly authorized agent of ;;.;" '" and shall obtain or cause to be ohtained insurance 7.1.1 The Board shall obtain insuran~e on all insurable bui1<.lings and, where the Board deems there 10 be a reasonable nsk, other substantial structures whether or not such buildings or structures are locate(l on the Common Areas and which the Association is obligated to maintain. Insurance on buildings shall provide, at minimum, fire and extended coverage, inclu<,1ing vandalism and malicious ml,chie!; and shall be in an amount sufficient to cover the filll replacenK'Tlt cost oj" any repair or reconstrudi{)n in the event ()f damage or destruction Ii-om any such hazard, Im.urunce on othcr substantial struchucs shall cover tho~e risks deemed advisable by the Board and .~hall be in such amount'> a~ are deemed advisahle by the Board. The Board may in.,>ure other types of improvements, including entry monumcnts, landscaping, and the likc, as it deems advi~ablc. Wilh respect to sueh other improvementR, the Board shall dctermitle the risks to be insured and the amounts of insurance to be camed. 7.1.2 Thc Board shall obtain a public liability policy applicable to thc Common Areas wvering the Association and its memhers for all damage or injury caused by the negligence ofthc Association or any of its members or ageJ\ts, and, if rcasonably available, directors' and officers' liability insurance. Thc public liability policy shall have a wmbined single limit of alleast One Million Dol1ars ($1,000,000.00) unless otherwise determined by the Board. 7.1.3 The Board is hereby authorized to contract with or otheru'ise arrange to obtain the insurance coverage required hereunder through the Declarant and to reimburse Dedurant for the cost thereof, and Declarant shall be authori;>:ed, but not obligated, to purchase such insurance coverage for the benefit orthe Association and the Owncrs upon Declarant and the Association agreeing upon thc terms and condllions applicable to reimbursement by the A"oeiation for costs incurred by Declarant in obtuining such coverage. NotwiThstanding anytbing contained in this Declaration to the conlrllry, the Buard shall not be reqnircd to comply with the provisions of this Article iflhc Board has contraL1cd lor or otherwise arranged to obtain the required insurance coverage through the Declarant 7.1.4 Premiums fur all insurancc shall be common expenses of the Association. The policies may cOlllaitl a reasonable deductible, and the amount thereof shall not be '>ubtraclcd from the face amount "rthc policy in detennining whether the insurance at least equals the full replacL'mcnt cost. 7.1.5 In the evoot insurance premiums in connection with the insurance required by this Article 7 become prohibitively expensive, in the jndgment of the Board, the Board may with approval of seventy-five percent (75%) of the Total Association Vote reduce the amount of the required insurance, sclf-insure itself, or discontinnc the insurance all togethm·. 7.2 Policy Requirements. All such insurance coverage obtained by the Board of Directnn< shall be written in the tlame of the Association, as trustee for the respective bencfited parties. Such insurancc shall be govemed by thc provisions hereinafter set forth; 7.2.1 All policies shall be writtoo with a wmpany authorized to do business in Washington. 7.2.2 Exclusive authority to adjust losses nnder policies obtained by the Association shall be vestcd in the Assoclation's Board ofDirecto[s; provided, however, no Mortgagee having an interest m such losses muy he prohibited from participating in the settlement nL'gotiations, ifnny, related thereto. 7,2.3 In no event shall the insurance coverage obtained and maint~ined by the Association's Board of Directors hereunder be brought into cuntribution with insumncc pur~hased hy individual ()v,'ners, occupant>, or their Mortgagees, and the insurance carried by the Association shall be primary. 7.2.4 All casualty inslirancc policies shull have an inflation J,.'llard endorsement and an aJ,.'l"ccd amuunt endorsement ifthese arc reasonably availahle and all insurance policies shull be reviewed annually by one ur more qualified persons. at least onc of whom must be in the real e~tate industry and familiar with construction in the City ufRcnton, 7.3 Other Insurance. In uddition to the other insur,mee required by this Article 7, the Board shall obtain worker'~ compcnsation insurance, if and to the extent nece~,ary to satisfY the requirements of applicable laws. The Board may, in its discretion, obtain a fidelity bond or bonds on directors, officers, employ~es, and other persons handling or responsible for the Association's funds, if reasonably available. The Association shall obtain additional insurance coverage, if and to the extent necessary 10 satisfY the requirements of the Federal Home Loan Mortgage Corporation, the Federal National Mortgage Association, the U.S. Department "fVeterans Affairs, or the U.S. Department of Housing and Urhan Development. 7.4 Indhidu91Insll~. By virtue oftaking title to a Lot subj~ct to the tenus of this Dedaration, each Owner acknowledges thut the Association has no nbligation to provide any insurance for any portion of individual Lots, and each Owner co~enants and agrees with all other Owners and with the Association that each Owner shall at a minimum, carry fire and extended coverage casualty msurance on the Lot and an structures constructed thereon in an amount sufficient to cover the full replacement costs of any repulr or reconstruction in the event of damage or destruction from any such hazurd. 7.5 Damage and llestrnction Insured by A"neiation. 7.S.1 Immediately after damage or destruction by fire or other casualty to all or any portion of any improyement covered by insunmce written in the name of the Associatiun, the Board of Directors or its duly authorized agent shall proce~d with the filing ami adjustment of all claims arising under sueh insurance and obtain reliable and detailed estimates of the cmt ofrcpair or reconstruction ofthe damaged or destroyed property. Repair or recunstrudion, as used in this Section, means "'pairing or restoring the property to substantially the ,arne condition and location that existed prior to the lire or other casualty, al10Vving for any change; or improvemcnts necessitated hy changes in applicable building codes. The Board of Directors shall have Ihe enforcement power~ specified in this Deelaration necessary to cnforce this provision, 7.5.2 Any damage or destruction to property covered by insurance Ivritten in thc name of the Association ~hul1 he Th']1aired or reconstructed unless, within sixty (60) days after the casualty, at least scvcnty-five percent (75%) of the Total Association Vote otherwi~e agree. Iffor any reason either the amount of the insur<lJlce proceeds to be paid as a result of such damage or de.~truction, or reliable and detailed estimates of the cost ofrcpair or rec<.)I1struction, or both, are not made available to the Association within such period, then the period shall be extend~d until such infonnation shall be made available; provided, however, such extension .<hall not ~xceed sixty (60) days, No Mortgagee shall have th~ nght to participate in the determination ofwhelher damage or destrudion ,hall be rcpaired or reconstructed. 7.5.3 If the damage or destruction for which the in$urance proceeds are paid is to be repaired or reconstructed and ~uch proceeds are not sufficicnt to defray Ihe co~t thercof, thc Board of Direct on, shall, without the necessity of a vote of the Association's members, levy a special asse~smcnt against all Owner~ in proportion to the numb~r of Lots owned by such Owners. Additional assessments may be made in ilke manner at any time during or following the completion of any rcpair or recon8trudion. If the funds available from insurance exceed the costs of repair or reconstruction or if the improvements are uot repaired or reconstructed, such exc~ss shal1 be deposited to tbe benefit of the Association. 7.5.4 In the cvent that it should be detcrmined by the ARsoeiation in the manner described above thaI th~ damage or destruction shall not be repaired or reconstructed and no alternative improvements are authorized, thcn and in that event the property shall be restored to it~ natural state and maintained as an undeveloped portion of the Community by the Association in a neat and attractive condition. 7.6 Damage and Destruction Insured by Owners. The damage or destruction by f,re or other casualty to all or any portion orany lmpro\'ement on a Lot shall be repaired hy the Owner thereorwithin seventy-five (75) days after such damage or destruction or, where repairs cannot be completed within seventy-five (75) days, they shall he commenced within such period and shall be completed within a reasonable time thereafter. Alternatively, the Owner may elect to demolish all improvements on the Lot and remOVe all debris therefrom within seventy_five (75) days aftcr such damage or destmction. In the event of noncompliance with this provision, the Board of Directors shall have all enforcement powers specified herein. 7.7 Insurance Deductible. The deductiblo for any casualty insurance policy carried by the Association shall, in the event of damage or de~truction, be allocated among the Persons who are re'ponsiblo hereunder. or be a oommon expense of the Association. ARTlCL~; II CONDEMNA nON In tbe event of a taking by eminent domain of any portion of the Conunon Areas on which improvements have been constructed, tben, unle<;s within sixty (60) days after such taking, at least seventy-five pereenl (75%) of the Total Association Votc shall otherwise agree, the Association shall restore or replace such improvements so taken on the remaining land included in the Conunon Areas to the extent lands are available therefor. The provi"ions of Section 7.5, above, applicable to Conunon Area, improvements dumage, shall govern replacement or restoration and the actions to be taken in the event that tho improvements are not restored or replaced. ARTlCLfi: <) MORTGAGEE PROV1STO:-'S The following provisions are for the benefit of holders of lirst Mortgages on Lots in the Community. The provisions of this Article apply to hoth this Declaration and to the Bylaws, notwithstanding any other provisions contained therein. 9.1 Notices of Adion. An institutional holder, insurer, or guaruntor of a first Mortgage, who provides a writtcn request to the Association (such request to state the name and address of such holder, insurer, or guarantor and the Lot number, therefore becoming an "eligible holder"), win be entitled to timely .vritten report as to the current status of said Lut with respect to the following: 9.1.1 Any condemnation loss or any casualty loss which affects a materia! portion of the Community or which affects any Lot on which there is a first Mortgage held, insured, or guaranteed by such eligible holder; 9.1.2 Any delinquency in the payment of assessmcnts or charges owed by an Owner of a Lot subject to the Mortgage of such eligible holder. 9.2 No Priority. No provision of this Declaration or the Bylav.-s giws or shall bc construed as giving allY Owner or other party priority over any rights of the first Mortgagee of any Lut in the easc of distribution to such Owner ofin.~urance proceeds or condemnatl(>fl awards for los,es to or a taking of the Common Area;, 9.3 Notice to Association. Upon request, each Lot Owner shall be obligated to furnish to the Association the name and addres8 of the holder of any Mortgage encumbering such Owner's Lot. 9.4 V AfHUD Approval. As long as the Declarant has the right to appoint and remove the director:<; of the ASSOCIation and so long as the project is approved by the U.S. Department ofHotlsing and Urban Development ("mJD") for insuring or the U,S. Department ofVctcrans Affairs ("VA") for guaranteeing any Mortgage in the Community the following action, shall require the pnor approval of the VA and/or HUD as applicable: dedication of Common Areas to any public entity; mergers and consolidations; di~solution of the Association, and material amendment of the Declaration, Bylaws or Articles of Incorporation. 9.5 AppUeabilitv of Article 9. Nothing contained in this Article shall be construed to reduce the percentage vote that mllst otherwise be obtained under the Declaration, Bylaws, or Washington law for any ofthe acts ,et out in this Article. 9.6 Amendments by Board. Should the Federal Natiooal Mortgage Association, the Fodera! Home Loan Mortgage Corporation, HUD or VA subsequently delete any ofthcir respective rcquircmcnt~ which necessitate the provi~ions of thIs Article or make any such requirements icRS stringent, the Board, without approval of the Owners, may cause an amendment to this Artidc to be recorded to reflect such changes. ARTICLE 10 F,ASF,I\1E;J\TS 10.1 Easements for Use and Enjoyment. In. I.! Every Owner of a Lot shall have a right and easement of ingress and egress, use and enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with the title to ea~h Lot, suhject to the following provisions: 10.1.1.1 the right of the Association to charge reasonable fees for the usc of any portion of the Common Area~, 10 limit the number of gue,ts of Lot Owners and tenants who may use the Common Areas, and to provide for the exclusive use and enjoyment of specific portions thereof at certain designated times by an Owner, his family, tenants, guests, ,md invitees; 10.1.1.2 the right of the A;~ociation to suspend the voting rights of an Owner and the right of an Owner to usc certain Conunon Areas ti)r any period during which any assessment against such Owner's Lot remains unpaid; 10.1.1.3 the nght of the Association to borrow money for the purpose of improving the Common Areas, or any portion thereof, or for constructio", repairing or improving any facilities located or to be located tbereon, and to give as ~ecurity for the payment of any such loan a Mortgage conveying all or any portion of the Common Areas; provided, however, the lien and encumbrance of any such Mortgage given by the Association shall be subject and subocdinate to any rights, interests, options, easements and privileges herein reserved or established for the benefit of Declarant, or any Lot or Lot Owner, or the holder of any Mortgage, irrespective of when executed, given by Declarant or any Lot Owner encumbering any Lot or other property located within the Commwlity; and 10.1.1.4 the right of the Association to dedicate or transfer all or any portion of the Common Areas subje~t to such conditions as may be agreed to by the memhers of the Ass()ciation. No such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer has been approved by the affinnative vote of at least seventy· five percent (75%) of the Total Association Vote; proVIded, however, that during the Development Period, Declarant may, on its sole signature, dedicate oc tnlllsfer portions of the Common Areas, so long as such transfer oc dedication docs not materially and adversely affect the Association or any Lot Owner. 10.1.2 Any Lot Owner may delegate such Owner's right of use aml enjoyment in and to the Common Areas and facilities located thereon to Ihe members of such Owner's family and to such Owner's tcnants and guests and shall be dccmed to have made a delegation of all such rights to the Occupant" of such Owner's wt, if leased_ 10.2 There' reserved to the Declarant, the I 1 tile Declarant or the AssocIation blanket casements upon, prop<--rty within the Community for a~ce,s, mgress, egress, installation, repairing, replacing, and maintaining all utilitie, serving the Community or any portion thc-rcof, including, but not limited to, gas, water, sanitary sewer, ~tonn sewer, cable television, telephone and clectricity. It 8hall be expressly permissible for the Declarant, the Association, or the designee of either, as the case may be, to in8tall, repalT, replace, and maintain or to autbori~.e the installation, repairing, replacing, and maintaining of such win:~, condnits, cables and other equipment related to the providing of any such utility or service. This easement ~hal1 be utilized so as to not unreasonably interfere with improvements constructed upon any Lot and the bllilding envelope for any unimproved Lot. Should any purty fumislung any such utility or st:rVi~c request a specific license or casement by separate recordable document, the Board shall have the right to grant such easement. 10.3 Easement for Maintenance, Dedaran! hereby expressly reserves a perpetual casement for the benefit of the A~sociation across such portions oftbe Community, determined in the sole discretion of the Association, as are necessary to allow for the maintenance required under Article 5. Such maintenance shull be performed with a minimum of interference to the qU1et enjoyment of Owner's pruperty, reasonable steps shall be taken to protect such property, and damage shall be repaired by the Person causing thc damage at its sole expense. lOA ~;a.emcnt for Entry Features. IfDedarant installs an entry feature, there is hereby resllTved to the Declarant and the As",ciation an easement for ingress, egress, installation, construction, landscaping und maintenance of entry featun:s and similar street- scapes for the Community, as morc fully described on the recorded subdivision plat for the Community or any other re~orded in~trument, casement or WDveyanee. Thc easement and right herein reserved shall include the right to ctd, remove and plant trees, :.hrubbery, flowers and other vegetation around such entry featurcs and the right to grade the land under and around such entry features. 10.5 Constru(tion and Sale Period Easement. Notwithstanding any pr(lVlsions contained in thi" Declaration, the Bylaws, Article., oflncorporation, rules and regulations, design guidelines, and any umendments thereto, so long as Declarant owns any property in the Community for development and/or sale, Declanmt reserves an easement aeross all Community property for Dedarant and any builder or developer approved by Declarant to maintain and carry on, upon such portion of the Community as Declarant may reasonably deem necessary, such facilities and activities as in the sole opinion of Declarant may be required, convenient, or incidental to Declarant's and such builder's or developer's development, construction, and sales activities relatoo to property described above, including, but without limitation: the right of access, ingress and egress f<>r vehicular and pedestrian traffic and construction activities over, under, on or in the Community, induding, without limltatlOn, any LOI; the right to tie jnto any portion of the Community with driveways, parking areaS and walkways; the right to tie into and/or otherwise connect and use (without a tap-on or any othllT fee for so doing), replace, relocate, maintain and repair any device which pwvides utihty or similar services including, without limitation, ele<.-1rical, telephone, natural gas, water, sewer and drainage lines and facilities construdoo or installed in, on, under andlor over the Community; the right to carry on 8ales and promotional activitie~ in thc Community; and the right to construct and operate business offices, signs, con.~truetion trailers, model residenc~s, and sales offices. Declarant and any sueh builder or developllT may usc residences, ol1iees, or other buildings owned or leas~tl by Declarant or "ucb builder Or developer as model reslIlenccs and sales offices. Rights exercised pursuant 10 such reserved easemenl shall be exercised with a mmimum of interference 10 lhe quiet enjoyment of affected property, reasonabk steps shall be taken to protect such property, and damage shall be repaired by the Pen"m causing the damage Jt it~ sole expense, During the Development Penod, this Section shall not be amended wllhoU! the Declanm!', express written consent. ARTICLE II GENERAL PROVISIONS 11.1 Enforcement. Each Ovmer and Occupant .,hall comply strictly with the Association 's Bylaw~, rules and regulations, the use restrictions, as they may be lawfully amended or modified from time to time, and with the covenants, eonditiol15, and restrictions set forth in this Declaration and in the deed to such Owner's Lot, if any. After notice and an opportunity to be heard by the Board ofDircctors or by a representative designated hy the Bo<U'd, and in accordance with rules and regulations adopted by the Board, the Board may levy reasonable fines for violations of the above (in addition to any late charges that may be asses:.ed in cmmection with the late paymcnt of assessmenb or other Association charges) in accordance with a previou:,ly estahlished schedule adopted by the Board and furnished to the Owners, which tlnes shall be collected as provided herein for the collection of assessments. Failure to comply with this Declaration, the Bylaws or the rules and regulations shall be grounds for an action to recover sums due tor damages or injunctive relief, or both, maintainable by the Board of Directors, on behalf "l'thc Association, or, in a proper case, by an aggrieved Owner. Failure by the Association or any Owner to enforce any o[the foregoing shall in no e\'ent be deemed a waiver of the right to do so thereafter. 11.2 Duration. This Declaration shall run with and bind the Conununity, and shall inure to lhe benefit of and shall be enforceable by the ASSOCIation or any Owner, their respe<.iive legal representatives, heirs, successors, and assign.~, perpetual1y to the extent provided by law; provided, however, so long as and to the extent that Wa~hington law limits the period during which covenants re.tricting land to certain uses may run, any provisions of this Declaration alreeted thereby shall run with and bind the land so long as permitted by such law, after which time, any such provision shall be (a) automatically extended (to the extent allowed by applicable law) for successive periods often (10) years, unless a written instrument rcJlceting disapprovul signed by the then Owners of at least seventy-five p~'fcent (7S%) of the Lots and the Declarant (so long a~ the Declarant Owns any properly for development and/or sale inlhe Community) has been recorded within the year immediately preceding the beginning of a ten (IO) year rene",.a1 period agreeing to change such provisions, in whole or in part, or to tenninate the samc, in which ca,e this Declaration shall be modified or tenninated to the extent specitled therein; or (b) extended as otherwise provided by law. Every purchaser or grantee of any intere8t (iocluding, without limitation, a security interest) in any real property subject to this Declaration, by aCC<.-'Ptance of a deed. or other conveyance therefor, thereby agrees that such provision, of this Declaration may be extended and renewed as provided in this Section. 11.3 Amendments. 11,3.1 This Declaration may be amended unilaterally at any time and trom time to time by Declarant (i) if such amendment is necessary to bring any provision here"f into comphancc with any applicable govemm~ntal statute, rule. or regulation or judicial detemlination "hich shall be in conflict ther""ith; (ii) if such amendment i. necessary to enahle any titlc insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration; (iIi) if such amcndment is «'quircd by an institutional or governmcntallcnder or purchu8er ofmortgagc loans, including, fi)r example, the Federal National Mortgage As~ociation or Federal Home Loan Mortgage Corporation, to enable such lender or purchaser 10 makc or purchase Mortgage loans on the Lots subject to this Declarallon; or (iv) if such amendment is necessary to enable any governmental agency Of private in~urancc company to insure or guarantee Mortgage loans Oil the LOIS subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any Owner's Lutllnless any such Lot Owuer shall conscnt thereto in writing. Further, so long a.~ Declarant owns any property for development and/or sale in the Community, Declarant may unilaterally amend this Declaration for any other pwpose; provided, however, any such amendment shall not mllterially adversely affect the substantive rights of any Lot Owners herellIlder, nor shall it adversely affect title to any Lot without the consent of the affected Lot OwnCT. 11.3.2 This Dedaration may also be amended upon the affinnative vote or written consent, or any combination thereof, ofthe Owners of at least seventy-five percent (75";',) of the Total Association Vote and the consent of De dar ant (so long as the Dedarant owns any property for development and/or sale in the Community). Amcndments to this Declaration shall hecome effective upon recordation, unless a later effective date is spcdfi~d therein. 11.4 Partition. The Common Areas shall remain undivided, and no Owner nor any other Person shall bring any action for partition or division of the whole or:my part thereof without the written consent of all Owners of all portions ufthe property located within the Community and w11hout the written consent of all holders of ali Mortgages encumbering any portion of the property, induding, but not necessarily limited to, the Lots located withm the Community. 11.5 Gender and Grammar. The singular, wherever used herein, shall be construed to mean the plural, when applicable, and the use of the mascuhne pronoun shall include the neuter and feminine. 11.6 Severahility. \I1hcnever possible, each provision of this Declaration shall be mterpreted in such maJmCT as to be elrective and valid. but if the application OfaJ1Y provision of this Declaration to any person or to any property ~hall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which ~an he given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. 11.7 CaptiQru. The captions of each Article and Section hereof, as to the contents of each Article and Section, are inserted only for convenience and are in no way to be con~trued as defining, limiting. extending, or othenvise modi lYing or adding to the particular Article or Section to which they refer. 11.8 l'crpetuitics. If any of the covenants, wnditions, restrictions, or other provisions of this Declaration shall be unlawful, void, or voidable for violation of (h~ rule against perpeluitie" then ~uch provisions shall continue oilly until twenty-one (21) years after the death of the last survivor of the now-living descendants of the indi' iduals signing this Declaration. 11.9 Indemnification. To the fullest extent allowed by applicable Washington law, the Association shall indemnify every officer and director against any and all expenses, including, without limItation, attorneys' fees, imposed up"n or reasonably incurred by any officer or director in C"nn~Cl1on wIth any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which such officer or director may be a party by rcason ofbei.ng or haying been an officer or diredor. The officers and directors shall not be hable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct, or bad faith. The officers and directors shall have no per~onalliability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association (except to the extent thaI such officers or directors mny nlso be members of the Association), and the Association shall indemnify and forever hold each such officer and director free and hannless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any officer or director, or former officer or director, may be entitled. The Association may, at the discretion of the Board, maintain adequate gcneralliability and officers' and directors' liability Insurance to fund this obligation, if such coverage is reasonably available. 11.10 Book. and Records. This Declaration, the Articles oflncorporation, the Bylaws, copies of rules and regldations, Design Guidelines, use restrictions, membership register, boob of account, and minutes of meetings of the members of the Board and of commlltees shall be made available PlJ]1;uant to reasonable procedures established by the Board for inspection and copying by any member "flhe Association or by the duly appointed representative of any member and by holders. in~urer~, or guarantors of any first Mortgage at any reasonable time and for a purpose rea<;onably related to such Person's interest as a member or holder, insurer, or guarantor of a first Mortgage at the office of the Association or at such other reasonable place as the Board shall prescribe. 11.11 Financial R<,v;<,w. At lea,! annually, the Board of Directors shall prcpare, or cause to be prepared, a financial stalL'InCnt of the Association. Upon ",rittcn request of any institutional holder of a first Mortgage and npon payment of all necessary costs. such holder shall be entitled to receive a copy of such financial statement within ninety (90) days of the date of the reqnest. 11.12 Notice of Sale, Lease or Acquisition. In the evcnt an Owner sells or leases such Owner's Lot, the Owner shall give to tbe Association, in writing, prior to the effective date of such sale or lease, the name of the purcha~er or lessee of the Lot aod such other information as the Board may reasonahly require. Upon acquisition of a Lot each new Owner shall give the Association, 111 writing, the name and mailing address of the Owner and sneh other information as the Board may reasonably requirc. 11.13 '&I:.rfi>mcnts. Subject to the prior approval of De dar ant (so long as Declarant owns any property for development and/or sale m the Commwlity or has the right to unilaterally annex additional property to the Commumty) all agreements and dett:rminations, mcluding scttlement agreements regarding litigation in\'(}lving the Association, lawfully auth{)ri~ed by the Board of Director' sh~11 be binding upon all Owner,>, their heirs, legal represcntatives, succes~on;, as~igns, and others having an interest in the Community or the privilege of posse~,ion and enjoyment of any part of thc COIlllllunity. 11.14 Implied Rights. The Associal1on may exercise any right or privilege given to it expressly by this Declaration, the Bylaws, the Articles of Incorporation, any use restriction or rule of regulation, and every other right Of privilege reasonably to be implied from tbe existence of any right or privilege given to it thcrein or reasonably necessary to effectuate any such right or pri~ilege. 11.15 Variances. Notwithstanding anything to the contrary contained herein, the Board ofDircctors or its designee shall bc authorized to grant individual variances trom any ofthc provisions of this Declaration, the Bylaws and any Design Guideline rule, rcgulation or use restriction established pursuant therdo Ifit detennines that waiver of application or enforccment of the provision in a particular case would not be inconsistent with the overall scheme of development for the Community, 11.16 Litigation. No judicial or admim~trativc proceeding shall be commenced or pro8e~uted by thc Association unless approved by at least seventy-five percent (75%) of the Total Association Vote. This Section shall not apply, however, to (il actions brought by the Association to enforce th~ provisions of this Deciaration (induding, without limitation, thc foredosurc ofliens), (ii) the imposition and collection of assessments as provided in Article 4 hereof, (ii i) proceedings involving challenges to ad valorcm taxation, or (iv) counterclaims brought by the Association in proceedings instituted ugainst it. This Section ~hall not be amendoo unless such amendment is made by the Declarant pursuant to Scction 11.3. hereof, or is approved by the percentage votes, and pursuant to the ~ume procedures, nece>;sary to institute proceedings as provided above. EXECUTED this _ day of _____ ~, 200_. DECLARANT: Harbour Homcs, inc. By: 'John.',Meriirio Its: Vice PresidenUGeneral Manager State of Washington ) )ss, County of King ) I certify that I know or have satisfactory evidence that J'ollli'"Merlino i~ the person who appeared before me, and said person acknowledged that he signed this instrument, on oath ~iated that be was authorized to execute the instrument and acknowledged it as the Vice Pre>;idenvGeneral Manager ofHatbour Homes, Inc. to be the free and voluntary act of such party for the uses and purposes mentiolled in the instrumCllt. (Seal Or Stamp) Dated: _______ _ Notary Public in and for the State of Washington Residing at:~:;;;;~~~==== Printed Name: My Appointment Expires BYLAWS OF ASPEN WOODS HOMEOWNERS ASSOCIATION (Subject to Revisions) ARTICLE 1 NAME, MEMBERSIlIP, DEFINITIONS l.l NAME. The name ofthe Aswciation shall be Aspen Woods Homeowners Association ("Association"). 1.2 MEMBERSHIP. The Association shall have one (1) class of membership, as is more fully set forth in that Declaration of Covenants, Conditions, Easements and Restrictions for Aspen Woods as amended from time to time ("Declaration"), the tenns of which pertaining to membership are specifically incorporated by reference herein. 1.3 DEFINITIONS. The words used in Ihese Bylaws shall have Ihe same meaning as set forth in the Declaration, unless the ~"Ontext shall prohibit. ARTICLE 2 ASSOCIATlON: MEETINGS, QUORUM, VOTING, PROXIES 2.1 TIME AI\'D PLACE OF MEETINGS. A mecting of the Association shall take place at least once each year. Meetings shall be held at the principal officc of the Association or a\ such other suitable place and time convenient to the members as muy be designated by the Board of Directors. Notice of any required annual or special meeting shall be pwvided as set forth in Section 2.3 below. 2.2 SPECIAL MEETINGS. The President may can special meetings. In addition, it shall be the duty of the President to call a special meeting of the Association if so directed by resolution of the Board of Directors or upon a petition signed by at least ten percent (10%) of the Owners. 'Ine notice of any special meeting shall state the date, time, and place of such meeting and the purpose thereof. No business shall be transacted at a special meeting, except as statcd in the notice. Bylaws Page I 2.3 NOTICE OF MEETINGS. The Secretary shall mail or to caUSe to be delivered to the Owner of each Lot (as shown in the records of the A<,soeialion) a notice of each wmual Of $pecial meeting of the Association stating the tIme and place where it i, to be held and the pmpose thereof. If an Owner wishes notice to be given at an addIes, other than the Lot, the Owner shall designate by notice in writing tu the Secretary such other address. The mailing or delivery of a notice of meeting in the manner provided in this Section shall be considered service of notice. Notices shall be served not less than fourtoon (14) nor more than sixty (60) days before a meeting. 2.4 WAlVER OF NOTICE. Waiver of notice of a meeting of the members shall be deemed the equivalent of proper notice. Any member may, in writing, waive notice of IIny meeting of the members, either bcfore or after such meeting. Attendance at II meeting by a member, whether in pmon or by proxy, shall be deemed waiver by such member of notice of the time, date, and place thereof. unless such member specifically ohjects to lack of proper noticc at the time the meeting is called to order. 2.5 ADJOURNMENT OF MEETINGS. If any meetings of the Association call1lOt be held hecause a quorum is not present, a majority of the members wbo are present at sueh meeting, either in peNon or by proxy, may adjoum the meeting to a time not less than five (5) nor more than thirty (30) days from the time the original meeting was called. At such adjourned meeting at Vvhieh a quorum is present, any husiness which might have becn transacted at the meeting ori~\inally called may be transa<..ied without further notice. 2.6 VOTING. The voting rights of the memben; shall be as set forth in the Articles of Incorporation ami the Declaration, and such voting rights are specifically incorporated herein. 2.7 PROXIES. At all mectings of members, each member may vote in pmon or by proxy. All proxies shall be in writing, dated, and filed with the Secretary bef(lre the appointed time of each meeting. Every proxy shall be revocable and shall automatically cease upon conveyance by the member of sud member's Let, or upon receipt of notice by the Seeretary of the death or jndieially declared incompetence of a member, or of written revocation, or upon the expiration of eleven (11) months from the date of the proxy. 2.8 QUORUM. The prcsence, III person or by proxy, uf thirty-four percent (34%) of the Owners shall constitute a quorum al meetings of the Association. The members present at a dnly called meeting at which a quorum is present may continue to do business until adjoununent, notwith.,tanding the withdrawal ofm~mhers Ica~ing less than a quorum. Page 2 ARTICLE 3 BOARD OF DlRECTORS; NUMBER, POViERS, MEETINGS 3.1 GOVERNING BODY; COMPOSITION. The affuirs of the Association shall he governed by a Board ofDirect()T:S. Except as provided in Section 3.2 of this Article, the directors must reside in Aspen Woods and must be member~ of the Association. 3.2 OiRECTORS APPOINTED BY DECLARANT. Declarant shall have the right to appoint or remove any member or memb~ of the Board of Dir<;l(,1ors or any officer or officers of the Association until tennination of the Development Period. Each Owner, by acceptance of a deed to or other conveyance of a Lot, vest~ In Declarant such authority 10 appoint and remove directors and officers of the As<;ociation. The directors selected by the Declarant need not be Owners or residents in Aspen Woods. 3.3 NUMBER OF DlRECTORS. The Board shall initially consist of one (I) member. Upon termination ()f the Development Period. the Board shall consist of three (3) members, elected by the Owners as provided in Sedion 3.5 of this Article 3; provided, however, that the number of director,; may be incrcased or decreased by an amcndment to thes~ Bylaws. 3.4 NOMINATION OF DlRECTORS. Elected directors shall be nominated from the tloor and may also be "ominated by a nominating committee, if such a committee is established by the Board. All candidates shall have a reasonable opportunity to COlIllllunieute their qualifications to the members and to solicit v()te.~. 3.5 ELECTION AND TERM OF OFFICE. Owner~elected directors shall be eleded and hold office as follows: Bylaw~ (a) After the Declarant's right to appoint directors and officers tenninates, the A,soeiation shall call a special meeting to be held at which Owners shall elect threc (3) directors. (b) At annual meetings of the membership thereafter, directors shall be elected. All eligible members of tbe Association shall vote on all directors to be dcctcd, and the calldidate(s) rc~eiving the most votes shall b~ ele<.-1ed. Page3 Initially, the tcnn of one (1) director shall bc fixed at one (1) year, the tcrm of t\\'O (2) directors shall be fixed at twu (2) years, and each candidate shall declare for which ,eat he or she 1~ nmmng. At thc expiration of the initial tcnn of office of ea~h respcctive Owner-elected member of the Board of Directors, a sucecssor shall be elected to scrve for a term of two (2) years. The members uf the Board of Dircctors shall hold office until their respectivc successors shall have been elected by thc Association. 3,6 REMOVAL OF DIRECTORS. At any rcgular or special mecting of the Association duly called, any (lne (1) or more of the members of the Board of Directors may be removed, with or without cau~e, by a majority oflhe Total A,sociation Vote and a successor may then and there be elected to fill the vacancy thus created. A directuf whose removal has been proposed by the o,vners shall he given at least ten (1 0) days' notiee of the calling of the meeting and the purpose thereof and ~hall he given an opportunity to be heard at the meeting. Additionally, any director who has three (3) consecutivc unexcused abRences from Board meetings or who is delinquent in the payment of an assessment for mOre than thirty (30) days may be removed by a majority vote of the remaining diredors at a meeting. This Section shall not apply to directors appointed by Declarant. 3.7 VACANClES. Vacancies in the Board ofJ)irectors caused by any reason, excluding the removal (lf a director by vote of the ARsoeiation, shall be filled by a vote of the majority of the Te1l1aining directors, even though less than a quorum, at any meeting of the Board ofDircctors. Each Director sO ~eleeted shall serve the unexpired portion of the term. 3.8 ORGANIZATION MEETINGS. The tirst meeting of the Board of Directors following each annual meeting of the membership shall be held within ten (10) days thereafter at such time and place as shall bc fixed by the Board. 3.9 REGULAR MEETINGS. Regular meetings of the Board or Directors may he held at such time and place as shall be determined from time to time by a majority of the directors, but at least four (4) such meetings shall be held during each fiscal year with at least one (1) per quarter. Notice of the re",'Illar schedule shall constitute soffieient notice of such meetings. 3,10 SPECIAL MEETINGS. Special meetings of the Board of Directors shall be held when requestcd by the President, Vice President or by any two (2) directors. The nolice shall specifY the time and pla~e of the meetiog and the nature of any special business to be considered. The n(ltice shalj be given to each director by one of the following method~: (a) by personal deliveT)'; (b) written notice by first-class mail, postage prepaid; {cl by telephone communication, either directly to the director or to a Person at the director's home or office who would reasonably be expeded to communicate such notice promptly to the director; (d) by facsimile to the director's home or office; or (e) by commercial delivery service to the director's home or office. All such notices shan be given or sent to the director's address or telephone number as shown on the records of the Association. Notices sent by fir,t-class mail shall be deposited into a United States mailbox at least four (4) days before the time set for the meeting. Notices given by personal delivery, telephone, or facsimile shall be given at least forty-eight (48) hours before the time set for the meeting. Bylaws Page 4 3.11 WAIVER OF NOTICE. The transaction~ of any meeting of the Board of DiredoTS, however called and rulllced or wherever held. shall be as valid as though taken at a meeting dldy held after regular call and notice, if(a) a qu()rum is pre,cnl, and (b) either hefor~ ur aftcr the meeting, each of the directors not present signs a written waiver of notice, a consent to holding the meeting, or an approval of the minutes. 'nle waiver of notice or consent need not 'lIocify the purpose of the meeting. Notice of a meeting shaH also be deemed given to any di",ctor who attends the meeting WIthout protesting bet()re or at its eommencem~nt about the lack of adequate notice. 3.12 QUORUM OF BOARD OF DIRECTORS. At all meetings of the Board of Directors, a majority of the directors shall coostitute a quorum for the transaction of business, and the votes of a majority of the directors present at a meeting at which a quorum is present shall constitute the decision of the Board of Directors. 3.13 COMPENSATION. No director shall receive any compensation from the Association for acting as such. 3.14 OPEN MEETINGS. Except as othen.vise pennitted by law, all meetings of the Board shall he opcn for observation to all members and their authorized agents. The Board shall keep minutes of all actions taken by the Board, which shall he available to all members. 3.15 EXECUTIVE SESSION. Upon affinnative vote in opcn meeting to assenlhle in closed session, the Board may convene in closed executive session to consider personnel matter,; consult with legal counsel nr consider communicatinns with legal coun~el; and discuss likcly or pending litigation, mattcrs involving possible violations of the governing documents of the Association, and matters involving the possibility liability of an Ovmer to the Association. Thc motion shall state specifically the purpose for tbe closed session. Reference to the motion and the ~tated putpose for the closed session shall be included in the minutes. The Board shall restrict the consideration or matters during the closed portions of the meeting only to those purposes specifically exempted and stated ill the motion. No motion, or other a<.1ion adopted, passed, nr agreed to in closed session may become effective unless the Board, follnwing the closed session, reconvene, an opening meeting and votes in the open meeting on such motion, or other a<.iion which is reasonably identified. The requirements of this subsection shall not require the disclosure of infonnation in violation of law or which is otherwise exempt from disclosure. Bylaws Page 5 3.16 ACTION WITHOUT A FOR.I..1AL MEETING. Any action to be taken ut a meeting of the directors or any action that may be laken al a meeting of the director'> may be taken without a meeting if a nmsent in writing, setting forth the action 80 laken, shall be signed by all of the directors. 3.17 TELEPHONIC PARTICIPATION. One (1) or more directors may participate in and vote during any regular OT 'l'ecial meeting of the Board by telephone conference call or similar ~ommunication equipment, and those diredors so participating shall be deemed present at such meeting. Any sueh meeting at which a quorum participates shall constitute a meeting of the Board. 3.18 POWERS. The Board of Directors shall be responsible for the affairs of the Association and shall have all of the powers and duties necessary for the administration of the Association's affairs and, us provided by law, may do all acts and things as are not by the Declaration, Articles, or thcse Bylaws directed to be done and exercised exclusively by the members. In addition to the duties imposed by these Bylaws or by any resolution of the Association that may hereafter be adopted, the Board of Directors ~hall have the power to and shall be responsible for the following, in way of explanation, but not limitation: (a) preparation and adoption of an annual budget in which thL'Te ~hall be established the contribution of each Owner 10 the common expenses; (b) making assessments to defray the common expense~ and establi.,hing the means anu methods of collecting such assessmenl~; (c) providing for the operation, care, upkeep, and maintenance of all areas which are the maintenance responsibility of the Association; (d) designating, hiring, and dismissing the personnel necessary for the operation of the Association and, where appropriate, providing for the compensation of such personnel and for the purchase of equipment, ~upplies, and material to be used by such personnel in the penOIDlance of their duties; (e) collecting the m;ses.,ments, depositing the proceeds there<Jf in a bank depository which it shall approve, and using the proceeds to administer the Association; (f) making and amending rules and regulations; (g) opening of bank accounts on behalf of the Association and designating the signatories required; Bylaws (h' these Bylaws, and enforcing by legal means the provisiuns uflhe Declaration, the rules and regulations adopted by it, and bring any Page6 proce~dings which may he institukd on behalf of or against the Owners concerning th~ Asweiation; (il obtaining and carrying mSUranCC against ca8uulti~s and liabilities, as pro,ided In the Declaration, and paying the premium cost thereof; (j) keeping books with detailed accounts of the receipts and expenditur~s affecting the Association and its administration, and specifying the maintenance and repair expenses und any other expenses incurred; and (k) contracting with any person tor the perfonnance of variO\l~ duties and funetiens. 3.19 MANAGEMENT AGENT. n,e Board of Dircctors may employ for thc Association a profcssional management agent or agents at a compensation established by the Board of Directors to perfonn such duties and services a~ the Beard of Directors shall authorize. The term of any management agre~ment shall not exceed one (1 l year and shall be subj':ct to tenninalion by either party, without Ca\l'~ and without penalty, upon ninety (90) days' 'written notice. 3.20 BORROWING. The Board of Directors shall have the power to t, ITew money witheut the approval of the members of the Association; provided, however, the B card shall obtain membership approval in the same manner as for special assessments, in the "vent that the proposed borrowing is for the porpll~e of modif)ing, improving, or adding ameniti~s, or the total amount of such Ix)rrnwing exceeds or would ex~eed FIve Thousand Dollars ($5,000.00) outstanding debt at any ene time. 3.21 FINING PROCEDURE. The Board shall not impose a fine (a latc (~harge shall not constitute a fine) unless and until the following proc~dure is follows: Bylaws (a) Notice. Written notice shall he served upon the violator specifying: (i) the nature of the vlClation and the fine impesed; (ii) that the violator may, within ten (10) days from the dat~ of the notice, request a hearing regarding the fine imposed; (iii) the name, addre<;s and telephone numhers of a person te contact to challenge the fine; (iv) that any statements, evidence, and witnesses may be procured by the violator at the hearing; and (v) that all rights to have the fine reconsidered arc waived if a hearing is not r""luested within ten (J 0) days of the date of the notice. Page 7 (b) Hearing. If a bearing is requested, it 8bal1 be held before the Board in executive .~ession, and the violator shall he given a reasonable opportunity to be heard. The minutes of the meeting shall contain a written statcmelll of the results of the hearing. ARTICLE 4 OFFICERS 4.1 OFFICERS. The offieers of the A-;sociation shall be a President, Vice President, Secretary, and Treasurer. Any two (2) or more offices may be held by the same person, excepting the offices of President and Secretary. The President and Treasurer shall be elected from among the mmnbcrs of the Board ofDireetors. 4.2 ELECTION, TERM OF OFFICE, AND VACANCIES, Except during the period in whieh the Declarant has the right to appoint the officers of the Association under Artiele 3, Section 3.2 of these Bylaws, the officers of the Association shall be elected annually by the Board of Directors at the first meeting of the Board of Directors following each annual meetmg of the members, A vacancy in any office arising be~au$e of death, resignation, removal, or otherwise may be filled by the Board of Directors Jor the unexpired portion of the tenn. 4.3 REMOVAL. Any officer may be removed by the Board of Directors whenever, in their judgment, the best mterests of the Association will be served thereby. 4.4 PRESIDENT. The President shall be the chief executive officer of the Association and ~hall preside at all meetings of the ASSOL~ation and of the Board of Directors. The I'resident sball have all the general powers and duties which are incident to the oUiee of the president of a corporation orgamzed under the Washington Nonprofit Corporation Act. 4.5 VICE PRESIDENT. The Vice President shall act in the President's absence and 8hall have all powers, duties, and responsibilities provided for the Presid~nt when so acting. 4.6 SECRETARY. The Secretary ~hall kocp the minutes of all meetings of the Association and of the Board of Directors and shall have charge of such books and paper> as the Board ofDireetors may direct and shall, in general, penonn all duties incident to the office of the secretary ofa corporation organized in accordance with Washington law. 4.7 TREASURER, The Treasurer ~hall have the resp<.>nsibility for the Association's funds and securities and shall be responsible for keeping full and accurate finllllcial records and books of account showing all receipts and disbursements, for preparing all required financial statements and tax returns, and for the deposit of all monies and other valuable effects in the nam~ of the Association or the managing agent in ~u~h depositories as may from timc to timc be designated by the Board of Directors, Bylaws Page 3 4.S RESIGNATION. Any uillccr may resign at any time by giving written noticc to the Board ofDlrcctor~. Such resi!o,'nation shall take en~Cl on the date ofthc receipt of such itotice or at any later time specified therein, and unles, otherwise specified therein. the acceptance of such resignation ~hall not be neeeS8ary to make it effective. ARTICLE 5 COMMITTEES Committees to perform such ta~ks and to serve for such periods as may he designated by the Board are hereby authuriLed. Each committee .,hall bc composed and shall operate in accordance with the terms of the resolution of the Board of Directors designating the committee or with rules adopted by the Board of Director". ARTICLE 6 MISCELLANEOUS 6.1 FISCAL YEAR. The fi~cal year of the As>oei3lion shall be the calendar year unles~ othen-vise determined hy resolution of the Board. 6.2 PARLlAMENTARY RULES. Robert's Rules of Order (cllITent edition) ~hall govern the conduct of all Association proceedings, when not in conflict with Washington law, the Articles of Incorporation, th~ Declaration, or these Bylaws. 6.3 CONFLICTS. If there are cOlltlicl~ or inconsistencies between the provisions of Washington law, the Articles of Incorporation, the Declaration, aml these Bylaws, the provisions of Washington law, the Declaration, the Articles of InCOrp<:lmtion and the Bylaws (in that order) shall prevati. Bylaws Page 9 64 AMENDMEl\T. These Bylaws may be amended by the Board of Directors (a) if such amendment is ncce,sary to bring any provision hereof into compliance with any applicable govemmental statute, rule, or regulation or judicial dctcmlination which shall be in conflict therev.·ith; (b) if such amendment i, necessary to enable any till~ insurance company to issue title insurance ulVerage wilh respect to the Lots subject to the Declaration; (c) if such amendment is required by an institutio[]al or governmental lender or purchaser or mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation, to enable such lender or purchaser to make Or purchase Mortgage loans on thc Lots subject to the Declaration; or (d) if such amendment is necessary to enable any governmental agency or private insurance company to insure or guarantee Mortgage loans on the Lots subject to the Declaration. In uddition, these Bylaws may be amended upon the affinnative vote or written consent, or any combination thereof, of at least two·thinls (2/3) of the Owllen;. CERTiFICATE OF ADOPTION The undersigned, being the Secretary of ASPEN WOODS HOMEOWNERS ASSOCIATION, hereby certilles that the foregoing is a truc and correct ,:opy of the Bylaws adopted hy resolution ofthc Board of Directors of the Association on _____ _ Bylaws ASPEN WOODS HOMEOWl\'ERS ASSOCIATION By_=== ____ _ Its Secretary Page 10 Printed: Il.(lS-20()4 Payment Made: lTY OF RENTON 1055S.GradyWay Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA04-143 11IOSI200410:40AM Receipt Number: R0406007 Total Payment 2,500.00 Payee: HARBOUR HOMES, INC. Current Payment Mad. to the Following Hems: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Revi@w 500.00 5011 000.345.81.00.0008 Prelim/Tentative Plat 2.000.00 Payments mad. forthls receIpt Trans Method Description Amount Payment Check 10276 2,500.00 Account Balancaa (,. , Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Snort Plat .00 5009000.345.81.00.0006 Conditional Use rees .00 5010 000.345.a1.00.0007 Environ~ental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home P~rks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.B1.00.0018 Temp Use or Fence Review .00 5022000.345.81.00.0019 Variance reM .00 5024 000.345.B1.00.0024 Conditional Approval Fee .00 5036000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 604.237.00.00.0000 Special Depo~its .00 5955000.05.519.90.42.1 Postage .00 5998000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00 GEOTECH CONSULTANTS, INC. Harbour Homes 33400 -9th Avenue South, #120 Federal Way. Washington 98003 Attn: Justin lagers I ,"6 ~''''LI>,",t 211,1, S""'. Su;" Ii> Bell",",. W"il;"~(o" '!81XlS (425) 74].5618 FAX (4251 747·&561 September 21, 2004 DEVELOPMENT PLANNING CITY OF RENTON NOV 0 5 2!10\ RECEIVED IN 04378 Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Residential Plat 11826 -142nd Avenue Southeast Renton, Washington Dear Mr. Lagers: via facsimile: (253) 838-3990 We are pleased to present this geotechnical engineerirlg report for the residential plat to be constrncted in Renton, Washington. The scope of our work consisted of 8xplonng site surface arid subsurface conditions, and then developing lt1is report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. This work was authorized by your acceptance of our proposal dated August 25, 2004. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of thiS project. Respectfully submitted. GEOTECH CONSULTANTS, INC. LIck J. Munstermann Geotechnical Engineer cc' D.R. Strong Consulting Engineers -Maher Joudi via facsimile: (425) 8272423 ZJMIMRM: mil GEOTECH cm<SUL.TANTS, INC, GEOTECHNICAl. ENGINEERING STUDY Proposed Residential Plat 11826 -142nd Avenue Southeast Renton, Washington This report presel1\s the fil1dll1gS al1d recommel1dallons of our geotechnical engineering study for the site of the proposed reslden\lal subdiVIsion 10 be localed at 11826 -142nd Avenue Southeast in Renton. We were proVided with a topographic map developed by D.R. Strong Consulting Engil1eers, developed and dated September 16, 2004 Additionally, two potential site development options were provided. Based on these plans, we anticipate that the developmel1t will consist of numerous single-family lots. Several streets will be created. The stormwater treatmenUdetention system will be located in the low portion of the southeast corner. The topographic map provided to us showed the existing buildings and topographic features on Ihe site, as well as adjacent buildings. Final grading was not indicated on the plans that were available. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the Site. The area of development cOl1sists of three parcels with a total land area of approximately 8.1 acres in size. The site is generally rectangular in shape broken up along 14211d Avel1ue Southeast by two lots in the northwest and southwest comers that are not part of this development. Most of the Site is undeveloped with large trees and dense underbrush. There is an eXisting house and shop located just off center of the northern parcel to the northeast with a gravel driveway that connects the house to the road. In the western portion of the site there is an existing house with a detached garage. The house in the northern parcel (#11826) is surrounded by turf grass and ornamental plant1l1gs, directly south of the house is a large shop that sits close to the southern edge of the northern parcel. A barbed wire fence runs along the northern property line and approximately 20 feet beyond the fence, in the northwest comer. is an eXisting house. A chain-link fence borders the el1tire eastern property line. The property east of the fence is undeveloped w~h large trees and dense underbrush. A barbed wire fence also runs along the southern property line The reSidence located on the western Side of the site has an address of 11832 -142nd Avenue Southeast. Overall, the topography of the site is gently sloping toward the east, with occasional flat portions and undulations. We observed no steep slopes on, or near, the site. There is a house (#11860) sitting on approximately one-acre of land southwest of the property, adjacent to 142nd Avenue Southeast. To the northwest there is a lot (#11808) approximately one- half acre in size adjacent to the street The development around the site is resrdentlal in l1ature. GEOTECH CDNSULTANTS, INC Harbour Homes September 21. 2004 SUBSURFACE IN 04378 Page 2 The subsurface conditions were explored by excavating a total of 15 test pits at the approximate locations shown on the Site Exploration Plan. Plate 2. Our exploration program was based on the proposed construction. anticipated subsurface conditions and those encountered dUring exploration, and the scope of work outlined in our proposal. The test pits were excavated on September 1, 2004 with a rubber-tired backhoe A geotechnical engineer from our staff observed the excavation process, logged the test pits. and obtained represer1tatlve samples of the soil encour1tered. "Grab'" samples of selected subsurface soil were collected from the backhoe bucket. The Test p~ logs are attached to this report as Plates 3 through 10. Soil Conditions The test pits generally encountered a thin layer of topsoil overlyir1g a tayer of weathered loose to medium-dense silty, sand and gravel. This soil became dense to very der1se approximately 2.5 to 4 feet below grade. This very dense soil, which has been consolidated by glacial ice. is referred to in this report as glacial till. These soil conditions are typical for the site Vicinity. Test Pit 2, located near the non-regulated wetland on the northern portion of the site, encountered approximately 7 feet of fill over the topsoil. Test Pit 12. located southeast of lot number 11832, revealed approximately 4.5 feet of fill material. The depths of soil layers, including topsoil, that are indicated on the logs are approximate. More exact definition of soil unit thickness would require more explorations. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had prevIous development. Although our explorations did not encounter cobbles or boulders, they are often found In glacial till soils. Groundwater Conditions Perched grour1dwater seepage was observed at a depth of 8.5 feet In Test Pit 12. The test pits were left open for only a short time period, and were conducted following a dry summer. Therefore, the seepage level on the log represents the location of transient water seepage and may not indicate the static groundwater level. It is Important to be aware that groundwater levels typically vary seasonally w~h rainfall and other factors. We anticipate that groundwater could be found In more permeable soil layers pockets within the till and between the near-surface weathered soil and the underlying denser glacial till. This is more likely to occur following extended wet weather. The final logs represent our Interpretations of the field logs ar1d laboratory tests. The stratification lines Or1 the logs represent the approximate boundaries between soil types at the exploration locations The actual tranSition between 5011 types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specttic subsurface Information only at the locations tested. The relative denSities arid moisture deSCriptions indicated on the test Pit logs are interpretive descriptions based on the conditions observed dUring excavatiorl. GEOTECH CONSULTANTS, INC Harbour Homes September 21, 2004 IN 04378 Page 3 The compaction of backfill was not in the scope of our services. Loose soil will there/ore be found In the area of the test pits, If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction, CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY, MORE SPECIFIC RECOMMENDA nONS AND CONCLUSIONS ARE CONTAINED IN THE REMAiNDER OF THIS REPORT ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pits conducted for this study generally encountered loose to medium-dense weathered till overlying dense 10 very dense glaCial till. TopSOil was observed over the weathered till, and several of the test pits revealed old fills below the exisling ground surface. The medium-dense to dense native SOils are suitable to support potential homes and other structures using conventional footings, It will be necessary to excavate through the existing fill, topsoil, and loose soil. Typical drainage conSiderations are discussed in several sections of this report. However, we have found it necessary to modify drainage measures on other projects underlain by glacial till, In order to address conditions encountered dUring grading and construction, Where crawl spaces are cut into dense glacial till, it IS prudent to lay several inches of gravel under the vapor retarder/bamer and to provide an outlet drain for this gravel layer, This interior drainage is intended to collect groundwater that may bypass the perimeter footing drains, Additional surface and subsurface drains can be Installed as necessary when individual lot grading and landscaping is completed, As With any glacial till site, careful installation of footing drains and gravel backfill is Important. A significant geotechnical consideration for development of this site is moisture sensrtlvity of the Silty sands, Based on our observations, and the results 01 our laboratory tests, the moisture contents of the on-site soils are currently close to the optimum mOisture content necessary for the required structural lill compaction, However, these fine-grained. silty soils are sensitive to moisture, which makes them Impossible to adequately compact when they have moisture contents even 2 to 3 percent above their oplimum mOisture content. The reuse of these soils as structural lillto level the Site will only be successful during dry weather. as the soil must not be wet at time of compaction. Aeration 01 wet soil would be required to dry it before the lift is compacted. Alternatively. the soil could be chemically dried by adding lime, kiln dust. or cement. provided this is allowed by responsible building department. Regardless of the method 01 drying, the earthwork process Will be slowed dramatically during wet weather. The earthwork contractor must be prepared to rework areas that do not achieve proper compaction due to high mOisture content. Utility trench backfill in structural areas, such as pavements. must also be dried before it can be adequately compacted, Improper compaction 01 backfill in utility trenches and around control structures is a common reason for pavement distress and failures. Imported granular fill will be needed wherever it is not possible to dry the on-site SOils suffiCiently before compaction, The erosion conlrol measures needed during the site development will depend heavily on the weather conditions that are encountered, We anticipate that a silt fence will be needed around the GEon:CH CONSULTANTS. INC Harbour Homes September 21, 2004 IN 04378 Page 4 downslope sides of any cleared areas. Wherever possible, clearing should be limited to areas that will be worked immediately. Alternatively, bare areas that will lie exposed for an extended period of lime may need to be covered with mulch or straw. Rocked construction access roads should be extended Into the site to reduce the amount of mud carried off the property by trucks and equipment Wherever possible, these roads should follow the alignment of planned pavements. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered wijth landscaping or an impervious surface. We anticipate that an engineered erosion control plan will need to be developed for this project. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the deSign. Such a plan review would be addrtional work beyond the current scope of work for thiS study. and it may inclUde revisions to our recommendations to accommodate site, development. and geotechnical constraints that become more evident dunng the review process. We recommend Including this report, in its entirety, in the project contract documenls. ThiS report should also be provided 10 any future property owners so they Will be aware of our findings and recommendations. SElSMIC CONSIDERATIONS The site IS localed Wlthm SeIsmic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site 5011 profile wilhin 100 feet of the ground surface is best represented by Soil Profile Type Sc (Very Dense Soil). Under the 2003 Inlernallonal Building Code (IBC). the Soil Class would be C. The site soils that wijll support the structures are not susceptible to seismic liquefaction because of their dense nature. CONVENTIONAL FOUNDATIONS The proposed structures can be supported on conventional continuous and spread foolings bearing on undisturbed glaciel till, or on structural fill placed above this competent nalive soil. See the section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of slructural fill beneath structures. Adequate compaction of structural fill should be verified wijth frequent denSity testing dunng fill placement. Prior to placing structural fill beneath foundations, the excavation should be observed by the geotechnical engineer to document that adequate bearing soils have been exposed. We recommend that continuous and Individual spread footings have minimum wijdths of 12 and 16 inches, respectively. Footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface. The locel building codes should be reviewed to determine IT different footing wijdths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the dislurbed soil by hand. Depending on the final site grades, overexcavation may be required below the footings to expose competent native SOil. Unless lean concrete IS used to fill an overexcavated hole, the overexcavation musl be at least as wide at the bottom as the sum of the deplh of the overexcavatlon and the footing width. For example, an overexcavalion extending 2 feet below the GEOTECH CONSULTANTS, INC. Harbour Homes September 21, 2004 IN 04378 Page 5 bottom of a 2-foot-wlde footing must be at least 4 feet wide at the base of the excavation If lean concrete is used, the overexcavat,on need only extend 6 Inches beyond the edges 01 the footing, The follOWing allowable bearing pressures are appropriate for footings constructed according to the above recommendalions: ~--~ ALLOWABLE BEARING CONDITION BEARING Houses placed directly on competent, native SOIl or on structural fill Detention vault placed directly on dense native soil PRESSURE 2,500 psf 5,000 psi A one-third increase in these design-bearing pressures may be used when considering short-term wind or seismic loads, For the above design criteria, it is antiCipated that the total post-construction settlement 01 footings founded on competent native soil, or on structural fill up to 5 feet in thickness, will be less than one inch, With differential settlements on the order of one-half inch in a distance of 50 feet along a continuous footing with a uniform load, Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend uSing the following ultimate values for the foundation's resistance to lateral loading: PARAMETER ULTIMATE VALUE Coefficient of Friction 0.45 Passive Earth Pressure 300 pcf WlI .... : (I) pel I. I>O\Indo po, cubic loot, .ne (I~ pusivtl ... rth pr ... ",," Is compJbid using the oquNalonl ~"Id donolty, If the ground in front of a foundation IS loose or sloping, the passive earth pressure given above will not be appropriate, We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, wtlen using the above ultimate values, PERMANENT FOUNDATION AND RETAINING WALLS Retaimng walls backfilled on only one Side should be designed to resist the lateral earth pressures Imposed by the SOIl they retain. The following recommended parameters are for walls that restra1l'l level backfill: GEOTI':CK CONSULTANTS, INC. Harbour Homes September 21, 2004 ---- - PARAMETER VALUE Active Earth Pressure' 40 pcf Passive Earth Pressure 300 pcf Coefficient of Friction 0.45 $oil Unit Weight 135 pcf Wh .... , (I) pet 1$ pound. pur oubio It><>t, and (II) ocUvo and paIIi..., urth p""",u", .... compubod "aing Ill. aquivalllnt fluid -"' ..... • For. reotrolnlKl ... 11 thai <annat dllfl""t .t ..... t 0.002 U ..... Its hIIlght, • "nllann late .. 1 ~u", aquall<> 10 pol timw tho height of ttl. WIlli ahould bo .ddIKI I<> tho a __ aqul ..... lllnt III>k1 P ...... u ... IN 04378 Page 6 The values given above are to be used to design permanent foundation and retaining walls only The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding. when using the above values to design the walls. Restrained wall soil parameters should be utilized for a dlstar'lce of 1.5 times the wall height from comers or bends in the walls. ThiS is intended to reduce the amount of crackir'lg that can occur where a wall is restrained by a comer. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges. such as those caused by slopes, vehicles. or adjacent foundations Will be exerted on the walls If these condilions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls. we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fiuid denSity Heavy construction eqUipment should not be operated behind retaining and foundation wailS wrthin a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment The wall design criteria assume that the backfill will be well compacted in lifts no thicker than 12 Inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall BaCkfill and Waterproofing Backfill placed behind retaining or foundallon walls Should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter The percentage of particles passing the NO.4 sieve should be between 25 and 70 percent. If the silty sands are used as wall backfill, a minimum 9-lnch width of free-draining gravel should be placed against the walls. The gravel must extend dOWI1 to the footing drain. For Increased protection, drainage composites should be placed along cut slope faces. and the walls should be backfilled enlirely With free-draining SOIl. GEOTECH CONSULTANTS, INC. Harbour Homes September 21, 2004 IN 04378 Page 7 The purpose of these backfill requirements 15 to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable sOil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entITled General Earthworlr and Structural Fill COrltalrlS recommerldatiorls regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not Intended to waterproof the below-grade walls. The performance of subsurface drairlage systems will degrade over time. Therefore, waterproofing should be prOVided where moist conditions or some seepage through the walls are not acceptable in the future. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulSIOn is not considered waterproofing, but will only help to prevent moisture, generated from water vapor or capillary action, from seeping through the COrlcrete. With any project, adequate ventilation of basement and crawi space areas is Important to prevent a build up of water vapor that may be transmitted through concrete walls from the surrounding soil. SLABS-ON-GRADE The building floors may be constructed as slabs-on"grade atop undisturbed native non-organic, or on structural fill. The subgrade SOil must be in a firm, non-yielding condff.ion at the time of slab construction or underslab fill placement. ArlY soft areas encountered should be excavated and replaced with select, imported structural fill. All slabs-an-grade shOUld be underlain by a capillary break or drainage layer consisting of a minimum 4_inch thickness of coarse, free-draining stfllctural fill W1th a gradation similar to that discussed in Pennanent Foundation and Retaining Walls. As rloted by the American Concrete Institute (ACI) in Section 32.3 of the Guides for Concrote Floor and Slab Siructures, proper moisture protection is deSirable immediately below anyon-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any mOisture-sensitive equipment or products. ACI also notes that vapor retarders. such as 8-mil visqueen, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psI) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet thiS specification. although the marlufacturers of the admixtures should be consu~ed. However. If rlO potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmiSSion rate of 0.00 perms per square foot per hour wI1en tested in accordarlce W1th ASTM E 96. Reinforced membranes having sealed overlaps can meet this reqUirement. In the recent past, ACI (Section 4 1 5) recommended that a minimum of 4 Inches of well-graded compactable granular material, such as a 5/8 Inch minus crUShed rock pavement base, should be placed over the vapor retarder or bamer for protection of the retarder or barrier and as a "blotter" to aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose. However. the use of matenal over the vapor retarder is controversial as noted irl current ACI literature because of the potential that the protection/blotter material can become wet between the time of Its placement and the Installation of the slab. If the matenal IS wet prior to slab placement, GEOTECH CONSULTANTS. INC. Harbour Homes September 21, 2004 IN 04378 Page 8 which is always possible In the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder Therefore, if there IS a potential that Ihe proteclion/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used_ However, ACI then recommends that, because there is a potel1tial for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrll1kage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor Retarders Used in COl1tact with Earth or Granular Fill Ul1der COl1crete Slabs" generally agrees with the recent ACt literature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent AClliterature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter matenal. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission, ROCKERlES We anticipate that rockeries may be used in the site development. A rockery is not intended to function as an engineered structure to resist lateral earth pressures, as " retaining wall would do. The primary function of a rockery is to cover the exposed, excavated surface and thereby retard the erosion process. We recommend limiting rockeries to a height of 8 feet and placing them against only dense. competent native soil The construcbon of rockeries is, to a large extent, an art not entirely controllable by engineering methods and standards. It IS imperative that rockeries, if used, are constructed with care and in a proper manner by an experienced contractor with proven ability in rockery construction. The rockeries should be constructed with hard, sound, durable rock in accordance with accepted local practice and King County standards. Soft rock. or rock w~h a Significant number of fractures or inclusions, should not be used, in order to limit the amount of maintenance and repair needed over time, Provisions for maintenance, such as access to the rockery, should be considered in the design_ In general, we recommend that rockeries have a minimum dimension of one-third the height of the slope cut above them. Tiered rockeries are not recommended, unless there is sufficient space to construct upper tiers that do not exert lateral pressure on the lower tiers, The base of a tiered rockery's upper wall should be set back from the rear of the lower rocks an amount equal to the height of the lower liers. EXCAVATIONS AND SLOPES Excavation slopes should nol exceed the limits specified in local, state, and national govemment safety regulations_ Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil. if there are no indications of slope instability However, vertical cuts should not be made near property boundaries, or existing utilities and structures, Based upon Washington Administrative Code \'NAG} 296, Part N, the near-surface soil at the subject site would generally be classrfied as Type B, Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1:1 (Horiwntal: Vertical), extending continuously between the top and the bottom of a cut The glacial till would be classified as Type A SOil, and can be cut temporarily at a 0.75:1 (H: V) inclination. GEOTECH CONSULTANTS, INC, Harbour Homes September 21, 2004 IN 04378 Page g The above-recommended temporary slope inclinations are based on what has been successful at other Sites with similar soil cOrldrtiorls. Temporary cuts are those thai will remain urlsupporled for a relatively short duration to allow for the construction of foundalions, retaining walls, or utililies. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as SOOrl as possible to reduce the potentiat for instability. Please note that loose SOil can cave suddenly and without warning. Excavation, foundation, and utility contractors Should be made especially aware of this potenlial danger All permanent cuts into native soil should be inclined no steeper than 2:1 (H: V). Fill slopes shOUld also not be constructed with an indlnatlon greater than 2:1 (H: V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes This can be accomplished by overbuilding the compacted fill and then trimming it back to its final Inclination. Adequate compaction of the slope face IS important for long-term stabil~y and is necessary to prevent excessive settlement of patiOS, slabs, foundations, or other improvements that may be placed near the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERATIONS Foundation drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outSide grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 In"hes of l-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar malerial). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and il should be sloped for drainage All roof and surface water drains must be kept separate from the foundation drain system. A typical drain delail IS attached to this reporl as Plate 13. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains The General seclion should be reviewed for additional drainage considerations. Groundwater was obsel\led during our fieldwori<:. Where seepage IS encountered in an excavation, it should be drained from the site by directing rt through drainage ditches, perforated pipe, or French drains, or by pumping It from sumps interconnected by shallow connector trenches at the bottom of the excavalion. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to bUildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. GEOTECH CONSULTANTS, INC Harbour Homes September 21, 2004 PAVEMENT AREAS IN 04378 Page 10 The pavement section may be supported on competent native soil or on structural fil[ compacted to a 95 percent density Because the Site SOI[S are silty and moisture sensitive, we recommend that the pavement subgrade must be In a stable, non-yielding condillon at the time of paving. Granu[ar structural fill or geotexille fabriC may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength. we recommend that a proof rol[ be completed with a loaded dump truck immediately before paving. [n most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consu~ants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffiC and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 Inches of ATB. Heavily loaded areas are typically main driveways, dumpster Sites, or areas with truck traffic. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and gUidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As With any pavements, some maintenance and repair of Ilmrled areas can be expected as the pavement ages. To provide for a design without the need for any repair would be uneconomical. GENERAL CARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill. placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlYing soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that mOisture content that results in the greatest compacted dry denSity. The mOisture content of fill is ~ery important and must be closely controlled during the filling and compaction process The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 Inches. We recommend testing the fill as it is placed. If the fill is not suffiCiently compacted, it can be recompacted before another 11ft IS placed. This eliminates the need to remove the fill to achieve the reqUired compaction. GEOTECH CONSUlTANTS, INC. Harbour Homes September 21, 2004 The following table presents recommended relative compadions for strudural fill: -1-MINIMUM RELATIVE-LOCATION OF FilL PLACEMENT COMPACTION Beneath footings, 95% slabs or walkways Filled slopes and 90% behind retainin~ walls 95% for upper 12 inches Beneath pavements of subgrade; 90% betow that level Wh ... : Minimum Reid .... Compac:tion Is the raIIo. ap_ In percontag •• , '" IhII compactod dry donslly to Ill. mnimum dry d ..... IIy, .. <Iotermlnecl In accordance with ASTN Teo! Oeolgnallon 0 16&7-111 (M<Kllflod P""'tor). IN 04378 Page 11 The General section should be reviewed for conSiderations related to the reuse of on-site soils Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered dUring construdion are significantly different from those observed in our explorations, we should be advised at once so thai we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construdion sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpeded conditions frequently require making additional expenditures to attain a proper1y constn.1cted project. It IS recommended that the owner consider providing a contingency fund to accommodate such potenllal extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Harbour Homes, and Its representatives, for speCific applicallon to thiS project and site. Our recommendations and conclusions are based on observed Site materials a, and selective laboratory testing. Our conclusions and recommendations are professional opinions derived in accordance With current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed of Implied. The scope of our services does not include services related to construdion safety precautions, and our recommendations are not intended to direct the contractor's methods. techniques, sequences, or procedures, except as speCifically deSCribed In our report for consideration in deSign. GEOTECH CONSULTANTS, INC Harbour Homes September 21, 2004 ADDITIONAL SERVICES IN 04378 Page 12 In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. ThiS is to confirm that subsurface conditions are consisterlt wrth those indicated by our exploration. to evaluate whether earthwork and foundation construction activities comply w~h the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface condillons differ from those anticipated prior to the start of construction. However, our work would not include the supelVision or direction of the actual work of the contractor and its employees or agents Also. job and site safety. and dimensional meaSUremerlts, will be the responsibility of the contractor. Subsequent consultation and testing selVlces during the design and construction phase would be charged on a time-end-materials baSIS in accordance with terms and conditions of our attached schedule of fees and general conditions. ThiS work often includes a review of the geotechnical aspects of the plans and interaction with the architect. CIVil engineer, and structural engineer. Also. it may involve geotechnical obselVetion and testirlg selVices during tI1e construction phase. which would also be charged on a time-and-materials basis. Unless otherwise notified by the owner, we would assume that your acceptance of this proposal is also authorization to consult with the design team as required on a time-end-materials basis. During the COrlstruction phase, we will provide geotechnical obselVation and testing services only when requested by you or your representatives. We can only document Site work that we actually observe. It is still the responsibility of your contractor or on-site construction team to verffy that our recommendations are being followed, whether we are present at the site or not. The following plates ere attached to complete this report: Plate 1 ViCinity Map Plete 2 Site Exploration Plan Plates 3-10 Test Pit logs Plates 11-12 Grain Size Analysis Plate 13 Typical Footing Drain GEOTECH CONSULTANTS. INC. Harbour Homes September 21, 2004 IN 04378 Page 13 We appreciate the opportunity to be of service on this project may be of further service, please do not heSitate to contact us. If you have any questions, or if we ZJM/MRM' mJj Respectfully submitted, GEOTECH CONSULTANTS, INC, Zack J. Munstermann Geotechnical Engineer R. McGinnis, P.E. PrinCipal GEOTECH CONSULTANTS, INC, GEOTECH CONSULTANIS, INC'. • • VICINITY MAP 11826 -142nd Avenue Southeast Renton, Washington .. _ .. _ .. _ .. -.. _ .. _ .. _ .. _ .. _ .. _ .. _ .. _ .. _ .. _ .. ....,. TP·3 [jj TI'~ [;l I • I I • TP_15 Ciii1 @;a I r"-"-"-"-[;l I : TP-2 I I • I ~ TP_l CiiiI I c • • • ;; [;l ~ .-, TP-14 lP~ [;l 0 !2:23i ., I • lP4 [;l , §§J = • [;l ~ TI'~ .. [;l = • !:I ; TP-13 TP-12 [jj ~ I • [;l TP-l CiiiI I , TP-10 , ..... _ .. _ .. -.. _ .. _ .. _ .. _ .. _ .. -: I I [;l I TI'~ , [;l I : TP-11 , , . L •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• ~ R::-! APPROXIWITE EXISTING BUILDING LOCATlONS I:i APPROXIMATE TEST PIT LOCATION ~ SITE EXPLORATION PLAN GEOTECH 11826 -142nd Avenue Southeast CONSULTANTS, INC. Renton, WaShington ~ , I Jell No: G437~ 1~_2004 1 1-, 1 , ~ ~- 5 • > TEST PIT 1 Description • Test Pit was terminated at 6 feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was observed during excavation. TEST PIT 2 Description IG"Y, ,ilty 'SAI'D,. wfth gravel, fine-to medium-grained, mOist, dense (fiLL) FILL • Test Pit was terminated at 12 feet on September 1, 2004: • No groundwater was observed during excavation. • No caving was observed during excavation. GEOTECH C'ONSUL T MTS, INC. 11826 -142 Avenue Southeast 5 • , TEST PIT 3 I aFld organics, fine-to medium-grained, mOIst, , i i gravel, fine-to mediunc-grained, moist, very • Test Pit was tenninated at 5 feet on September 1, 2004. • No groundwater was observed during 8)(cavation. • No caving was observed during excavation. TEST PIT 4 , silty SAND medium-dense . gravel, fine-to medium-grained, moist, dense .. Test Pit was terminated at 8 feet on September 1, 2004. • No groundwater was observed during excavation . .. No caving was observed during excavation. GEOTECH CONSULTANTS, INC. 11826 -142 Avenue Southeast ~, ,f' &\ TEST PIT 5 ~\S' ~~""~~~~~ <Jcf.-~~~~::~=::!:=g;;:~~~~0j;;;:;;;;;;;di;;;;:;;;;;;~_ • " ,silty SAND , loose to medium-dense ,silty wftl1 gravel, fine-to medium-grained, moist, dense becomes very dense • Test Pit was terminated at 6.S feet on September 1, 2004 . • No groundwater was observed during excavation. * No caving was observed dlJrlng excavation . • silty SAND with gravel, fine-to medium-grained, moist, very dense • Test Pit was terminated at 5.5 feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was observed during excavation. GEOTECH CONSL"LTANTS, INC • 11826 -142Avenue Southeast 5 10 • > TEST PIT 7 Description , silty SAND gravel and organics, fine-to medium-grained, to medium-dense , silly SAND with gravel, fine-to medium-grained, moist, dense • Test Pit was terminated at 9 feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was observed during excavation. TEST PIT 8 , silly SAND wIII1 gravel and organics, fine-to medium-grained, loose to medium-dense , silty SAND with gravel, fine-to medium-grained, mois~ very dense • Test Pit was terminated at 9 feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was observed during excavation. GEOTECH CON~L'LTA;vrs, INC. TEST PIT LOGS 11826 -142 Avenue Southeast Renton Washin ton I Job No: IDafe: I Lot!fIlJd by. I Plste, 04378 SeDtember 2004 ZJM TEST PIT 9 Description , loose to I, • Test Pit WIIS terminated at 6.S feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was obtoeNed during excavation. TEST PIT 10 , • fine-to medium-grained, , loose to SAND with gravel, fine-to medium-grained, mOiSt, very dense • Test Pit was terminated at 8,5 feet on SaptembBl" 1, 2004. * No groundwater was observed during excavation. • No caving was observed during excavation. GEOTECH CONSULTANTS, INC. TEST PIT LOGS 11826 -142 Avenue Southeast Renton Washin ton , ~. " TEST PIT 11 , , with gravel , , i ,loose I, , mOist, • Test Pit was terminated at 7.5 feet on September 1, 2004. • No groundwater was observed during ucavation. • No caving was obsefV8d during excavation. TEST PIT 12 with gravel, to to dense (FILL) silty SAND wilti gravel and organics, fine-to medium-grained, medium-dense , silty SAND with gravel, fine-to medium-grained, moist, very dense • Test Pit was terminated at 10.5 feet on September 1, 2004. • Slight groundwater seepage was observed at 8.5 feet. • No caving was observed during excavation. TEST PIT LOGS GEOTECH 11826 -142 Avenue Southeast Renton Washin ton CONSULTA"ITS., INC. > ,--\f"" , '-" '" 04378 eptember2Q04 ZJM' 5 7 .. 5~ • TEST PIT 13 , , silty SAND with gravel, fine.-to medium-grained, mOIst, very dense ~ Test Pit was terminated at 5.5 feat on September 1, 2004. ~ No groundwater was Observed during excavation . • No caving was ob$erved during excavation. TEST PIT 14 witl1 gravsl and organics, fine-to medium-grained, silty SAND with gra'lel, fine-to medium-grained, moist, very dense • Test Pit was terminated at 7 feet on September 1, 2004. • No groundwater was Observed during excavation. • No caving was observed during excavation. GEOTECH CONSULTANTS, INC. 11826 -142 Avenue Southeast ;; " P:= , • , TEST PIT 15 silty SAND with gravel, fine-to medium-grained, moist, very dense • Test Pit was terminated at 7 feet on September 1, 2004. • No groundwater was observed during excavation. • No caving was observed during excavation. GEOTECH CONSULTA."ITS, INC . 11826 ~ 142 Avenue Southeast '" Pemant Pa&sed 8 • , " 0 , , g • 0 0 ~ ~ • " , i , I ,- ~ , "" • , • I jI • 0 " I ",00 ! ~ N .. , / , , .-~ • • .. ~ I! ~ , -. .. , , • ! c • • « i~ ~ .~ / r · ~ • • • '" • " • i 0 C , #10 j "I .-I "II ~. I! • -(!) 1/ ·,0 N~ ;l ~ I·;; 1 .~ ~'~ W' l'~ ~! H r ",. , ~ , 1112" 0 ~ ~ Grain Size Analysis GEOTECH 11826 -142nd Avenue Southeast CONSULTANTS, INC. "'""-.~', ' I ~ I .. . -~ .. ~ Ii: ,-III C ,-I! CI Percent Paned 1 c _ c i~oo +-+-+-1 I • -• 'f • ri - f -,4, ! "'" ' ci:"f' ~ ~ I" I H. f--+I-h e+--+-i--+-+-+-j,,, " ! j U ~~ GEOTECH CONSULTANTS. INC. •• •• "'.-' I •• I" ~~ o Grain Size Analvsis 11826 ~ 142nd Avenue Southeast Slope backfill away from foundation. Provide surface drains where necessary. 6" min. NOTES: c ... :.-1r----Tightline Roof Drain (Do not connect to footing drain)' ,II Nonwoven Geotextile Filter Fabric SLAB '---4" Perforated Hard PVC Pipe (Invert at least 6 Inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder' or Barrier ,I ," Free-Draining Gravel (if appropriate) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage and waterproofing considerations. GEOTECH CONSULTANTS, INC. FOOTING DRAIN DETAIL 11826 -142nd Avenue Southeast Renton, Washington ====r I I I I I I I I I I I I I I I I I I I Renton ASPEN WOODS SUBDIVISION TRAFFIC IMPACT ANALYSIS JTE. Inc. JAKE TRAFFIC ENGINEERING, INC. Prepared for Mr: Justin Lagers HARBOUR HOMES SOUTH 33400 9fu Ave. South. Suite 120 Federal Way. WA 98003 September 17. 2004 MarkJ. Jacobs, P,E .• P.T.c.E .• President 77318'" Ave. SW -Seattle. WA 98106 -2001 Tel. 206.762.1978; Cell. 206.799.5692 facsimile 206.762.1918 Email· jaketraffiC@Comcast.oot I I I I I I I I I I I I I I I I I I I JTE . Jm ''''', ' ......... 1,,-. Mr. justin Lagers HARBOUR HOMES SOUTH 334009"' Ave. South, SUite 120 Feder,,1 Wf?,y, WA 98003 Re: Aspenwood Subdivision-Rentol) Traffic Impact Analysis Dear Mr. Lagers: l1ark J. Jacobi, P.E., PJ.O.E. Ptvident WI 8"~ .. IW -I"ttl., W~ 981G1-2007 Tel. I06.J61.I!1I· (ell106.m.1691 . Fawmile 10.\./62.19J3 E-mail j .... tralfic@lomwt.nll September 17. 2004 We are pleased to submit this Traffic Impact Analysis forthe proposed 46101 Aspenwood Subdivision project in Renton. The project is generally located on the east Side of Hoquiam Ave. N.E. at the N.E. 1'"' St. alignmenL Access to the site is proposed via two intersections on Hoquiam Ave. N.E. at the N.E. 7"' and 8'" St. alignments. We have conducted a field review of the site and surrounding street system. The study scope was determined pursuant with our correspondence with Kayren Kittrick. Development Engineering Supervisor of the City of Renton. The following intersections are analyzed in thiS report: ). Hoquiam Ave. N.E.(SR 900 ~ Hoquiam Ave. N.E.(N.E. 4'" St. , Site access intersections The general format of this report is to describe the proposed project. identify existing traffic conditions (baseline). project future traffiC oonditmns and identify Agency streeVroad improvements (future baseline). calculate the traffiC that would be generated by the project and then add it to the future baseline traffic volumes. Operational analyses are used to determine the specific project traffic Impact and appropriate traffic mitigation measures to reduce the impact. Additionally Agency traffic impact fees are addressed in this report. The summary. conclusions and recommendations begin on page eight of thiS report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17. 2004 Page ·2· JTE, Inc. Figure 2 shows a preliminary site plan prepared by DRS Consutting Engineers, Inc. dated July 13, 2004. The plan consists of the 46-101 Aspenwood Subdivision project. Access to the site IS proposed via two driveways on intersections on HoqUiam Ave. N.E. at the N.E. 7"' and 8th St. alignment. Full development and occupancy of the proposed Aspenwood Subdivision project IS anticipated to occur by 2006. presuming the permits are issued in a timely manner. However, to ensure a conservative analysis 2009 has been used as the horizon year. EXISTING ENVIRONMENT Project Site The Site IS currently developed with two single family structures and attendant garages. These structures will be removed from the Site to make way for the subject residential plat development. Street System Figure 3 shows the existing traffic control. number of street lanes. number of approach lanes at the intersections and other pertinent information. The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan are as follows: > SR 900 > N.E. 4th St > Duvall Ave N.E. > Hoquiam Ave N.E. > .148th Ave S.E. > S.E. 1181h SI. (N.E 9 th St.) > S.E. 121" St. (N.E. 7th St.) Transit Services PrinCiple Arterial Principle Arterial Minor Arterial Unclassified (Collector Road per County) Unclassified Unclassified Unclassified We reviewed Metro Transit website for bus selVlces in the viCinity of the proposed project. There appears to be no bus service currently In the Immediate vicinity. The closest bus service is Route 908 which proVides service along Duvall Ave. Northeast Information on this route is attached in the appendl~, I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17, 2004 Page -3- Traffic Volumes JTE. Inc. Figure 4 shows the eXisting PM pe"k hour traffic volumes for the analysis intersectionS. We collected the PM peak hour luming movement count on the analysis intersection on the date shown in Figure 4. Trafflcount, a firm that specializes in the collection of traffic data, collected the existing PM peak hour turning movement count at the Hoquiam Ave. N.E./N.E. 4th SL intersection on the date shown in Figure 4. The G{)unt data sheets (Ire attached in lhe appendIx. Intersection Operatioos Traffic engineers have developed criteria for intersection operations called level of service (LOS). The LOS's are A to F with A and B being very good and E and F being more congested. LOS C and 0 cmrelate to busy traffic conditions with some restrictions to the ability to choose travel speed. change lanes ami the general convenience comfort and safaty. The procedures In the Transportation Research Board Highway Capacity Maoual. 2000 were used to calculate the level of service at the study intersections. The following table depicts the LOS and corresponding average delay In seconds at signaliled and stop control intersections: Intersection Level of Service '''' A , C 0 E > Signalized <10 >10 and >20 and >35 and >55and >'0 <" <30 <55 <eo Stop Control <10 >.10 and ~15and >25 and >35 and »0 <10 <" <30 <00 LOS Criteria City of Renton staff has identified that the LOS standard is '0'. The analysis intersection currently operates at LOS 'C' or beUer forthe PM peak hour, thus meets City's standard LOS 'D', I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17, 2004 Page -4- LOS Analy§is Software JTE, Inc. The LOS of the study Intersections were calculated using the following software program: :;. SIGNAL 2000 by Strong Concepts (signalized) ).> Highway capacity Software (HCS) 2000 by McTrans (stop control) Accident History We have reviewed the accident data (attached in the appendix) proVided by WSOOT staff for a four year time period (01.01.00 to 12.31.03) at the SR 900/Hoquiam Ave. N.E. intersection (Mile Post 15.13). There appears to be no moorded accidents at the SR 900/Hoquiam Ave. N,E. intersection. We a signal is to be installed at the Hoquiam Ave. N.E.jN.E. 4th St. intersection of this report under HORIZON YEAR I under the existing stop C<lntrol condition is moot. Hoquiam Ave N.E is a two lane street that is generally strait and relatively flat. Based on field review there appears to be no apparent problems along Hoquiam Ave. N.E. betwe€n N.E. 4th St. and SR 900. The Washington State Highway AcCident Report 1996 identifies average aCCident rates (per million vehicle miles of travel) on functional Classified streets as follows: Principal Arterial: Minor Arterial: Collector: 2.97 3.44 4.27 A direct comparison of the intersection accident rate to the statewide rate is not relevant because the rates do not measure the same thing. The Washington State Highway Accident ~ does not contain data on average accident rates per million entering vehicles at intersections. However, based on our experience, an accident rate of less than one is generally conSidered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. The analySiS intersection experiences an accident rate of less than one, thus operates satisfactorily. I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17, 2004 Page -5- JTE, Inc. HORIZON YEAR CONDITIONS ·WITHOUT" THE PROJECT Traffic Volumes Figure 5 shows the projected 2009 PM peak hour traffic volumes 'without" the project. These volumes include the existing traffic Vlliume counts plus background growth. A growth factor of three percent per year was applied. The growth factor per the WSDOT 2003 Annual T@meReportatSR900"fterJeT 1A8'" Ave. S.E. Indicates a growth of -1.7% per year. The use of a three percent per yea' growth factor should ensure a conservative analYSIs. Street Improyements We understand that a traffic control signal IS being designed by a private party for the N.E. 4th Sl.jHoquiam Ave. N.E. intersection. This revision would Include the addition of a 4th leg (south side) to the Intersection. Currently there is only a dri~eway on the south side of the intersection. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip IS defined as a single or one direction ~ehicle movement with either the origin or destination (existing or entering) inside the proposed de~elopment. TraffiC generated by development projects consists of the following types: Pass-By Trips: Di~erted Link Trips: Captured Trips: Prjmary (New) Trips: Trips made as intermediate stops on the way from an origin to 6 primary trip destination. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a multi-use de~elopment. Trips made forthe specific purpose of uSing the services of the project. I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17, 2004 Page -6- Trio Generation JTE. Inc. The proposed 46 -lot Aspenwood Subdivision project is exp€cted to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown In Table 2. The trip generation forthe project is calculated uSing trip rates from the Institute of Transportation Engineers (ITE) Trip Gereratjon, Seventh Edition. for Single Family Detached Housing (lTE Land Use Code 210). All site trips made by all vehicles for all purposes, including commuter. visitor, and servire and delivery vehicle trips are included in the tTip generation values. Based on our analYSIs, the trips genen;oted by 46 -lotAspenwQod Subdivision project are calculated to be 46 trips during the PM peak hour. Dunng the PM peak hour 63% Of the trips would be entering and 31% would be exiting the development. No triP credit forthe existing single family homes was taken to ensure a conservative analysis. Trip Distribution Figure 6 shows the Site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the street network. existing traffic volume patterns, the location Of likely trip origins and destinations (residential, business. shopping. social and recreational opportunities) and previous traffic studies. HORIZON YEAR CONDITIONS ·WITH" THE PROJECT Traffic Volume\; Figure 7 shows the 2009 PM peak hour traffic volumes ·with"' the proposed project at the analysis and site access intersections. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 ttl obtain the Figure 7 volumes. Level of Service Table 1 shows the calculated lOS for the horiwn year (2009) "with" and ·without" project conditions at the pertinent intersection. Based on our analysis the analyzed intersections would continue to operate at LOS 'C' or better for both ·with" and "without" project conditions. I I I I I I I I I I I I I I I I I I I Mr. Justin Lagers Harbour Homes South September 17, 2004 Page ·7· Site Access JTE. Inc. Access to the site is proposed via two new intersections (north site access and south site access) on Hoquiam Ave. Northeast. The proposed north and south site accesses is expected to operate at LOS 'A" for westbound movements and southbound left turn movements. We have reviewed the WSDOT Design Manual. May 2001; Figure 910-901 "Left Turn Storage Guidelines (Two Lane, Unsignalized)" forthe Hoquiam Ave. N.E.jSite Access intersection (attached in the appendix). Hoquiam Ave. N.E. has a posted speed limit of 35 MPH. A left turn storage lane into the proposed site is not needed for capacity. Site Access Sight Distance We visited the project site and reviewed the available stopping sight distance (SSO) and entering sight distance (ESO) along Hoquiam Ave. N.E. at the proposed access Intersections. A slight vertical curve on Hoquiam Ave. S.E. ootween the proposed intersections e~lsts and was reviewed with regard to the impact to the sight line. Hoquiam Ave. N.E .. is a two lane "Collector Road" with a posted speed limit of 35 MPH. The site access/Hoquiam Ave. N.E. intersection sight distances were reviewed using the street profile information pro~lded by OR Strong Consulting Engineers Inc. Exhibit 9·55 (copy att"ched) of the American Association of State Highway and Transportation Officials (MSHTO) A Policy on Geometric Oesi8n of Highways am! Streets 2001.4'" EditIOn, Identifies the recommended design values for intersection sight distances. According to Exhibit 9-55 the recommended ESD is 390 feet based on a 35 MPH speed. the posted limit. Similarly, the SSO is 250 feet. The plOflle data shows that the sight distance st"ndards based on the (AASHTO) criteria are currently met. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton requires a traffic impact fee for new developments based on the number of new average daily tnps generated. The current fee is $75.00 per new average daily trip. The 44 net new lot Aspenwood Subdl~lsion project is expected to generate 421 new average daily trips. Tnp credits for the two existing single family structures are appropriate. Therefore, the City traffiC mitigation fee would be $31,575. Two new street interSections (N.E. 7th and 8'" Streets) are proposed on Hoquiam Avenue Northeast. Stop signs are recommended on the respective street approaches to Hoquiam A~enue Northeast. I I I I I I I I I I I I I I I I I I I JTE. Inc. Mr. Justin Lagt1rs Harbour Homes South September 17. 2004 Page -8- SUMMARY, CONCLUSiONS AND RECOMMENDATIONS ThiS report analyzed the traffic impact of the proposed 46 -lot (44 net new lots/homes) Aspenwood Subdivision project generally located on the east side of Hoquiam Ave. N.L at the 7th St. alignment. Existing traffic data was collected at the pertinent street intersections Identified for analysis. Future horizon year traffiC volumes were derived using a growth factor ofthre€ percent peryeal. Level of service analyses were performed for existing and projected future horizon traffic volumes. The evaluation of the traffic Impact of the proposed project included adding project generated traffic to the future traffiC volume projections and calculating the level of service. The ·with" project traffic operations were then comparoo to the "without" project operations. The comparison oftraffic operations "with" and "withOut" the project identified that the project would not cause a significant adverse affect on the operation of the study intersections. Based on our analysis we recommend that the Aspenwood SUbdivision project be allowed with the following traffic impact mitigation measures. 2. Construct site in accordance with applicable City requirements. Install stop signs on Ihe new street approaches to Hoquiam Ave. Northeast in accordance with applicable criteria. Contribute $31,575 towards the City of Renton traffic impact mitigation fee program. No other traffic mitigation should be necessary. Please contact me at (206) 762·1978 or email meatjaketraffic@comcast.netifyou have any questions. MJJ: cw Sincerely. Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING. INC tJ"i.Z<J.OY I I I I I I I I I I I I .... Qo~.h~'.... . I fir, ' . I " • r /~, I ./ ~' " ."t~:.. I C--, " ''j ----- I I I I I I I I I I I I I I I I I I I I I I JTE, Inc. PM PEAK HOUR LEVEL OF SERVICE TABLE 1 ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS INTERSECTION APPROACH EXISTING 2009 WID 2009W/ PROJECT PROJECT Hoquiam Ave. N.E./ WBlT A (B.9) A (9.3) A (9.4) SR90D NB C{l7.1) C (21.0) C (22.2) Hoquiam Ave. N.EI EBLT B (10.2) B (11.0) B (11.1) N.E. 4"'SL WBlT B (13.5) C (15.7) C (15.7) 58 C (17.3) C (21.7) C (22.4) Overall --B (15.9)" Hoquiam Ave. N.E./ SBlT --A (7.5) North Site Access we --A (9.4) - Hoquiam Ave. N.E../ SSLT --A(7.4) South Site Access we --A (g.41 - Number shown in parenthesis is the average control delay in seconds per vehicle for the intersectIOn as a whole or approach movement, which determines the LOS perthe Hiehway Capacity Manual. 2 The LOS with a traffic control signal to be Installed by others. I I I I I I I I I I I I I I I I I I I JTE. Inc. VEHICULAR TRIP GENERATION TABLE 2 ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS TIME TRIP TRIPS TRIPS TOTAL PERIOD RATE ENTERING EXITiNG Single Family Detached Housing (rTE Land Use Code 210: 46 -lots) Average Weekday T ~ 9.S7X 220(50%) 220 (50%) 440 (421) 1 AM Peak Hour T~O.75X 7 (20%) 28(80%) 30 PM peak Hour T~ 1.0iX 30(65%) 16 (35%) 46 T -trips X -number of lots (46) A vehicle trip is defined as a single or one direction vehicle movement With either the origin Or destination (existing or entering) inside the study Sile. The above trip generation values aCCOunt for all the site tnps made by all vehiCles for all purposes, including commuter, visitor, recreation. and service and delivery vehicle trips i_Number of dally trips due to the 44 new lots/single family homes I I I I I I I I I I I I I I I I I I I Project: Aspenwood Subdivision Location: Owner: East side of Hoquiam Ave. N.E. at -N.E. 7th Street Harbour Homes South JTE.lnc. FIGURE 1 " --'--'" ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS VICINITY MAP NORTH , ' --: _~M ---I I I I I I I I I I I I I I I I I I I I Project: Aspenwood Subdivision Location: East side of Hoquiam Ave. N.E. at -N.E. 7th Street Owner: Harbour Homes South JTE,lnc. FIGURE 2 ASPENWOOD ~ ",~, '" ,,,", " "'" ',", ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS SITE PLAN NORTH I I I I I I I I I I I I I I I I I I I Project: Location: OW!1er: Aspenwood Subdivision East side of Hoquiam Ave. N.E. at -N.E. J1Il Street Harbour Homes South JTE,lnc. ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 3 EXISTING CONDITIONS NORTH I I I I I I I I I I I I I I I I I I I Project: Aspenwood Subdivision Location: Owner: East side of Hoquiam Ave. N.E. at -N.E. 7t~ Street Harbour Homes South JTE,lnc. FIGURE4 . " 41 53 , ' Ww"e5da, 05.21.03 163()-1730 '" " • • "" 1499 -+ " , ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS EXISTING PM PEAK HOUR TRAFFIC VOLUMES NORTH I I I I I I I I I I I I I I I I I I I Project: location: Owner: Aspenwood Subdivision East side of Hoquiam Ave. N.E. at -N.E. 7111 Street Harbour Homes South 595 -+ ~ 680 70>1 It 70 if , ' " • ". 1790 -+ o • , " 0 ~ • • ",; +1005 "' • • " " JTE, Inc. ASPENWOOD SUBDMSION -RENTON TRAFFIC IMPACT ANALYSIS FIGURE 5 NORTH I PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT I I I I I I I I I I I I I I I I I I I Project: Aspenwood Subdivision Total PM peak hour trips: 46 Entering: 30 Exiting: 16 JTE, Inc. FIGURE 6 ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS NORTH PROJECT GENERATED PM PEAK HOUR TRAFFIC VOLUMESANO DISTRIBUTION I I I I I I I I I I I I I I I I I I I Project: Aspenwood Subdivision Location: East side of Hoquiam Ave. N.E. at -N.E. 7th Street Owner: Harbour Homes South " ., • • <lli • '" • • • " ., • • no • JTE,lnc. FIGURE 7 595 ~ 71'11 111'81 "'. 1790 + "" ... ... ASPENWOOD SUBDIVISION -RENTON TRAFFIC IMPACT ANALYSIS NORTH PROJECTED 2009 PM PEAK HOUR TRAFFIC VOLUMES WI PROJECT I I I I I I I I I I I I I I APPENDIX I I I I I I I I I I I I I I I I I I I I I I I I -Fare Inform~tlon -Regional & area maps -Neighborhood routes -Metro system map -Park & Ride _ Holiday Information • Trip Plilnn". '~Ol • Qu.Yi_ • Rlduhbre • r""trlc G ROod. Update~ PrOgNlIIS (ud(JmerSe ..... ltll. AbDul NefrtI Site Hllp ... N • TIIEPOI'I"...-h.,_la,,,..! 1Or ____ p>nt ..... ..... ..,01 ........... """' ...... .... __ ~t __ I-'".~ TIIEPOI'ITf1F\I\N ........ POIIIT --o LNID11I1AM: ~ oIgo11-'Q ..... 41i1od "_P'in' sENIOn "~~'" CENlEir ~ . .; Home I Tfilvel_Optiom'l Online.Tools I UW;1tes I Progral'lJ$l C!!~mer_Sel"li!;§ I ~ut M~ I Site M <D @1994-2004, Metro Transit. http:;jtransit.metrokc.go .... jcftemplates!show_map.cfm?BUS_RQUTE=908 9/13/2004 I I I I I I I I I I I I I I I I I I I King_County I News 1 SelVices I Comments I Search' Links to external sites do not constitute endooiements by King COunty. By visltmg this and other King County web pages, you expressly agree to be bound by terms and conditions ofille Site. 1l1e details_ http://transit.metrokc.gov/cftemplates/show_map.cfm?BUS_ROUTE:908 9/13/2004 ------------------- JTE . Jake T raffle En~n .. rin~ Inc 7731 8th Ave SW -Seattle 98106 -2007 Telephone 206.782.1978 SBRT "IT, SBlT Cell 206.799.5692 0 0 0 Facsimile 206.762.1978 EBlT 0 0 w""' Email jaketraffic@comcast.net EBTH 013 58' WBT' EBRr 60 " WBlT 41 0 53 location: SR 900 I Hoqu .... A .. NE Date: 08.31.G4 NBlT NBTH NBRr File 10: -'" Day: "-Weather. Clair Time: .. -Surface: Dry Tech: TV Interval: 14 minutes Q SouthBound WlStBound NorthBound eastBound Street -l 1 ~ SROOO Jt HoqUi AViI HE :j[ S.'" l!: --l" ~ .., .... ~ n_ • , L • , L , ''''''' .i!'" .... 0 0 0 0 110 5 • 0 11 10 119 0 2" 0 0 0 0 119 " 5 0 19 19 128 0 323 0 0 0 0 " 10 , 0 17 , 131 0 283 4:45..4\:59 0 0 0 0 105 , 11 0 , 12 111 0 271 ,&:,00-5:14 0 0 0 0 m 19 13 0 10 9 " 0 283 '-O:~!1 0 0 0 0 '" 19 6 0 12 17 125 0 335 5:30-5:44 0 0 0 0 '" 11 1T 0 • 20 "' 0 341 15:45-5:59 0 0 0 0 "0 12 " 0 12 10 137 0 34T To'" 0 0 0 0 1052 " .. 0 96 111 10>1 0 Poo!<Hour T_ O 0 0 0 588 " 53 0 41 80 513 0 I IIIDiTDN' WAStlINGTON fIOQUlAM AVE HE I<E""ST LOC# UP DKS03129TMl1ESSIE -" " -'" "" ., --• • , I --•• .,. -" • • --I I I I I I I I I I I I I " .. y • " _. " , .~ TRAFACOUNT, INC. PMB 195 4820 YaM HWY SE S1E B LACEY, WA 98503 360-491·8116 -, ~ " " ., ., u u ,. " -" " _. -" = , " .- T - " " " u u " " " _ . " " " FIleName :DKlS14111P Site COda : 00000011 startDate :05/21/2003 Page No :2 -• ~ -" . M -" ~ ---" -~, I I RENTON. WASHINGTON I HOQUIAM AVE ME NE4THSf LOCIl1P DKS031291Ml JESSIE --. ""' .... 1.11 • -,. • I -, -, " . 0.0 .1.1 ~ U " " " , TRAFACOUNT, INC. PMB 195 4820 YB..M HWY SE STE B lACEY, WA 93503 360-491-8116 , .. ~ " • , " " " " , " Rl .. Name :DKlS14111P SIte Code : 00000011 Start Date : OS/21/2003 Page No : 1 ----------r-KDf:,!::rNE---r" NHTliST -1'--------:IlR'lM'-I NE4THsr I I _..,;~t=r.:=.!, .. ,"" r~i*' .. t, :o.~"[' ::l:";~~,t··~~"'T"!~-~-~:lU"~.,-"t:.",,,,,-=~~ ~LoPF-""l:::"'!'!ooJ ---_ .. 0 to I -"'-. ... .... __ • • 2 --............... -" " , --1----... " ......... --· .. · .. _ ..... ... I I I I I I I I _ .. 0 " _ 0'_, ~o 42.' ""' .. 0030 ... -. --" , • • " .~ • • .. " --, --• .. --" -. , ~ "' • .. " " .. " ~ " " ~ U -" , --m " " .- ........ " " " .. " " " " " " " " ~ " --" --, ~ --" -•• ., ., .. ... ., • ,., " " • .. " ~ - I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY i i HC-'1/JOO'"'" <>wriII< 0:1000 UBi"";,,",W A111t1sN>_ file:/lC:\DocumentsO/.20and"/020Settings\0wner\L0caI%20Settings\Temp\u2kC4.tmp v .......... , 9fJ/2004 I .. -. ---. I I I I I I I I I . . , I I • I I I I I I I I I I I I I I I I I I I I I I I I I I TWO-WAY STOP HCS21}1){JT>< Ccpyrigbl C 2000 U .. ""'W .... AII!b&l<> R __ file:IIC:\[)ocuments"/020arui%20Settings\OwnerlLocal%20Settings\Temp\u2kC4.tmp v."" ..... " 913/2004 I I I I I I I I I I I I I I I I I I I 1/CS2000.... Cop)'np!C 2\lOO u .. ~ All Rl,,", """""" file:f/C:\Documents%20and%20Settings\Owner\Local%20Settings\Ternp\u2kC4.tmp 9/312004 v"", .. ' I, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I{{;S>OOO TM Copyngbl C 2OOI.l U"'''''''<::Vdo. A1ll<iP1> IleoeJv<O file:I/C:\Documents%20and%20Settings\Owner\Local%20Settings\Temp\u2kDBB.tmp V .... oo41< 9/9/2004 I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY v ........ j. 91312004 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1ICS2iXJ8.... CopJrigItC 2IlOO u .. ....,.,.. (ljJ'"" All R1 .............. file:IIC:\DocumentsO/020and%20Settings\Owner\LocalO/020Settings\Temp\u2kD4.tInp 91312004 I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMARY fI('$2QIlO'" ~ O:lOOOU~ AU Ri&bIo_ fiie:IIC:\Documents%2oand%20SettingsIOwnet.Local%20Settings\Templu2kDl.tmp v....,., 10 9/312004 I , , I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I AIfpaD1foOd Subdivision N.B. 4th St./Hoqui .. Ava. N.B. With 1'I:ojoet (HAGP) SIGMAL2000/TEAPAC[Ver 2.02.121 :rntersection Avaragea for Int • Deqree of Saturation (vIc) .... **/** . /1\ 1 1 North 1 ...... I * + + I • + + 1<* + +> 1 v • 1 1 1 1 + + + ....., 1 1 1 1 • 1++++ '****> 1**** 1 v • ++++1 <++++1 -I v 1 1 1 1 I G/~.292 I G/C=O.641 I I G= 35.0" I Goo ,'7.0" I I Y+R-4.0" I Y+R-4.0~ I 1 OPP= 0.0\ I OPP=32.S' t Capacity Analyaia a.-ary . - 0.66 Vehicle Dalay 15.9 09/03/04 11:48:11 t.v.l of SIIrvioe B C_120 •• c G=112.0 aac = 93.3\ y~ e.o •• 0 = 6." ~ 0.0 aee _ 0.0\ -------------------------------------------------------------------------------I x..na IWidth! I 9/C I 8.rvi_ Rate I Ad:] I I BCM I L I Queue I Group I J.an •• t R..p Ua.,;!. I @e ("'Ph) @S IVot,.., vIc I Delay I S INodeI 11 ------------------------------------------------------------------------------- Rr I 12/1 10.250 10.292 I 19B I 455 I TH+LTI 12/1 10.243 10.292 I 193 I 446 I 31.0 C 52 10.113 I 31.2 I*e 24 10.053 I 30.6 I C 60 ftl 27 ftl ------------------------------------------------------------------------------- 30.1 C I 12/1 10.236 10.292 I 237 I 542 I 1 10.002 I 30.1 C 1 ftl ------------------------------------------------------------------------------- 11.3 B+ I 24/2 10.393 10.641 I 2207 1 2254 I 1083 10.480 I 11.3 8+1 442 ftl I 12/1 10.239 10.641 I 41 I 53 I 1 10.016 I 7.9 It. 1 1 ftl ------------------------------------------------------------------------------- 1f Approach I 24/2 I 12/1 10.550 10.641 I 2223 I 2270 I 1833 10.807 I 10.337 10.641 I 205 I 250 I 67 10.268 I 18.0 18.3 ,., • I*B 11039 ftl I It. I 49 ftl ------------------------------------------------------------------------------- I I Aspenwoo<l SUbdivision 09/03/04 N.B. 4th St./Roqui .. A..,... H.B. 11:48:22 With hojeot (1lA4WP) I SIG'QPOOO/TBAPAC[Vel' 2.02.12] -~ "y ., Par_tel' val __ I Intara.ction Par_t.ra Eor tnt' • ....,..,.... Non' .. " NBNU North 0 0 • 0 0 0 0 "" .. LOS 'l~ta " .. 5 NEfWOi<ll .~t 0 0 0 0 0 0 0 DeE No 90 100 5 .. -,~'" • 0 • 0 0 0 0 DIof" NQ I PrioriU .•• • • • • • • NBiM>RK ... t 0 • • • • 0 • Do< •• NODU.OCATIa<! • • Approach P.r ...... ter. I ........ ~ • • , • -.. 0.' ••• ••• • •• ........... 0 • 0 • I BIIIZYOLtlM!lS • 0 • 0 PAJUtDmSIDBS N.~ N~ _. N_ """""""" " " " " BUSVOLtlNES • 0 • • I RIG!l'1"1'UmM W"BDS 0 • • 0 .,.,-0.00 0.00 0.00 0.00 I Mo_t ~_t:el:. "",""",LS " .. .. .., .. "" .., .. "" .., .. " """"'" " • " .. , .. • • • 0 • 1740 .. mOH, 12.0 12.0 '.0 ••• 24.0 12.0 0.' 12.0 ••• 0.' 24.0 12.0 I ""'" • • • • 2 • • • 0 • 2 • liIoza Nol:I/I. Noza Nora 1iI<>%a Noaa Noza Hoo:a Nora Moza Ho_ Hora 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.' 2.' 2.' 2.0 2.' 2.' 2.0 2.' 2.' 2.0 2.0 2.0 I 0.95 0.95 0.95 0.95 O.'S 0.95 0.95 0.95 0.95 0.95 0.95 0.95 3 3 3 3 3 3 3 3 3 3 3 3 Y •• y-... Y.' Yo. Y-Y •• Yo. y-Y •• Y •• Y .. ••• '.0 ••• '.0 • •• '.0 ••• ••• '.0 '.0 • •• '.0 I 5.' 5.0 5.' 5.' 5.' 5.' 5.0 ••• 5.' 5.0 5.0 5.0 ,,..,,,.,..,., 2.' 2.' 2.' 2.0 2.' 2.' 2.' 2.' 2.0 2.0 2.0 2.0 ...,..". 2.' 2.0 2.0 2.' 2.0 2.0 2.' 2.0 2.' 2.' 2.' 2.' I 0 • 0 • 0 • 0 • 0 • • • 0 • 0 • • • • • 0 • 0 • 1900 .... 1900 15100 1900 1900 1900 1900 1900 1900 1900 11100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 I DBLAYFAC"N>RS 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 NS2OPr>CTORS 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 SA!1JRM'IONI'LOIIS 1583 1551 • • 3514 " • 1863 0 0 3539 '90 I Poarameter. U ALL No N. N. .. """'LOGS N_ N ... I Y .. Y .. Y •• y •• ()j'i's:&t 0.00 • crCLBS .20 .20 30 --0.0 0 GpBBN1'IMBS 35.03 76.91 YlliLLOllft'IMBS 4.00 4.00 I ClU'flCALS • U I @ I I , I I I I I I I I I I I I I I I I I I > v ......... , file:!IC:\Documents%20and%20Settings\Owner\Loca1%20Settings\Temp\u2kC4.tmp 91312004 I I I I I I I I I I I I I I I I I I I TWO-WAY STOP CONTROL SUMMA=R=Y~~;;;;:==~ file:IIC:\Documents%20and"/02OSettings\Owner\LocaI%20SettingsITemp\u2kC4.tmp 91312004 I I I I I I I I I I I I I I I I I I I Washington State Department 01 Transportation D .... gl ... iii. MacDonald Secretary of Transpartalmn September 2, 2004 Me Mark Jacobs Jake Traffic Engineering, Inc. 7731 8th Avenue SW Seattle, W A 981 06 SR 900 CS 1713 Whitman Ct Vic to 162"d SE Vic MP 14.00-16,00 Dear Mr. Jacobs: __ IReolon 15700 Dayton A""""" Norm P.O 6<>, J30310 Se.HIe, WA 9B'33-9710 206440..woO nY. ,·/100.833-6368 www,wsdot."··9"" Enclosed is a copy of the accident listing for the subject section ofSR 900, in accOrdance with your request of September 2, 2004. This listing covers the period from January I, 2000, through December 31, 2003. About 77% of2003 data has boon entered to date. The use of the data which you have requested is governed by 23 United States Code Section 409. Under this law, data maintained for purposes of evaluating potential highway safety enhancements: " ... shall not be subject to discovery or admitted into evidence in a federal or state court proceeding or considered for other purposes in any action for damages arising from any occurrence at a location mentioned or addressed in such reports, surveys, lists, or data," [Emphasis added.] The Washington Slate !}epa"unenl of Transportation (WSDOT) is releasing thi5 d"t~ 10 you with the understanding that you will not use this data contrary to the restrictions in Section 409, i.e., that you will not use this data in discovery or as evidence at trial in any action for damages against the WSDOT or the State of Washington. lfyou should attempt 10 use this data in an action for damages against the WSDOT or the State, the WSDOT and the STATE expressly reserve their right, under Sec lion 409, to object to the use of the data, including any opinions drawn from the data. Sincerely, fl~.:v tI:F~ Patricia A. Foley, P.E. Accident Analysis Engineer 'AF cc: CS File ~ Q ~ L tOt019 IKlU~Il!:JS!!Cl .I.N!!ClI;);l'i ~~1!<I UW <lHlIS 0lnJ: ~ S Aa CllI.L1!OS NOI.L= .tII:i!OI;);l'i = t afl'ld .Ll!OoJall 'lI1!.LlIa J;~OJ.eI!1 J.N:lIaI~:ro" Cll!'I!aR\!.LS H'8E'H!lWIJ; WH.LSJ;S S<lI~~ -- - - - - - --- - - - - -- S~"S1 50 SO"51 sa 9B"H 00 S~"H 00 - -- I I I I I I I I I I I I I I I I I I I i • o • , • , o g ? 2 ~ <> ~ ~ ~ ~ m ~ m ,_, ,... ,... • • • o o • , i , , ; o o • o o • o , o o o , • o o • • , o • • • o • • , g • • , o • , • .. • • • , • o o • o , o , , . .. i • o i ~ • • • • • I I I I I I I I I I I I I I I I I I I I KEY: Belew curve, /§ -"'" 11 Si tl8clfor -. <S ........... ._-_ ...... / / 771 / ~ IillA~\1I Y V I~ ., .... '" ./ 60 NIP'" {'lI /' " , ')I, Total DHV Tl.IITIlng I..8ft (single UnIng m~ *' (1) DHV is total volume from both-.(:Iirections. III 1200 1100 "'" oro '" , AJff'ro..;o' jJ A.:u·.![ (2) Speods are pOsted speeds. c@ Left-Tum storage Ouldellnee U'WIKDDI!. Llnalanal!zed) Rgln'fOob ..................... DRAINAGE REPORT ASPEN WOODS DRS PROJECT NO. 04166 Prepared for Harbour Homes 33400 9th Avenue S. #201 Federal Way, Washington 98059 Prepared by D. R. STRONG Clln~ulting Engineer~ Inc. 10604 NE 38th PIa<;<), Suite 101 Kirkland W A 98033 (425) 827-3063 18sued October 19, 2004 DI:VI:LOt>ME CITY OF ~~t.trJNG NOV 0 5 2/J(Jj RECEIVED DRAINAGE REPORT ASPI!:N woons TABLE OF CO:-'TENTS PROJECT OVER\'IEW .............................................................................................................. 1 PREDEVELOPED CONDITIONS; ............. , .......................... , ...................... , ........ _._ .. , ..... 1 DEVELOPED CONDITIONS; .................................................................. _ ........... , ......... __ . I NATURAL DRAINAGE SYSTEM FUNCTIONS; .... __ .. " ..................... , ..................... , ....... 1 FIGURE t.TIR WORKSHEET ................................ , ........................................ " ........ ___ ... 2 FIGURE 2. VICINITY MAP ............................... __ ........ , ...... ,.................................. .,.5 FIGURE 3. DRAlNAGE BASL"'IS, SUBBASTh'S AND SITE CHARACTERISTICS __ ..... 6 FIGURE 4.SOILS .. , ..... , ....................................... __ .. , ..... , ...................... , ............................ , .... 7 CONDITIONS AND REQUIREMENTS SUMMARY ............................................................. 8 OFF-SITE ANAL YSIS ................................................................................................................. 9 FLOW CONTROL AND WATER QUALITY FACILI1Y ANALYSIS AND DESIGN .... 10 A. EXISTING SITE HYRDOLOGV ...... , ................ __ ........... , ................... ,10 FIGURE 5. EXISTING SITE HYRDROLOGVY MAP ....... ___ ........ ., ....... _ ..... " ...... ,. 11 B. DEVELOPED SITE HyDROLOGy, ..... , ....... , ...... _ ....................... ,...... . ..... 12 FIGURE 6. DEVELOPED SITE HYRDOLOGY MAP .... , ...... ,....... . ....... " ......... 13 C. PERFORMANCE STANDARDS .......... ,.... ., ............ " .... 14 D. FLOWCONTROLSVSTEM." .................. , ..... ,..... ., ...... ,...... . ........ , ...... , __ 14 E. WATER QUALITY TREATMENT.......... . .... " ................................................ 18 CONVEYANCE SYSTEM ANALYSIS AND DESIGN ......................................................... 19 BACKWATER ANALYSIS MAP ............................................................................................ 41 CONVEYANCE ANALYSIS T ABLES .................................................................................... 42 SPECIAL REPORTS AND STUDIES ..................................................................................... 46 OTHER PERMITS ..................................................................................................................... 47 ESC ANAI,YSIS AND DESIGN ............................................................................................... 4R B01\D QUANTITIES AND FACILITY SUMMARIES ......................................................... 49 OPERA nONS AND MAINTENANCE MANUAL .............................................................. 52 ~004 D, R. STRD);G <":"",uitmg Eo'gm= Inc, ll .. inogo R"P"rt A'I',n Wood, R<"to". W"h;ngWn SECTION I PROJECT OVERVIEW: The Project is the subdivision of three e~isting parcel~ zoned R8 (8.15 ae. total) into 46 single- family residential lots, per the City of Renton's (City) subdivision process. TIle Projcd location (Site) fronts on the east side of Hoquiam Avenue NE, at 11826 Hoquiam Avenue NE. An existing water main in Hoquiam Avenue will be tapped to serve the proposed residences. Sanitary Sewer is not available at the frontage of the Site, therefore a sewer main extension will be required from the north approximately 1350 feet down to tho Site. One retentionldetentiou (RID) system (combined wet/detention pond) is proposed to serve the subdivision. The Project will meet the drainage requirements of the 1998 King County Surface Water Design Manual (Manual), as adopted by the City. PREDEVELOPED CONDITIONS: The Site is currently developed with two single-famIly residences, several detached buildings, and gravel and paved driveways. The remainder onhe Site is dense forest and underbrush. To simplify the hydrologic calculations, and as a conservative approach, the Site is modeled entirely as forest. DEVELOPED CONDITiONS: All existing improvements will be demolished or removed. The Project will add 4.54 aCreS of new impervious surfaces. This will include 2.96 anes of roof areas and driveways, and 1.58 acres of roads and sidewalks. The remainder of the developed SIte (3.61 acres) will consist of landscaping and lawns. All surface water runoff from impervious surfaces will be colle<.-1ed. The Project will provide Basic Water Quality treatment and Level 2-Flow Control, per thc Manua~ with one RID .~ystem, as described above in the Project Overview. Sewer, water, and other ntilities wiil he extended to the Site within thc proposed roadways. NATURAL DRAINAGE SYSTEM l<"UNCTIONS: The Site is encompa\soo within one Threshold Discharge Area (fDA). The Site slopes to the east at 3-10%. The vegetation consists of lawn, land,caping, und scattered tree.> in the house areas towards the northwestern and western regions of the Site. The remainder of the Site is heavily vegetated with native grasses and shrubs, berry bnshes, and moderately dense forest. Site runoff appears to flow east and exit the Site along the eastern property line as sheet flow, Runoff enter:. an off-site wetland and then exits to the north via a Class 3 stream. <i}ZOO4 0 R STRONG ('~","I""g E>'gi"""" Inc [)n,m,&< R"P"rt A,f"'TI Wood, R,n",", W"lItng'OIl FIGURE 1. TlR WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET iPan llPRO~c:r.o\VN~"AND"·"Mi ~'~' ";i~ ;'PROJECT· ENGINEER{~~;'~:\:'~ID?'t'r$"i\l~~1 k_. ~-~, ~,,~'" _ ' L .~31I,'"'-~i t\'o;;s;:..", '1\1;:;; 0/., Project Owner: Project Name: Harbour ilome. Addrc.sIPhone: 33400 9th Avellue South, #201 Federal Way, WA 98003 (253) 838--8305 Project Engineer: Luay R. Joudch, P.E. D. R. STRONG Cnasultlng EagiPccr. lue. Addres./Phone: 106114 NE 38th Place, Suite 101 Kirklaad W A 98033 (425) 827-3063 tPart 3' TYPE OF PERl\iIIT.;' ""_Z." ,"'f "': .-"." -,-., "-'l.l",·,¥·"lJt"" ... ~, lM'I'LiCA nON 'i{ht~!-~ ''':;~' ;G' ,o,'~}':W >,' ~"" 'M<, ="-~"'" ,;m _,,, •. l1li', __ ,,_~ Subdivision D Short Suhdi\~sion aD Clearing and Grading Commercial Other: Repton Dramage Basin MllyCreek ©lOO~ D R. ~TR()NG ('o",ult;"" E"";""",, Inc Dno" .. ~c Rc,>ort A.pea Woods Location: "Iownship: Range: Section; 23 North 5 East " :Part 4 'OrnER'REVIEWS'AND PERMITS ~*' ,~;t-";,_< '"'''''.'1''' '!j' '''''''''~-~i,'''' ~'l """,,,,'':-'" ~ ":""'''''<':'·'''>;\\i:,'~11(.''~(;.';<t''' " t, ',',' """"_\'~"""'X' "",' ,'" "/:1,, "">-./-.'",, _.' ,~" <, ',-_, ,,:<'!,_ ,,,,,,A~,lf~ ,. ,_-(", _'" 1;<,'_" <.&" ,to DFW HPA 0 Shoreline Management o COE 404 D Rockery D DOE Dam Safety 0 Structural Vaults D o FEMA Floodplain 18l Other: COli Wetbnds Vertical Wall Pond , """"" Woo"-, R,moo. W~,M""t"n Stream: Critical Stream Reach Dcprcssion&lSwales Lake: COOO---------------------Sleep Slopes_ I2l D § Floodpbin Wetlands, Nonreguiated Seeps/Springs High Groundwater Table Groundwater Recharge Other: Soil Type, Slope" ErosionPotcntial: Ero,ive Velocities: AgC 6-15 Additional Shet!ts Atta~hed: Sedimentatioo Facilities Stabilized Condruction Entrance Perimeter Runoff Control Clearing and Grading Restrictions Cover Practices Condrpcdan Sequcnce Other (1)l()(14 0 R S I RONG c"ruul,;,," Eng;"",,, '00 D",,",&< R'port Mooernlc slow to medium SCS Map Mod soil d .. criptioo, Fig.:1 AmiR' cON~iiRUC'C;O;; 181 Stabilize Exposed Surface 181 Remove and Reltore Temporary ESC Facilitie. 181 Clean and R~move All Silt and Debri~ ~ Ensure Operation of Permanent ~'acilities I<:J Flag Limits of SAO and open space preservation areas o Other ; A"". Woods ReDlon, W.,rungtD" ,Part 10 :, SURFACE WATER SYSTEM1~*" :.i'"jj~ ;:I[l"f:J~il\:"~ • ",,:,:r,,;j!'"'' ;,~;r;.~ ",,;:;;., ;.:_y;;:.-1",;0;,,' ,H "" 4'~';:":~" ".~"" ~'<}';' "\ ", ", -,,~ .l'",-,---",,",,,~;, "h~'_' ,;rK ,l·~,·1t H>\!')::'~;-"" 'wl,":,:1; ,1-,."", ,'ri,' _, . '" ~,: i; '1"" in'l'*"·": , ,,, " ' ,~ ~""-~ :""" , ' .. L..; : ;",', " ";,, .. ,: ~,.:.t:< ::,"",,,,, • .:,:),,,::f.l'~' w',,' ',:'L"~"': ", " •. , ',,-, ""w'""" ,"_'" ",. ~";, 'j ,., ,", '. '.~. Grass Lined Tank Infiltration Method of Analysis: Channel 0 Vault 0 Depn;"slOO KCRTS [2J PIpe System 0 Energy Dissipater 0!2l Flo,,' Dispersal CumpensatimliMitigation 0 0 Open C'hannel 00 Wetland 0 Waiver ofEhminated Site Dry Pond Stream Rcgional Storage [2J Wet Pond De!<.-"IItion NIA Brief Descripti(}n of System Operation: Run(lff from Site bnpervi(lus surfaces will be coliel:ted and conveyed ro the (lnsite retenti(lnldetenti(ln pond and then dispersed into the off!ite wetland. Facihty Related Site Limitation&: Reference Facility Limitation Part Il.t STRUCTURAL"ANAL YSIS ,,;;;,"'',. '~'J' "\W,",,~:,;,;;,-'-":''''':' ~, ,,~0~,~, >:: ," ,:: ',':Ii w"~'~"""':0g\~-"~ '" _, _, ,,,,'T' ,'. ,"",' .e~" "" ,,_~,TC, •• _ '., Cast in Place Vault [2J Retaining Wall D Rockery>4'lIigh o Structural on Steep Slope (2J Other: Vertkal Wall Pond 1tl2~()4 D R STRONG ('m~"I,,"g Eng;.,,,, [DC Oro;'''!' Repo" Asp<n Woods R,nM". W",hi"",,,,, FIGURE 2. VICINITY MAP . -1-' Counw Bo"Mlaljl gl",el' ~ "-,-,- ©lO(>4 D R. ,"[ROSG C""",lo"" Eog .... " loc, Dr.".a~, R",ort Legend '" -0 ,-, 0 La'" and L,nll" ,..,. .. /0' S .... ",. • "-'pcn WOO"' R,n'"", W"hi"gton FIGURE 3. DRAINAGE BASINS, SUBBASINS AND SITE CHARACTERISTICS 1ClOO4 D R STRONG c"""uiL;n. En,m'''' Ill' D"n""g, R'port "P'" W""J; R,nt"n. W"]",'glQ" -~z-~ , in !'~~" I:!i~ S::lLlS~H:I 3115 aN'!' SNIS.8811S "5NS'1'8 lOVNMIO t 3HIl!ll.! ltlOdlH JO.N't'lIa SOOOM N3dSV , , 'Ii I .. -,::T II • ©2004 11, ~, STRONG Co",u\t;og Eng;n= I"" =,geRepo~ FIGURE 4 SOILS , , " " A""" WoOds Reo'o", W"h;,,,,,,,, UrsC~lI'TIONS OF The SOILS This sectl('" de,cribes the 5011 series and rn~p· ping ""its in the ~,n~ County ~Te'_ Each soil <"ri"s 15 oo'o1'ik<1 an,l chen <'d6 maw,"g unit In th,t <CTies. Unle,; ," 15 Speoll';cdlly ~'ntione" ot""r>lise, it i, tu be dssumed chat "h~t is _'Lated ,bnut the soJ[ ,.-ne5 holds true for the mapping lm;U; In that serie,. Thu>, to get full infotmotion ,bol" anyone rnapplng "nit, it 1S nec""ary to read both toe de,cdptio~ of ne "l,"I'I)l~g ufli" ond th~ <1escript1on of the S0i\ "erie, tD "hioh it belongs. An i"PQrtant part of the description of "ach ,oil ,eri"s is the sod prof'le, thdt is, tho sequence of loyer5 from dl(> surbce downward to rock Or other underlying material. Eaoh _<eries cantoins two de>oripnQns of this profile. The first is 1,rief and in terms familiar to tl,e la)"man. The 5ecOl,<I, dotal led an,j in tcchn,eal term.<, i, for ,cientist', englneers. aTId others ~ho need to make lhorou~h and precise studies of 50ils. Unlo_" it is othe"~ise $toted, the colo,-s g)ven ill the descriptions are those of 0 roo"t soil. A, rnentionoJ in the section 'W.W "!hi5 5nTVey Wa< ~\o.de," not all m.ppin~ unlts are members of. <011 ,cnes. U,.ban hJ\J, for eX,",,!,l'" does not belong to a soil series, but "evert~~less, is listed 1n alphabetio oTde, along with the soil 'eries. Following tile nom" of each ~apping w,it i, a symbol in parentheses. This symbol identifies tile mapping unit on the det~ileJ soc! map. Listed at the end of each descriptia~ of a mapping unit is the capabLI.ty u,,,t and "oodl'TId FOuP ,n ,'hich the mapping unit j,as be"" placeo. -r:, •• ·oodland Jesi~ nation and the page for the de>co-ipti.o!l of each capability unit con be found by refen-ing to the "Guide to Mapp,ng Units" at the boc!< of this _,urvey. Tho acreage and J'Toportiunate extent of each mal'ring unit are sh"wn in table 1. Many of the terms used in desccibing ,oils C,"' be fO\n>d in th$ Glos>a.y at too end of thi5 ,,,,-ver, and ,"ore de_ t,Hled infomation abOl,1t the terminology and "ethod_, of soil mapping can be obtained from tho Soil ~u-rvey MarlU,1 (l2J. lUiJ""'ood Sedes 'Iho AlderuuDu ser;"s is mac', up Qf mDdeT~~oly well d1"ained soils that have a weakly con501idated tu st,ongly consoliJated ,ubstratum at a d"l.th of 2~ to 40 inches. These soils ~,.o on uplands. They formed under cunHer" in g].,cial deposits. Slope> ate 0 to 70 percont. ']'),0 annu~) predpi tation 1s 3, to 60 inches, ,oost of wl\1ch i< rainfo]l, between O~~oher and May. The moon annual air temperatur< is "bout 50' f, The n-ost_free Se~son is ISO to 2UO days. Elevation range' from 100 to gOU feet, In. <epr.'""tobvc profile, the surface lara and subsoil are vory d~rk brown, dark-brown, and grayish_b~o'-n gravelly sandy 1o,"" ahOUt 27 inches thick. The substr.'ulO is graYlsh-bJ"o>m., "edkly cDnsolid~ted tu strongly cOl,-solidated glaci.l till thot ".<tends to a depth of 60 inches and more. Alder,mod 50ils are used fo, timber, pa;tuce, 1.oni", row crops, "",1 urban devrdopm,nt. They or, be m05t exten_"ve soils in 'ho survey area. R'l'ro_,en!ative p,ofile of ~lJerwood ~ravell)" sandy lo"m, 6 to 15 1'000oent slopes, in wuodland, 450 feet eost ,,,cl 1,300 foot ,ou,h of the nor~h qU3,te, CQrner of _,ec. lS, T. 24 ~_, 1(. 6 E.: Al __ G to 2 inches, very da"k bro.'n (WYR 2/2) grovelly ,andy loom, Jari grayL<h brown (lOlR 4/1) dry; ""Ok, fine, granular struc_ ture; slightl)· hard, friable, nO"Hicky, nonpla'tic; many roots; stron<ly acid; abrupt, wavy boundary. 1 "to 3 inChes thl~k. ~2--2 to 12 ind,"s, Jark_brc..-n (lOYR 4/3) gravelly sandy loam, brown (IOYR 5!3) dey, modent., medium, sUbangular blocky structure; slightly hard, 'friable, nonstick)", nu"plastic; ,,>,<'y rODts; sHon,ly aCid; cle31", wavy bou"dary. 9 to 14 inohes thick. B3 __ 11 to 27 inche" grayish_Oro,"", (2.5Y 5/2) gravelly sandy loam, light gra)" (2.SY 7/2) dry; many, medium, Jistinct ",ottles of light Olive brown (2.5Y 5!~); haTd, friable, non_ ,tldy, nonpl",tic; man)" roots; "edium acid; abmpt, ,avy toundary. 12 to Z3 inches thiok. Ilr __ 27 to 6G lnd.es, gTa)"lsh-hrOl,,"n (2.5Y S!l), weakly to strongly consoli,lated till, ligh gray (2.5Y 7!2) dry; COTITOlOn, ~edium, di,'tln~t ",ottle; of llght olive brown and yello~ish bro\O'n (2.SV 5/6 and 10YR 0,/6); maSSive; no roots; modium acid. Many feet thick. Tho A horizon T8nge, from very darl: hT<l.'n to dar, brown. rho B hOrlzon is h-rk b"own, gro)"ish bTOI<Il, a"d dart yellowish prO,",. The con;"l,dated C hori,on, at a depth of 24 to 40 inches, lS mostl)" grayish brown mottloJ with yello~i5h brown. Some layers in tho C horizon slake in water. In a few areas, there is a thin, gray"" gra)"ish_brown A2 bodzon. In mOSt areas, this h"riwn has been destroyed tll,ougo logglng operatIons, Soil. included .,ith this soil in mapping make up no ~Q,e than ~O pe.-cent of the tQtal a~<cage. Some areas are up to _, percent the I'uorly drained Norma, Belllngham, Seattle, Tuk"ila, ~nd Shalca, soils; soma are tIp to 5 percent the ve~y ~ravolly everett and "'~ilton soils; and Some are u[' to 15 percent MdeTWood soi15 tl,at havo slope, mOT. gentle or steeper than G to 10; percent. Some areaS in New- Cd<tle Hill, .TO 25 percent B""uSite sOlls, some northeast of [tuvoll a~e as ",uch OS ~S percent ilvall ""ils, ond some in the vicinitj of Dash Point a,e 10 percent Indi.llDla and Kitsap soils, Also ,ncluded are Small areas of ,\l,[oTh'ood soils that have" gravelly lo'm surhc. layer and subsoil. PermoabliHY is ~ooeTatcly rapid in the surface layer and _,ubsoil and very ,10\; in tr.e sub;~,.atum, Roots penetrate ea>ily to tj,e consolIdated ,,,ustra- -turn where they tend to mat on (he surface, SOllle roots enter the sub,tratlUn through ordoks. Water move' 0" top of lhe sub,tratum in winter, Available water capacity is low. Runoff is ;I(}>I to medium. and the haz .. nJ of erosion is moderate. Thi5 'oil is u~cJ [or ~i~ber, pa_,"ure, berrie>, and "'" crops, d"J for u~ban d.volopment. L"apabi Ii ty unit IVe_2; wonJland .fOUP 3dl, g<ovell,v .andy 10"",, /, to 15 percent slopes, but 1n places its s'Hface layer H 2 to 3 inches thicker. Areas are irregular in shape and range from 10 acreS to sl1ghtly mOTe than 600 acreS in she. Some areas are a, ~uch as 15 pen''''t incluMJ Norm., Uellinghom, Tutl.'i1o, and Shalcar soils, all of which a~e poorly drain,d; ond some arca_' in the vicinity of Enumclaw .TO .s much as 10 p"rcent R1'd;:ley soils. Rtmoff is slow, ond the eTos,on ha'OTd lS slight. This Aluerwoud 'oil 1< used fo,. timber, pas~uTo, berries, and row ~TOpS, ~"d for urban development. Capability LIDit 11'0_2; ,'oodland group 3dl. from 7 to ahout 2SD acres in ,,,e. cQInlIIonly and range Soil_. included with this SQil in mapping Tllah up no ~ore than 30 peroent of the total acreage_ Some a"ea5 are up to 25 percent Everett soils that have slopos of lS to 30 pOTeen" and some .Teas ore up tD 2 percent B~llingh"". Norma, and Seattle soils. which aT" in depressio!]', Som. areas, eSpeo1al1y on Souak Mountain, h. Uewco"le Hills, and north of Tiger _~uu(]tain, He 25 fc<cent FeausHe ~nd G,'all ,oil,. Be"'-1S11O soi1> ace ulhleTtain by 'a,,"stonc', and ()vall soi 1 < by an<lcs i te. Runoff i> mcJiUJll, ",\J the ~,osion h.'~rJ is Severe. The <llppage potenthl is moderate_ This Ald.",ood 501\ is u,,,d mostly fOT timbeT. Some areas on the lowl"T part, uf slopes ~rC used for pasture. Capabih'y unit VJo_2; ,,",oolarul group ~L percent are 25 ,0 percent ,,~rie, gI'catly ,i thin ,\bout IS percent of so"e mapped areas i> ~n indudeJ, u"n""ed, vcT)' Jeep, moderately cu""se textured ,oil; .nd ~huut 10 per~.nl of 'err.e aTed' is a veTY dee~, cuarse_textured Indianola ,,;L Dra1nage and peTJ],ability vary_ RlULn~f is rapid to veT)' rapid, ~nd th~ erosiu" hazard i; ,e,ere to very ""vere. The 5lirpa~e potential is severe. These soil' are u,oJ for timber, Capobihty unlt I'lle_l; woodland group 2dl_ ,\rcn~", Alderwood 'Ia~erial Arents, AldeTh'ooo m"iOlial coredst, of Aldenmod soils that have been ", di<tur],eJ through urban- hation that they no longer can be cla"ifiod "ith the Alderwood ,eries, Tl,e'e soils, however, have man)" SimIlar fe#~",-es_ The upper port of the SOil. to a oop~h of ,0 ~o 4D inches, is brown to d.Hk_ bro"" gnv"IJy _"'"uy lO:I11l. Belo~ ,-fIis i, a gransh hrown. consolidated "no impOH'iOUs substratum, Slopes generally rons" fron 0 to LI percent. The,o ,oiL, are used for urh" development, result facilities. are rect'ngular and range frO\Tl 5 acres to "ho,," 400 acres in s1,e. Representative prufi 1 c of Arents, Alderwood material. 0 to 6 percent slOpes. in an urban area, i,30Q feet west and 350 fc"~ south of the northeast corner of 000.23, T. 25 N., R. 5 E.' o to 26 i1lches, clark_brown (tOYR 4/:1) gravelly san~y loam. pale brown (lOB 6/:1) dry; ',a'_'He; Slightly hard, WTY frla.blO, non- "tioky. nonplastic; m3I1)' ,oots; mediuOL add; abrupt. smooth bOlUldaTY. 23 to 29 inche_< th\c~ . lti to 60 inche" grayish_brown (2.5Y 5/2) weakly consolidated to <lnmgly consot1dated glacial till, light hcmmish gray (2.5Y 6/l) dry; COmmon, medium. prominent mottles of yellowisl brown (lOYR 5/6) moist; massi:ve; no rout>; fIIediUl' add. Mony feet thic~, The upper, very fr,sble part of the <oil oxtends to a depth of 20 to 40 i"ch., ~n,J. ranges f~Q~ daTk groyi,h bruwn to dock yellowish brown, Sonce areas or, lq to 30 percerot h,olcrled ,oils thot are 51mil'T to thi' ,oil matedal, but either shallo~er or doepc, O\'er tl'fr co,"poot SUbstratum; ar.d some areas aro S to 10 perc""t very gravelly Everett seils .,nd $andy I"diano)a "olls, This ~rents. A1Jc<"o~J 'Oli is moderately well drained, Pcrmoallility 1n tl,e "pper, disturbed <oil material is moderately rapid to moderately slow. depending on its oo~paction dHring oonSt,-uotlOO. The ,ubstratWlI is very slowly permeable. Roots penetrdte to and tend to mat on the surface of the consolidated s"k"rotum. So"oe roots enter the sub,tNlum through cracks. Water moves on top of the sub3tr~~urn in winter. Ava1lable ,,'ater oapacity is low. Runoff is 'IDw, and the erasion ha",,'d is Slight. This soil lS u'ed for urban clevel0l""ent. Ca_ POblllty unit 1V"_2; woodland group 3d2. " '" aho~t 450 'OT'" in $"0_ SECTION II CONDITIONS AND REQUIREMENTS SUMMARY The Project must comply with the following Core and Special Requirements: • C.R. #1-Discharge at the Natunil Location: Runofffrom the Site will discharge at the natural location. • C.R. #2 -Offsite Analysis: An Offsite Analysis is included in Section !II. The Analysis describes the Site's runoff patterns in detail. • C.R. #3 -Flow Control: The Project is located in the Level 2 Flow Control area. A combined retentionldetention pond will provid~ flow control as required. The Project is required to match durations for 50% ofthe two-year through 50-year peaks. • C.R. #4 -Conveyance System: New pipe systems and ditcheS/channels are required to be designed ""ith sufficient capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed conditions for onsite tributary arcas and existing condition" for any offsite tributary areas. Pipe system structures and ditcheslchwmels may overtop f(lr runoff events that exceed the 25-year design capacity, provided the overflow from a 100-year run(llf event does not ereate (lr aggravate a "severe flooding problem" or "severe erosion problem" as defined in C.R. #2. Any overflow (lccurring onsitc for run(lff events up to and including the 100-year event must discharge at the natural location for the project site. In residential subdivisions, such overflow must be contained within an lJnsite drainage easement, Iract, covenant or public right-of-way. TIle propmed conveyance system wa" analyzed using the KCBW program, and is capable of conveying the 100-year peak storm without overtopping any structures or channels (see Section V). • C.R. #S -Erosion and Sediment Control: The Project provides the seven minimum ESC measures. • C.R. #6 -Maintenance and Operations: Maintenance of the proposed Slonn drainage facilities will be the responsibility of th~ City. An Operation and Maintenan~e Manual is included in Section X. • C.R #7 -Financial Gu~rantees; Prior to commencing construction, the Applicant must post a drainage laeililles restoration and site stabilization finanL-ial guarantee. For any constructed or modified drainage facilities to be maintained and operated by the City, the Applicant must: I) Po~t a drainage defect and maintenance financial guarantee for a period of two years, and 2) Maintain the drainage facilities during the two-year period following posting of the drainage defect and maintenance financial guarantee. • C.R. #8 -The Project is located in the Basic Water Quality Treatment area. One combined retenuonldetention pond will provide water quality treatment as required • S.R. #1 Other Adopted Area-Specific Requirements: Not applicable for this Project. • S.R. #2 -FloodplainiFloodway Delineation: Not applicable for this Project. • S.R. #3 -Flood Protection Facilities: ~ot applicable for this Projed. • S.R. #4 -Source Control: Not applicable for this Project. Sensitive areas on or adjacent 10 the Site incIu(le several wetlands. Project improvements will require filling two non-regulated wetlands onsite. The total wetland area to be filled is 2,789 s.f. (0.064 nc.) This is less than the O.I-ac. threshold that requires Anny Corps of Engineers approval. ©1004 D. R. STRONG C""sultmg fng;-=-< I",. Drni""!l' I<q>n~ " A<pen Wocol, R,",,,", w,,~;"po" SECTION III OFF-SITE ANALYSIS The Levell Downstream Analysis is included in this Section. «l~(J<)4 D. R. STRONG C,,,,itLng EJlgin= In<, Dr..;D4l'Report Mpon Woods Reot"". Wa,h;ngton PRELIMINARY PLAT OF ASPEN WOODS LEVEL ONE DOWNSTREAM A:"<AL YSIS TABLE OF CONTENTS L NARRATIVE ............ . LL. UPSTREAM TRIBUTARY AREA ........ . III. SITE DRAINAGE .......... . IV. DOWNSTREAM ANALYSIS .. v. REVIEW OF EXISTING RECORDS. VI. CONCLUSION .... FIGURE I 2 3 4 5 6 7 8 APPENDIX A APPENDIXB LIST OF FIGURES DESCRIPTION VICINITY MAP ................. . SITE MAP. .... . .... . KlNG COUNTY IYfAP COUNTOUR MAP ..... . STREAMS & 100-YEAR FLOOD PLAINS. WETLANDS... ........ . ... ..... . ............ . EROSION HAZARD AREAS. . . ...... . LANDSLIDE HAZARD AREAS ...... . SEISMIC HAZARD AREAS .... . APPENDICES DOWNSTREAM MAP. . ..... DOWNSTREAM TABLE. DOCUMENTED DRAINAGE COMPLAINTS .. ~ 20(14 D. R. STRONG Co","I"fIJl Engi"'~. Inc l.ovd 1 Down""",m AMI)'>i, I 5 5 5 7 7 2 3 4 8 9 10 II 12 13 14 15 A,I"'" WoO<!, RonL"D. W"hing<"o LEVEL ONE DOWNSTREAM ANALYSIS DISCLAIMER: This report was prepared at the request of Harbour Homes. Inc. for the }()9,OOO squarefiwi parcel known as a portion of the Northeast Quarter of Section 18. Township 26 North. Ronge 5 East, W,M .. Kong Coutlly Tax Parcel N",nbers 102305-9344, lD2306-9435 &,l02305-9()58 (Site). D. R, STRONG Consulting Engineers Inc. (DRS) has prepared this report for the exclusive use of DRS. the owner. and their agents. for ~pecific application 10 the development project ill described herein. Use or reliance on this report, or any of its contenls for any revisioriS of rhis projec( or any other project, or by others not described above, i.<forh,dden withoutlhe expre;'sed permission by DRS. I. NARRATIVE This Level One Drainage Analysis was prepared in accordance with Core Requirement #2 of the 1998 King County Surface Water De3ign Manual (Manual) as adopted by the City of Renton. The Site 13 located at approximately 11826 Hoquiam Avenue NE in Renton, Washington. The Proje\..1 vvill consist of a 46-10t subdivision to be created from three exislmg parcels. All existing improvements will be demolished. Significant trees will be retained to the f(lllest extent possible. Access from Hoquiam Avenue will be via two 42' right-of-ways. A combined runoff control! basic water quality (RiD) facihty is proposed to be located in a tract near the Site's southeast comer. D~"eloped Site runoff will be collected and conveyed to the RID fa,,;]ity, detained. treated for water quality, then dispersed into the existing wetland located on the parcel just east oflhe Site. A drainage casement through this adjacent property will be necessary prior to construction, G ZO\l4 fl, R, STRONG c"...wt'ng Eng,,,,,,,,,, h~ L"e1 I Down'U"m Analy,~ Asp," Wood. R,pton, W,,}j,"g"'" , -I _' County Boo"".1)1 S'",ots -; "---.- '" :W')< n. " S 1 "nNe, r",n,ul"n~ En~m= I"" L,,01 j Du",n''''''ru ru"lp;' FIGURE 1 VICINiTY!\lAP / Le""nd ~ 0 ,,- 0 l.!»& and !..a",. m..... ,w ,-- A'll'" Wood, Ron''''', W...m"",o" iI:l ~oo. I> R. iii RONG Co",,,,iti"g f",g;"",,", I"" L"O] I Do"",,,,,,,,,, A""ly~, FIGURE 2 SITE MAP , A.p," Wood. R,n'on, W,,,],;"O(()" ~Z'-- , Ii ( ASPEN WOODS DOYINS~ !,NAJ.:~S AGURE 2. ~,~ \' " II " ." ., FIGURE 3 KING COUNTY IMAP CONTOUR MAP 0_ , _0 "",,"Iy flo"n" • .,. ,¥ ~ .. 0 ~ -0 -'" ,- 02004 D R. STRONG {',n",lI;n" Eng,,,,,,,,, h~ !.<-vel I l)ownst=m An,ly,;' Legend .v -Topo Coo"""'" (5ft) "'- ... "". aMI ~"'" """' .. 51100.". , ASp'. Woods Reo"on. Wa,hm~,," II. UPSTREAM TRIBUTARY AREA In evaluating; the up~tream area, we first reviewed the King County iMAP (sec Figure 3) which showed Site topography that sloped generally to the east. Furthcnnorc, a field survey was perfomloo by D. R, STRONG Consulting Engineers in September of 2004, The field survey indicates that Hoquiam Avenue SE reaches a high point at the Site's frontage. 'This along wIth the roadside ditch system indicate that no runoff can enter the Site from the west, northwest or north=t. The topography indicates that runoff cannot entcr the Site along the north or south property lines and the entire Site is sloping east, therefore no runoff may enter the Sit~ along the cast Due to these observations, it is our detennination that the upstream area for the Site is negligible. III. SITE DRAINAGE The Site slopes to the east at 3-10%. The vegetation consists of lawn, landscaping, and s~attered trees around the area of the existing house and towards the northwestern portion of the Site. The remainder of the Site is heavily vegetated 1ith native grasses and shrubs, berry bushes, and moderately dense forest. Site nmoff appears to flow east and exit the Site atong the eastern property line as sheet flow across the oft~site wetland before it is channeled into a Class 3 stream with northerly flow. The Projed is required to meet the Level 2 Flow Control and Basic Water Quality Treatment criteria, No existing structures will remain. A new residence and driveway will be constructed on each new lot. lV. DO\\'NSTREAM ANALYSIS The downstream anatysis is further illustrated and detaited in the Downstream Map and Dowmtream Table located in Appendix "A". The downstream area is located within the May Creek Drainage Basin. The downstream path was evaluated hy reviewing available resources, and by conducting a field recotl1laissance. Points "A", "AI" and "Al", Natural points of discharge located along eastern line. Runoffflows easterly across the Site as sheet 110w and continues offsite to the adjacent wetland/stream. From Point "A" to Point "B" the flow path begins as southeasterly sheet flow al'TOSS the adjacent properties. No flow observed. (0 -190') From Point "8" to Point "C" the flow is westerly through the existing, olfsite wetland. No flow observed. (190'-365') from Point "c" to Point "D" runoff enters a mapped CtMs 3 stream and heads north. Tri~kle flow was observed. Stream area was extremely overgrown. (365'-870'). From Point "0" to Point "E" nmoff continues traveling north via the Class 3 stream. Channel is well defined; stream area is extr~meJy overgrown. No potential problems anticipated. Trickle flow was observed. (870'-1170') () 1,"" D. R. ,TROlfG Co"""l'm" E'I!lm,,,' lot l<vd 1 Dow"""",," AIl'lySl' , .... ,.", Wo,,", Ronco", W~,hmgl"" From Point "E" to Point "F" runoff continues traveling north via the Class 3 ,[ream. Charmel is weI! defined; stream area is extremely overgrown. No potential prohlems anticipated. Trickle flow was observed. (1170'-1415') f) 2004 D R STRONG COll,ul,jng hgincm In, Lc\~l 1 Doumorc,m A",~ ,;, Asp"" Woods R"",oo, W,shington V. REVIEW OF EXISTL"IG RECORDS A review of the King County Water and Land Resources Division -Drainage Services Se~1ion Doc1lmenled Drainage Complaints within one mile downstream from the Sitc revealed few recorded complaints, most of which date back more than 10 years. The most pertinent eomplamt o~~urred in 1994 and appeared to be a problem with the ()ff·~ite Class 3 stream flooding. TIlls complaint has not recurred since then and is assumed to have been resolved. (See Appendix "B") Included are sections of the King County Sensitive Areas Map Folio, which indicate the following: • Stream.~ & 100 Year Floodplains: There is a mapped Class 3 stream just east of the Site. Field reconnaissance confinned ib existence and gcnerallocation. (See Figure 3) • Wetlands: Therc is no mapped wetland downstream of the Site. However, in reviewing public records of the proposed development to the east, it appears that there may be a wetland just east of the Site. (See Figure 4) • Erosion llazard; There is a mapped erosion hazard area approximately one-tbird mile downstream of the Site. (See Figure 5) • Landslide Hazard: There are no mapped landslide hazard areas within one mile downstream of the Site, (See Figure 6) • Seismic Hazard: There are no mapped seismic hazard areas within one mile downstream of the Site. (Sec Figure 7) VI. CONC1,VSION The Project .<,hould not adversely affect the dOWIlstream properties. There were no relevant documented drdinage complaints within the last five years. Developed Site runotT will be collected, detained, treated for water quality, and released as per the Manual's requiremenL~. During construction, standard sedimCllt and erosion control methods will be utili~.ed. This will include the use of a stabilized construction entrance, silt fences, a sediment trap or pond, and other necessary measures to minimize soil erosion during con~truction. o 2004 Il R ,TRO~(] {"o,,-,ult;"~ Eng""", I"" l<voll fu.n,'te"," A,,"ly,~ , A,p," Wood> Ron".., W,,o;,,,IOO FIGURE 4 STREAMS & 100-YEAR FLOODPLAINS . -COUn'ya .... od.ry I-• ,- ~ ,,--,- o 20CM D R STRONG c.m,u","g E"!,"",,]DC level I Downsttcam Analysi5 ,¥ 0 0 ",' Legend -e_. l"".3nd"-_ SIM ...... @J '00 Vo., Fbod".." Asp,nWoo.!s Ron",n. W .. ,hingt"" o 0 I 0 0 Co""'Y BOO_.y .h,/ ,--0 ~ ,-0 -,,/ ,-, (') 2004 D. R. STRONG ("0",01",,& Fog;"""" "" L"e11 Dow"'''<>m A",Iy'" FIGURE 5 WETLANDS Legend ~ P~."II. la ... """ l"'9l R .... u. Silo ..... m 5AO_",,"d ""'l A..,," Woods R,mon, WorlUnglu" , -, -' Couoty Ilouodil'l' S .... ,. -; ,,-_." ,-, FIGURE 6 EROSION HAZARD AREAS Legend tilt ,A ~ 0 P ...... 0 La .... nd 1...11",. ro.. .. r' S""."" to 2004 D R STRONG Co"''']''n.g En.gj"ccrs ,," , """ 1 Onwn"",.m A""iy", SAO E",,",o A",," Wood< R"",on. W.,hmgto" FIGURE 7 LANDSLIDE I [AZARD AREAS o _ County Som",.", I _0 S'Ole" -: ,,---'ro" e 20(14 D R. STROKO Coru.ul,mg Eo;gm"rs Ille Lovd I O<,wru,'re:tm A,~I}'<lS Legend rn SAO l."d~. ,N' -0 e_. 0 lJk8. and \..0"," ~" r' S""a'" A",," Wood, RenLon, Wasillllgton , -, -' CounIY _nd~ry SUe.'" ~ "--,- FIGURE 8 SEISMIC HAZARD AR[A ,,-.v ~ 0 P.""" [i] .... "'s 'n" "_ """'" r' ,.- C 2~N D. R. ,TRONG CQ",ultin! E,!,",on; I"" Lev.! I Dow"-"""", A""iy,;' IliiI SAO S.ismIc A,p<" WOOO' R""IOOl. w",bing'o" t>lO'()< D. R. STRONG Con",";," E",;,,,,,,, 1", l=eI I Downstre,m .\J"ly", APPENDIX" A" DO\VNSTREAM MAP A<penWoods R=ooo. W""hmg\(m -z~- r-11 I--J f------1 [ I I I __ ~ -~ ASPEN WOODS S'lRE.\N NlAI:rSlS -~-- • DOWNSTREAM TABLE 020(14 D R STRONG COlliulullg Ellgm,,,, I", L,,,] I DowJl,trc,m An,I),;, A'f'OJ'W"",b R,"um, W""hmgL," I I , " " " 1 i , i 1 o , o , , I " ! i , , o " , " " " APPENDIX "R" DOCUMENTED DRAINAGE COMPLAINTS 1; 1~04 D R STRONG CoruultLt1g EJ,g,,,,,,,,,, joe t.e,.,]] Dm~",re'm An.l~'~ " A,p'" W",", Kon",~ W""lungLon Map Output Page 1 of 1 ®King County __ , -, -' Co",,,,. Bau"dooy " legend E:I ~ "'-R<! o.a.,.9" Co"'!' ..... " s ...... 0 Pa..,.Os -: . ~. 0 l~' •• a"d La",. """' .. -p s ........ <-< " " " TOe d.,.,., http://www5.metrokc.gov/servletlcom.esri.esrimap.Esrimap?ServiceName~overview&Clie... 9/1012004 • AUG.24.2B04· 3'23PM 1'10.662 __ KING COUNlY SURFACE WATER MANAGEMENT DIVISION DRAINAGE INVESTIGATION REPORT kC l-t..RO Page;: INVES11GATlON REQUEST Data: /..?;2-'~ r¢ OK'd by: ;ffi Fie No. ?i--(0 a () ... , NAME: k ... ~ t?/'e'7"~6""?2.. PI10NE .IfS"-f?,f' S, ___ - MlDRESS, /./t / s-/..£-1-11. d.J.,3"r;~ CIty &?C"<>V<--=' State Zip ?f( osC- location of problem, H diffarent (feported Problem: ----------, -7.r-M-A-rcm:~ : "la! nama: Other lIgencles involved: J!f;...J.!!.... ...n........!2£ 1j4STR Basin I'ItHf COLlncij D1S1 •.. ~ " '. Charge No: Lot No: Elloclc No: No Ask! Investigatlon Needed =~_ Th.Bros: Newt~7 1}7 Old .5,s-E 4. !ESPONSE: CItizen' notified on I-"-I-?:["l¥y .k phor.e letter In person . d-J ""', t<1..1"'f~ .. ,~~ -11.., ::-"" -;,,, ~ {t..MJf ""(;.-1.",_ ~lPI- 'fSPOSmON: Turned to Ii!..... on ,I -10-7.£ by.::!tl OR: No furlhaf Ietlon recommanded bedrluse: _ Lead age!lcy has baan notlfted: --""';;;;;"';;;,.."'"''''',----,>;;;;0;;;;;;;;''';;;;;;;;;; .. -.;;;;;; Problem has been correoted. No problem has been idemlfled. Prior InveillgallOn IlCIdrenes probl~m.: -So.Fi"~'_-=-~~ _ _ PrivaPJ problem -NDAP will not tlmuJd&r bellalm!: _ Waler originates ons/[e an::i/or on nelghbo~ng parcel location Is outside SWM Sel\lloe Area. _ Other (Specify): 1ATeCLOSED:.....7-; '2-1.../~ by:m ~. c.... AUG.24.2004 3:24PM KC WLRD ~O.662 P.3/7 KING COUNTY SURFACE WA"Tf;A MANAGEMENT DMS10N DRAINAGE JNVBSTlGATlON REPORT -. /J61llR' fJf /nllNlifJation: COMPLAINT '*(14.1000 ME'IZGER. ~!lIt(d Hi.9S b1 Doug DCbIdns Page 2.: fiELD I~GA.T10N -. Meet wlIb Mr\I, ~OIIIlile to I\isC'IISIl h..-~_ thai floaded the ~_I other bome. Tbebascmellt was tloodcd lUId damngttI tbrcc roama anll a bathfooIII. ~ 11ves bekIW fOiIll gnde iUI4 mlMll M\OffiOlll14l1111.avc SB IIIlIl aJso & ditch ttl tho nDltll otherpropertythatjs aimed ri.chUI her houJo, She hall rmaIl yard dzaIII ill lIle DOJto:Ut c:ornlll othulot that1lb; 10 hIIndI; this flow.lt~ the small-yanl linin oouIdn 'thalldle !be:!low 01_ andDVUkJ:lled an4~ tho"" ........ L This madsi4I: ditch has water eoa:tributed by tbrcc propm;:osco the oDltll ofMt.lZgl:I"!hat drains imo this ditch. Mrs. Metzger WIlIIJ jg knoIo ,,00 is ~foT1his ~ aIIIl-..ho (:qD fix!he problem. Shteh: - • Inve$tIg~ted by __________ _ ''''----- KC WLRD I\'li:IGI!lIoIUIOOD DRAINAGI ASSlS'l'ANCB l'ROGRAH CQHPLAIN~ EV~UATION M3MO ~O.562 DATE' 3-15-95 'rO: RlIND'f SNOW BACItGRoulm ' Th .. original compl ... int w ..... call"d in on 12-29-94 ... nd DOU" D. oompleted the initial field inveBtig ... ti.on on 1-6_95. llandy Snow ... nd I "polte to both He~. Het~OlJ: and Schroe<\ .. t" dut"in" our field ev ... luation on 3-6-95 on SU"face " ... tar f""", atreAt., p .... ture. and yud. north ... nd ""at of Xet~ger's property which ... ccumulate and flow lnto a ~ry narrow drainage ditch within the l48th Av .... ue SE R/W flowing aouth al<>rI9" th .. "",,,t aide Of 1Utb into the lIE corner of Metzger'S y"rd which is ... lev point below !'Oad q!'ad. in thh neighborhood baein. The flow partially drains into ... private CB at the NE co,rner of her yard which conveye 8010e water t)uough .... II inch 1>u".l.8d CPP pipe _ .. t around the north aid .. of h .. r houae and d.l.ach=gee " .... t 1nto th .. Ichroader'. hore .. pasture( ...... compla.int 95_ 0009) app""",.t,...tely 6 feet lower th .... Me.t:g .... '. ba"k yard lav .. 1. A _n pond for"", a.t th .. N!: .:=nar of IIoItzger's yard and during rac .... t heavy ",.,noff ncod .. d into h .. r b,,-.. ement filling several Iledroom ..... nel "- bathroom, damaqing-turn1t""a, cup .. ts and wall ... Th .. Sch:-oeder' .. c""'Plaint includea repo~t .. d e~oaicn, .... dMllent"ticm, and inc~e,,~ed .,ino~ floOd11\9 ac~o.a thei~ large aloping ho~se y""'d/p!l"t\l~" f~om tIE to Sil towa~dr a low "ood"d a""a which develops 1nto th .. upper channel of Honey c~eek Which is tributuy of Ha.y Creel<. Fo. tbl& ""port, the hcre .. puture Gell impact .. are c"nBidered to upact a. hor~ .. bO"rd1ng commercial buai" .. sa. PINDINGS, Since the problem m .... ta all 0: th. NDAP project criteria listed bel"w, it qtlal.l.f.l.ea fcr and haS been investigated undO" the tiDAl' proqram. • Th .. prObI .. ~ aita 1a within the SWM service ar .. " and does not involv .. a King County (KC) coda violation. • Tha problem Bite eh"w ...... id .. nce of or reported localized flooding. ""oai"" and/or s .. di .... ntation within the off rcad drainaq •• ,..t .... on "priYate r .... idential ... nd!or commercial prop~rty due to 1at~r upntr"am d .. y .. lopment ~Property other than KC Or ~4t. rOlds. plrke or ._chool.B); • Th .. .,robl_ h caused by a"rfaca Wltu (not groulldwa.t.r) from !llDr" than on .. aClj01ning property a.nd creat .. a impaCtH bayond th .. propoH'ty Dwruo"a' cont..-ol. . • If th .. r .. il only One aff .. cted property, that prcpe.r:ty contril>uta. 1 .... thin 75' ot the probl,,,. runoff. IUITI!II Thi" ,,",~ect bas top p-riD"ity rating IIIId .. r til .. KDAl' bac"uu floodiog of !iyiog .pee. haa occurred f=1I a stDr. judged to b .. las. th .... 10 ye"" &to". ""aDt. l'MIl 1 01'" J , " AUG.24.2004 3:24PM KC WLRD NO. 562 OPTIQRS NNP DISCOSSIQH Opti""" ,,,, .. ,,id .. ce/l t" ""nvlOY ttl" e""e"" 8I1cface "tOrrll wfltar p ..... t both P"opBrti<>. J.nclude the following. P.S/7 1. In.~all .. n undfl"q~ 12 1nch iOtorm drain "Yat"", f"0111 the N!l 1:<>"_" of the M.tzge,,'e yal:l!. nea.. th" "1<.l.atin9 CD, .... at aWl:ol<:I.1!I"tely 130 lineal het to JUDt 5.II"ide th .. Sd\roeda,,'a pl:operty lin ... Two TypD 1 CB .. wollleS 10 .. inBtal1 .. d, one "t .... ch _nd Of thi_ 12 pipe. 1'1:0lIl ttl .. outl .. t of the Becond CH to 10 .. located near thlo m: cor",," of tbe Sch&ofldec'" ho" .... yUd on th .... outh Bide of the CD. a a"our p"ot .. etJ.on "10' "ap cutlet WOIlld con ... ey \:.he .torn wat .. " 'Ilfely into .. gl:asaed "~h<!D awal .. abOQt B feet wi<t. which would ,lin approll.l.mately 175 feet eOl1th alonq ~hfl SCh:rOed .. I:'. eaat p"cputty line wlleu it IIIOI1ld dhchlU'g" into ...... "iflting ditch li ... flcwing .. ut to ""'''t down into what Ilppe"I:B 1:.0 be a n .. l:.l1r"l drain";" channel wh1cll flowa ""'aI:.Ml\Ortm.est. This atordl watl"" Iw&la waul'; inollld" a aC:OUI: prcl:."cticm Itrucl:.u.r .. /f .. c!lity locat .. " a"l: t"'" cutlet of -th .. 8"l:.Orrll d"ain pipe. in the SE corner cf the he"ae ya:ed in orlle" to "afely "onvey -the pl'aIc flows f"cOl til .... nd of the srau.d .... ale tnto t.be ... !.at.inS e ... st.-IA~t man .... ac.. ditCh. 2. This OPtion i .. ~Lmilal: to No.1 "esc"ibed abov... The diff"r .. n~. ie I:.hat th .. conv .. yance facility t""'" the Ie "orne, cf M .. tll9"''''s ya"d wBat t.o the Schtoltda,'6 ME cern"" .... uld cons1~t of a '1r"",a linec. swale In placa cf tlla 12 inch lito"," drain pipe. This option "'ould includ .. a IJ "hapad discb""g .. cbute made wit.h •• v .. ""l I:ock gllbion!Reno "'att."eu .. " Bet on a 1aye' .. f heavy duty f:\.lt.u· tab,ic 10ca-ted at t.h". .nll of the 8"'11.1. at. t.Il .. w ... t siC. .. of MDtz;e"'e b",,~ y_"d. Tlliil cbut .. woUld provide soil oco"ion"l p"ot"ction wIl.". t.he at""", r.>notf WOUld dbc!> .. ,,!!e f' .... the uppe" swale do .... into the "",ale to be located "lotlQ' -til." eaat sida of the schl:cada,,'s I\o"se y,,":ed.. J'"om this point, tha .. 1001"," w ... te" would be "on"rayed scuth app"o~1mat.ely 17S fe .. t aa d""cr:Lbsd .. bove in Option No.1. IMPACT SCORE ~ 220 PROPOSED SOLUTION! Since th .. "afe co"veyanoe of t.he p"ak Bt.O"1Il runOff t.hrough th .. M"tz9"r'" yucl is of ,,"imuy impo"tanoa, I reco~ Opl:.ion NO, 1 be employ"d to .. "fell' ccnv .. y tha p"ak at<;ll:OI wate" £10019 pa"t til" MBt2!!e"'9 hou ...... Since" gra.Dud awal .. might a:r-ode Or wash out and fail I'eaulting in anoth .. " " ... _ .... t !loocting ev."t, the stor'" "r"in h."ilil:.y ln~lu" .. d in Option No.1 i" p" .. forr"d b ..... ed on ,,"lh.l>ility and ..... fety. lIow ....... ". the, .. is a qLI""ti.on whethe" "" not a Typ .. 1 CD and 12 d""in pip .. would have t.lle c"pacity to ad.'l'1at.ly protoct the lIet><9or'. ya"" and h,.,.... I\. emall baSin stud:f "'U completad 1n c"de" to verUy the ahe ct storlll d"a!n fa.cility ".QI.l~,," .. d. T/u! ".~ulta of the .tully Ullin; th"' SBUIl c~ut..." model "'.~ as ahown b_low, Baaic Data From Maps ""d th .. Basin Area 2Sl:'P.-24BR p" .. cip. " SOil Type Ar .. "" ;Indo (lNS' XCSII}! Da~ign Manual, 3.6 Acr .. s 3.5 Inch"" 24,0 M1nutea IIlclel:WOoc. G"DIlP C ",,"iolla lIrea ;lmp .. rviou .. " , .. Area 75 in aC,,8S 2.7 " " l'ACE 2 OF 3 f'UG. 24. 2<l<J4 KC WLRD Pl!iAX Q CPS !r-l'lIlIK HRS VOL\1M8 err 1.70 '.83 31,0&5. 1'10.562 Bale"-on II Qe.1gn peak flow of 1.7 ers, II 12 inch concrete .tOUI dr.in ~P' at II 2\ elope "WOUld lIavll an ampl .. I!apacity of 5.5 Cl's. However, aince the max~um capacity 0: II normaTType 1 CB grate inlet ~1I1. only abbl1t 1 C"l'S, an ""Panded g"ate or <mne type "ebar Inll1t atructu"e would I>a required along with .. b"l"", !irade >:".\.111 inlet aet in a dep.,.,,,,1011 .. , .... 11 aa a raised ma .. onry tYPIl 1I_1.-,,!r<:le wing wall around til. ca inlet to h81! "onUIIO and di"ect the peak n""l <:\own into th .. ell inlet. 11 gral.8 e."tbeJI ...... "gency o",""flow swah. wauld a180 Ioe requi" .. d to gOnvey peak flowa exceeding the deaign peak flow or 1.7 Ci"S around the houee. Thh project is estimat.ed to cort appl:ox1mately $ 11,200. 1. The clearance on the north aide of tha JoIetaqec'. boll .. " 13 tight and will ~cbab1y slow ccnet"l1ction work along thll north pcop"",ty 1;"'... Acc .... to the backyiU"d will cequi"e temporarily "eMOving a portion of a 4 foot hi9h t.nca in two locations fo" .. quipnlOlnt In<1 inatall ... tion 0: !:he 111::0= drain along the north p .. ope .. ty lin ... 2. Utility conflicts along til.., north pcoperty line a"e unknown IIXCrpt. th. e><iating 6 Or a inch CPl' dnin pipe Shown on the HlIld i .. v .. stigation " .. port. Oth .... "l:i11tiea <:01.11<1 lie i .. the yard & .... III? ,. the berD9 .aneil:ive owne" .. a" COnel:cuC:1:10n in beth ya:t:da .. ay be 1l.mU,sd l:Iy poo" soil .. and ya"d ope .. atione inCluding breeding/foa11ng s .. "sOn 0" etller bora .. ballea. Th .. pro:! .. ~t ,,",lit 1:1& <:oo"dinated with both requi .. ed PI'OE 3 01" 3 P.U7 .. " TO: DATE; SUBJEer. KING COUNTY SURFACE WATERMANAGEM;ENT INTERNALMEMORANDVM Tim Kelly, P E, Senior Engineer, Prcject Mmagement & DesiJn UnIt Glenn Evans, P.E., Senior Engineer, Drainage lnve8tigati.on Unit 11·6-95 FOLLOWUP INFORMATION; METZGER 94-1000 PER. OUR MEETING WI1lIYOULAST WEEK, WE HAVE CONFIRMED THAT THE DAMAGE DONE AT 'qIE METZGER PROPERTY WAS CAUSEDaY LESS mAN A ·10 YEAR-24HOUR STORM. IN FACT IT WAS CAUSED BY 1.44INCHBS OF RAIN IN 24 HOURS WHICH EQuALS LESS mAN THAT OF A 2-YEAR-24HOUR STOm (2.1 mCHES). TIllS PROJECT'S RATING IS CPN~UEN11..Y REVISED TO A SCQRE OF 999, OR TOP PRIORITY FOR YOUR I~ PROJECT UST. Please oontact me at 296-8386, or ALAN MEYERS, the investii;ating engineer, at 296-0411, If you need more information. cc: ALAN MEYERS n,,, SECTION IV FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. EXISTING SITE HYDROLOGY There are existing improvements on the Sill' (two residences, outbuildings, and paved driveways). Hov,l'ver, to simplify the hydrologic calculations, and as a conservative assumption, the entire Site was modeled as "till forest". Modeling input Land COVer Basin A1 Till forest (ac) 8.15 Till Grass (ac) 0.00 Wetland (ac) 000 Impervious (ao) 0.00 Soale Factor' 0.81 Time Step. Hourly Data Type: Reduced Project location: !.andsburg Total Area: 8.15 Table I Pre-Developed KCRTS Modeling Input Modeling results Return Basin period '" 0.720 "' 0.683 " 0.608 10 0.495 , 0.387 , 0.355 , 0.286 1, 0.099 1 .1 0.010 Table 2 Pre-Developed KCRTS Modeling Resnlts 1[>20(14 O. R. SWONti Co",uit;n" Eng;""" Inc. llnImago R"I",rt A'~ Wood.; Reo'n" W .. lungt"" FIGURE 5. EXISTING HYDROLOGY MAP {)2L1<l4 D R STRQ"G C",~ultirtg Eog,oom 1,,_ I),,,n,.o Report Asp<n Wood, Renoon, WO>!m.'", • II L ASPEN 'M)()I)S DRAJI.o.G£ REPDRT fiGURE S ElCISTfIG SITE I'fY\lfIOLOGY < 0 " 0 0 0 C ~ 0 0 0 " .> 0" I 0 OUl O~ r M I!I~I I" ·'1 ,I, • Z B. DEVELOPED SITE HYDROLOGY Soil type The soil types are unchanged from pre developed conditions. Land covers The portions of the Site within the pTop(,,~d lot areas were modeled as till grass and impervious as appropriate. Portions of the site that are within the public right-of-way were modeled as ImpervIOus. Modeling input Land COlIer Basin Till fares! (ac) 000 Till Grass (sc) 3.61 We!larKI (ac) 0.00 Irrpervious lac) 4.77 Scale Factor: 0.81 Tirre Step: ",oJ, Data Type: ROO""" Project location: Landsblxg Total Area: 8.38 Table 3 Developed KCRTS Modeling Input Modeling result~ Return Basin period '00 3.08 50 m " 2.04 '" 1.95 5 HO , 1.67 , '.00 " '''' U 0." Table 4 Developed KCRTS Modeling Resulls ©2004" It STRONG CQns""ms ""~in= In'_ Dr.nrn~< ,",p.m A",,,,, Woods Ro;n,OTI, W,<;b;nglu" FIGURE 6. DEVELOPED SITE HYDROLOGY MAP ©1004 D R STRONG Consulting Ellgln<er5 Joe Drun'g' Report Asp'" Wood, RmIOn. W"hi"poTI I i , I I I , z 0 z 0 0 " .. ~ 0 0 0 ~ ~> 0" Z 0 -~ go > r r , Z iii! .. " -" ASPEN WOODS OAAiNAGE RfJ'ORT FlIlURE e DMLOPEO SllE H~ :( c PERFOR:vtANCE STANDARDS The Project is located in the Levd 2 Flow Control area. The Level 2 pcrfolTIlance requires that the developed condition's discharge rate must match the predeve10ped rates ranging from 50% of the two-year peak all the way up to the 50-year peak. The Project was evallllltcd for amite infiltration and dispersion of roof downspout runoff. The lots have inslJfficicnt space to allow for infiltration or dispersion of r(lof runoff. instead, perforated stubouts will be utilized for each 101. D. FLOW CONTROL SYSTEM Retenticn/D~tention Fac~lity Type of Facility: Facility Length: l'a~Lllty Width: ,ocility Area: Effective Storage Depth: Stage 0 Elevation: S~{)~age VQh,ne: Riser Head: Ri5~L Diameter: Number of orifices: Detention \lault 102.50 " 102.50 c, 10506. sq. 10.00 " 442.34 " 105063. 00 10.00 " 24.00 inches , " " Full Head Pipe Orifice , HeiQl1t Diameter ( In) 1.47 1. 40 1. 25 Dlscn .• rge Di."IT'''ter 1ft) , 0.00 , 5.3" , £.00 Top Notch Neil': None Outflow Rating C~rve, None (CFS) (in) 0.185 0.115 1.0 C.085 4.0 3t~go Elevation Storage DiSG~arge I ftl lit) (cu. '" 0.00 442.34 0.02 442.36 0.03 442.3'1 0.05 442.39 0.06 442.40 0.08 442.42 0.09 442.43 0.11 442.15 0.12 442.46 0.32 442.66 0.5) 442.85 0.71 443.05 0.91 413.2" 1. 10 443.44 'NOO< D R. SI KONG C""",lomg Eng"''''' 'oc. Dnoi""", R<purt o. 210. 315. 525. 630. 841. 9~ 6. 1156. 1261. 3362. 5358. 7460. 9561. ll557. lac-it) Ids) 0.000 0.000 0.005 0.007 0.007 0.010 0.012 0.013 0.0l4 0.015 0.019 0.016 0.022 0.818 0.027 0.019 0.029 0.021 0.077 0.033 0.123 O.OF 0.171-0.049 0.219 0.056 0.21i5 0.062 ~ercolation Ids) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 D.OO 0.00 0.00 As"", Wood> R"""" w.",,;ngto" 1. 30 1. 50 1. 69 1. 89 2.88 2.28 2.4B 2 • 6-1 2.87 3 . 0 6 3.26 3.46 3.65 3.85 4. 04 4. 24 4.44 4.63 4.83 5.02 5.22 5.35 5.36 5.38 5.39 5_ 41 5 • 4 2 5.44 5.45 5.47 5.4B 5 . liB 5.87 6.00 6.01 6.03 1i.04 6.05 6.07 6.08 6.Q9 6.10 6.30 Ii . 5 0 1i.69 1i.89 7.08 7.28 7.48 7.67 7.87 8.06 B.26 8.46 443.64 443.84 444.03 44-1.23 44<:.42 ~H. 6~ H4.82 445.01 445.2] 445.40 445.60 445.80 445.99 ~46.19 446.38 446.58 446.70 446.9'1 447.17 447.36 447.56 447.6~ 447.70 447. n 447.73 4017.75 447.')6 H7.78 147.79 447.81 447.82 HB.O? 448.21 448.34 4~8.3-'i 448.37 448.38 448.39 448.41 448.42 448.43 448.44 448.61 448.84 449.03 419.23 449.42 449.62 4<19.81 450.01 450.21 450.40 4~O.60 450.80 136SB. 15759. 17756. ]9857. 2:'653. 23954. 26856. 28057.. 30153. 32149. 34251- 36352. 38348. 40449. 42445. 44547. 46648. 48644. 50745. 52742. 54843. 56209. 56314 . S6524. 56629. 56839. 5li944 . 57154. 57259. 57H9. 57575. 59676. ti1672. 63038. 63143. 63353. 63458. 63563. 63773. 63378 . 0198.1. 6408B. 66Bo. G8291. 70287. 72388. 74385. 76486. '18537. 8058:). 82685. 84681. 86782. 68883. ©20C>! D. R. STRON(H·",,,,",ting Engin=; 100. Prni .. g' R<port 0.314 0.362 0.4 C8 0.456 0.502 O. "50 0.598 0.644 O. fi92 Q.738 Q.786 0.835 0.880 0.929 0.974 1. 023 1. 071 1.117 1.165 1. 211 1.259 1. 790 1. 293 1.;>9B 1.300 1. 385 1.307 1. 312 1.314 :.319 1. 322 1. 370 1. 416 1. 447 1. 450 1. 454 1. 457 1. 4 59 1. 464 1.466 1. 469 1. 471 1.520 1. 568 1.614 1. 662 ] • 7 08 1. 756 1. 801 1. 850 1. 898 1. 944 1 . q 92 2.040 O. C67 0.072 8. [;7 6 O. 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N_", o m ~ " oo 'H 000 '00 "''''''''" , , I I 0000 Nw~~ " C 00 ro oo " " 00 00 Do " ': , g " , ~ , " " 0.358 0.10E-02 0.77~-O3 -25.4 0.10E-02 O. 39~ 0.77E-03 O.49E-04 -93.6 0 "l7E-03 0.029 0.5"8-03 O. HE-84 -9/".1 8.5"lIC-03 0.465 0.33E-03 0.1G~-04 -95.0 0.33E-03 0.581 0.20E-OJ 0.16I-04 -91.7 0.20E-03 0.537 O.1~F;-03 0.16E-O' -88.9 0.1~E-03 0.~7? 0.981C-04 0.16E-04 -83.3 0.98E-04 ~!axirnurn positlve excursion " 0.006 c'c , 2.9%) occurring " 0.7.21 o'c 00 eoo Base DZl ta: predev . t ~f coo 00 D.228 cEo co be '00 Dat" : rdo'Jt . t.s f Maxiln1.>m negative excClrsiun ~ 0.201 cfs (-34-H) occurring at 0.585 cf, on the Base Data:pre~ev.lst and at 0.383 cfs on the New Data:rdQut.tsf E WATER QUALITY TREATMENT 0.358 o . 34 5 -3.4 0.393 0.358 -9.1 0.429 0.364 -15.1 0.465 0.374 -19.6 0.501 0,379 -2L3 0.537 0.381 -29.1 0.572 0.382 -33.3 The Project IS located in the Basic Water Quality Treatment area. The treatment goal is 80"10 removal of total suspend solids for a typical rainfall year, assuming typical pollutant concentrations in urban runoff. area of impervious surlace (A,) = 207,781 s.f. Area of h)) soil covered with till grass (A,g) '" 157,251 s.f. Area of till soil covered with till forest (At.)= 0 s.1. s.f. Area of outwash soil covered with grass or forest (Ao) = Volume Fador (f) = " 3 NIA From KCSWDM Sec. 6.4.1.1 Minimum Wet pool volume required (V.) = 26592.1 d. Wet pool calculations @2004D.R.STRONGCon.,uil;ngEn,me<"!nc. ! ~ Oro;""". Report =f' V, A,pOll Woods R"",o" W1,h;ngWn SECTION V CONVEYANCE SYSTEM ANALYSIS AND DESIGN Per C.R. #4, the conveyance system must be anaiy«ed and designed for existing tributary and developed onsile runoff from the Project. Pipe systems and new ditches/channels shall be designed to oonvey the 25-ycar design stonn. The Rational Method was used to calculate thc Q-Ratio and peak iOO-year tlow for each pipc node, and the iOO-year peak flow for the offsitc upstream tributary and bypass areas. These areas are detailed in Section 3, Fig. 3. All pipes and channels are capable of conveying the IOO-ycar peak stonn event without overtopping. Resnlts of the conveyance analysis are included in this section. ell 14 to fond BACKWJl.TE:R COM~UTE:R PROGRJl.M FOR PIPES Pipe d~ta from file:CBi14 TO rNLET.bwp Surcharge condition at lntennediate junctions T~ilwater from HW/rW "ile:t~·.bwt Discharge Range:0.5 ~o 16.5 Step of 0.5 [Cfs) Overflow Elevatioo:475.61 teet ,ieiI: NONE Upstream Velocity:O. feet/sec PIPE: NO.1: 49 LF -24"CP @ 13.22% OUiLE:T: 439.34 INLE:T: 445.82 INTYP, 5 JUNC NC. 1: OVERFLO'/-E1: 406.85 BE);D: 90 DF.G OIA/,IIDTH: 4.0 Q-RATIO: 0.11 QiCfS) 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 6.00 6.50 7.00 7.50 8.00 8.50 9.00 9.50 lQ.OO 10.50 HW(FT) 5.54 " .£2 5. £7 5.72 5.77 5.81 5.86 5.90 5 • 95 5.99 6.04 6.09 6.14 6.19 6.24 6.29 6.34 6.40 6.46 6.51 6.57 HW ELEV. * N-FAC 451-36 • 0.012 451.44 * 0.012 451.49 0.012 451.54 0.012 451.59 '0.012 451.63 0.012 451.68 * 0.012 451.72 0.012 ~51.77 Y 0.012 45~.gl • 0.012 451.86 '0.012 4S1.91 Y 0.012 451.96 '0.012 452.01 0.012 452.06 Y 0.012 452.11 * 0.012 452.16 • 0.012 152.22 0.012 452.28 * 0.012 452.]3 Y 0.012 452.39 * 0.012 02004 D. 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Je 0.22 G.26 0.29 0.31 0.34 0.36 0.39 0.41 0.0 0.45 0.47 o . 4 9 0.51 a.53 o • 5 5 0.57 0.59 o . 61 0.64 D.66 D.6B 0.70 G.72 0.74 D.77 0.79 0.82 0.86 0.91 1.00 1. 00 PIPE NO.8: JIJNC NO. &, 5"1 LF -12'·CP @ OVF:RFLO\\'-~L: 462.65 3.73% OUTJ.ET: BEND, 98 DiCe; QIC,S) HW{,T) HW ELJo:V .• N-FAC 0.00 0.00 0.00 Q.00 0.06 0.12 0.16 0.21 0.25 0.29 0.32 0.35 0.38 0.41 0.44 0.46 0.49 0.51 0.53 0.54 0.56 0.53 0.59 0.61 0.63 0.64 0.66 0.68 0.72 0.76 0.31 0.36 0.91 0.13 0.18 D.22 G.26 0.29 0.31 0.34 0.36 0.39 0.41 0.43 o. ~5 a.47 0.49 0.51 0.53 0.55 0.57 0.59 0.61 0.64 0.66 0.68 G.70 0.72 0.74 0.77 0.79 0.82 0.86 0.91 0.97 0.97 a.19 0.26 0.32 0.38 0.42 0.46 0.50 O.~4 0.57 0.60 0.63 0.66 0.6') 0.72 0.71 0.76 o •. , 9 o . 3 1 0.83 0.8.'; 0.86 0.88 O.3g 0.91 0.92 0.93 0.94 0.94 0.95 0.% 0.96 1.49 1. 75 ..... ..... ..... .... * .. , .. ... *. ... *. ..... ..... ..... ..... ••••• ..... ..... ..... ..... ••••• 2.64 2.97 ""' 0.23 0.34 0.43 0.50 0.57 0.63 0.69 0.75 0.81 0.86 0.92 0.97 1. 03 1. 08 1.14 1. 20 1. 28 1. 35 1.43 1. 52 1. 61 1. 70 1. 79 1.90 2.00 2.11 2.22 2.34 2.46 2.59 2.72 2.86 3.00 456.97 INLET: 159.11 INTYP: 5 DIA/WIDTH, 2.0 Q-RATIO: 0.33 "m .. dB ....... ' ..... , ••• , .. ,·· ..... * ..... " ......................... ,',., •••••••• 0.17 o . 3 3 0.50 0.66 o . a 3 o. 99 1. 16 1.32 1. 4 9 1. 65 1.&2 0.21 0.30 O.3B 0.45 0.52 O.5B 0.64 0.70 0.76 0.01 0.87 45).32 459.41 4S9.49 459.56 459.63 459.69 4S9.75 459.81 453.87 459.92 459.98 ~lOl'4 D R. S ["ONt. Con>ullmg Engm''''' 1", Dr."",", R,'pM • V.012 • 0.012 • 0.012 • 0.012 0.012 0.012 • 0.012 • 0.012 • 0.012 • 0.012 • 0.012 0.17 0.24 0.30 0.34 0.39 Q _ 42 0.46 0.49 0.52 0.55 0.58 0.11 O.lS 0.1R 0.21 0.23 0.25 0.2·1 0.29 0.31 O.J3 0.34 0.23 0.34 0.43 0.50 0.57 0.63 0.69 0.75 0.81 0.36 0.92 0.23 0.34 0.43 0.50 0.57 0.63 0.69 0.75 0.81 0.86 0.92 0.17 0.21 0.30 0.34 0.39 0.42 O.H 0.49 0.52 0.55 0.58 ... '* "., . ... " ..... ••••• ... " ..... 0.21 0.30 0.38 0.45 0.52 0.58 0.64 0.70 0.76 0.81 0.87 A...,,,, Wood, ""'"'". W"h;'ll"'" 1. 98 2.15 2.32 2.48 2.65 7.81 2.92 3.14 3.31 3.47 3.64 3.80 3.97 4.14 4.30 4.47 4.63 4. 80 4.96 5.13 ~.29 5.46 0.9" 0.9) 1.04 1. 10 1. 16 1.22 1 • ; 9 1.37 1.44 1.53 1.61 1 . "I 0 1. 79 1. 89 1. 99 2.) 0 2.21 2.32 2.S3 2.80 3.08 3.37 4(0.04 HG.i') HO.1S 460.21 460.n 460.33 460.40 HO.48 460.55 460.64 460.72 460.81 468.90 461. 00 461.10 461.21 461. 32 461. 43 461.64 461.91 462.B 462.48 O. 012 0.012 0.012 * 0.012 0.012 * 0.0,2 0.012 * 0.012 0.012 • 0.012 • 0.012 0.012 * 0.012 O.a12 * 0.012 * 0.012 * 0.012 0.G12 * 0.012 * 0.012 * 0.012 * 0.012 G.61 0.63 () . 66 0.68 0.70 0.72 1l.74 0.76 0.78 0.80 0.82 0.83 ~ • 8 5 0.36 0.88 0.89 0.90 0.91 (1.92 0.~3 0.94 0.94 (I.3fi 0.37 0.3~ 0.40 0.42 0.0 0.44 D.46 0.47 0.48 0.50 0.51 C.52 0.54 0.55 0.56 0.58 0.59 O.fiG O. h1 0.63 0.64 PIPt: NO.9: JUNe NO.9: 148 LF -12"CP @ OVERFLOW-EL: 466.37 2.50t BEND: OUTLET: H DEG Q(CF5) HWIFT) HW E.L~V. * N-FAC 0.12 0.25 0.37 0.50 0.62 0.74 0.87 0.99 1.12 1. 24 1. 36 1.49 1.61 1. 74 1. 8 6 1.98 2.n 2.23 2.36 2.4B 2.60 2.73 2.85 ~. 98 3.10 0.18 0.2.6 0.33 0.39 0.44 o . 4 9 0.53 0.56 a . 62 0.66 0.70 a •. / 4 0.7B O.e2 0.86 0.90 0.93 0.97 1. 01 1. 05 1.09 1.13 1.17 1. 21 1.25 463.00 463.08 463.15 463.21 463.26 463.31 463.3'; 463.40 463.44 463.48 463.~/ 463.56 463.GO 463.<;4 463.68 163.72 463.75 4li3.79 463.83 H."l.B7 463.91 463.95 463.99 464.03 461.07 ©l004 D R. STRONG Co"",}',"g E>lg""" Inc. nn.,,,,,", R,,,,,,, * 0.012 * 0.012 * 0.012 • 0.012 • 0.012 0.012 * 0.012 0.012 • 0.012 * 0.012 * 0.012 • 0.012 0.012 • 0.012 0.012 • 0.012 • 0.012 * 0.012 0.0)2 * 0.012 * 0.012 * 0.012 0.012 0.012 0.012 0.15 0.21 0.26 0.30 0.33 0.37 0.40 0.42 0.45 0.48 0.50 0.52 0.54 D.5' 0.5~ 0.61 0.63 0.64 0.66 0.68 0.70 0.71 0.73 a . '} 4 0.76 D.l0 0.14 0.17 0.20 0.22 0.~4 0.20 C .28 0.29 0.31 0.33 0.34 C.36 0.37 0.38 0.40 0.41 0.42 0.44 0.4" 0.46 0.47 0.49 0.50 0 . .01 Q.97 ~. J3 1.08 1.14 1.20 1. 28 1.35 1.43 1. 52 1. 61 1. 70 1. 79 1. 90 2.00 2.11 2.22 2.34 2.46 2.S' 2.72 2.86 3.00 0.9'1 0.61 1.03 0.63 1.08 O.fiG 1.14 0.68 1.~O 0.70 1.28 0."12 1.35 O. 7~ 1.43 0.76 1.52 0.78 1.61 0.30 1.70 U.82 1.79 0.83 1.90 D.85 2.00 0.86 2.11 0.88 2.22 0.89 2.34 0.97 2.," 1.22 2.59 1.40 2.72 1.60 2.86 1.80 3.00 2.01 **' H ." .. * * * * * * * * * * 1. 97 2.27 2.53 2.80 3.08 3 . 3"! 0.93 0.99 1. 04 1.10 1.16 1.22 1.29 1. 37 1.44 1.53 1.61 1. 70 1. 7 9 1. 89 1. 99 2.10 2.21 2.32 2.44 2.56 2.68 2.81 459.11 INLET: 462.22 IN"l'YP: 5 DIA/WIDT!!: 2.0 Q-RA"l'IO: 0.66 C • ? 1 G.30 0.38 0.45 0.52 0.58 0.64 0.70 0.76 0.81 0.87 0.93 0.99 1. 04 1. 10 1. 16 1. 22 1. 29 1. 37 1. 44 1. 53 1.61 1. 70 1. 7 9 1. 8 9 0.21 0.30 0.38 0.45 0.52 0.58 0.61 0.70 0.76 0.81 0.87 0.93 o . 9 9 1. 04 1.10 1.16 1.22 1.29 1.37 l. 4 4 1.53 1. 61 1. 70 1. 7 9 1.8~ 0.15 0.21 0.26 0.30 0.33 0.37 0.4Q 0.42 0.45 0.48 0.50 0.52 0.54 0.57 0.5~ 0.61 0.63 0.64 0.66 0.68 0.70 0.71 0.73 0.74 (). 7 6 ilWO ***. * * .... * .... *" • * ** *** " .** ***** * * * * * * * * * * ***** ... ** *'*** *** .. •• * *. .. **. * * * * * "" 0.18 0.26 o . 3 3 0.39 0.44 0.49 o . 5 3 0.58 0.62 0.66 0.70 0.74 0.78 0.82 0.86 0.90 0.93 0.97 1. 01 1. 05 1. 09 1.13 1.17 1. 21 1. 25 A.'p'" Woods R,n'o,," W"h;n""'n 3.22 3.35 3.47 3.60 3.72 3 . 8 4 3.97 4.09 prF~ NO.ID: JUNC NO.10: 1. 31 1. 36 1. 41 1.47 1.52 1. 58 1. 61 1. 93 464.13 • 0.0l? 464.18 0.012 464.23 * 0.012 464.29 D.a12 461.3, 0.812 464.40 0.G17 464.46 O.C:'7 464."1', 0.012 D.77 0.79 0.80 Q.81 0.83 0.84 U.85 O. S6 0.52 0.~3 0.55 0.56 0.57 0.58 0.59 0.60 78 Lf -lZ"CP @ OVERfLOW-E:L: 468.37 2.98~ BEND: OUTLET: o DEG Q{CPS) HW{fT) HW ELEV .• N-fl'.C 1. 99 2.10 2.21 2.32 2.~3 2.8C -'. C8 3.37 1.99 0.77 2.10 0.79 2.21 0.80 2.32 O.SI 2.53 0.83 2.80 (J.B4 3.08 O.~.'i 3.J"1 1.33 .**** .**** ** **. " ... .. *** " ... 1. 93 1.31 1. 36 1. 41 1. 47 1.52 1. 58 ~. 64 1. 71 462.82 INLJo:T: 465.17 INTYP: 5 PIA/WIPTH: 2.0 Q-RATIO: 0.14 lINI ..... h**** *** ***" ........ H***. **., .. ' .** ... *** ........ ** .... ** * ........ **** .. 0.07 0.15 0.22 0.30 0.37 0.45 0.52 0.60 0.67 0.75 O. 82 0.90 0.97 1. 05 1.12 1.19 1.27 1. 34 1. 42 1. 4 9 1 .57 1. 61 1.72 i.79 1. U7 1. 94 2.02 2.09 2.17 2.24 2.31 2.39 2 • 4 6 0.14 0.20 0.25 0.29 0.33 0.36 0.39 0.42 0.45 0.43 o.~o 0.53 oJ • 05 D.58 o . IiO o . 62 o • 64 0.67 0.69 0.71 0.73 O. 7~ 0.77 O. 'i~ O. SO 0.82 0.84 o . 81i 0.83 0.90 0.92 0.93 0.95 ~65.31 465.3"1 465.42 465.46 465.50 465 . .53 465.56 465.59 465.62 465.65 H5.67 405.70 <165. 7~ 465.70 46.". ')"1 465.79 465.81 46~.84 465.86 465.88 465.90 465.92 465.94 465.96 465.97 165.99 166.0] 466.03 466.05 466.07 466.09 466.10 466.12 , 0.012 , 0.G12 0.012 • 0.012 • 0.012 0.012 , 0.012 • 0.012 • D.012 0.012 D.012 0.012 0.012 * 0.:112 0.012 * O.Ur? , 0.012 0.012 , 0.012 0.012 • 0.012 • 0·012 0.012 , 0.012 U.012 0.012 0.012 • 0.012 0.012 * 0.012 * 0.012 • 0.012 , 0.012 O. 12 0.16 0.20 0.23 D. 2 6 0.28 0.31 0.33 0.35 0.37 0.38 O. ~ 0 0.42 0.43 0.45 0.47 0.48 0.50 0.51 0.52 0.54 0.55 0.56 0.57 0.59 0.60 0.61 0.62 0.63 0.65 0.66 0.67 0.68 O. 08 0.11 0.13 0.15 0.17 o . 18 O. I 9 0.21 0.22 0.23 0.24 0.25 0.26 0.27 0.28 0.29 0.30 0.31 0.32 0.33 0.34 o . 34 0.35 0.36 o .. j'! 0.37 0.38 0.39 0.40 0.40 0.41 0.42 0.43 PIPE NO.ll: JUc;C NO.ll: 5, L, -12"CP @ OVJo:O\FloOW-EL: 469.74 ?OO% BEND: OU~LET : & DEG QICFS) HN(FT) H,) ELE'l .• N-FAC ©2Q()4 D R. STRONG C",",ult;"g Engin"'r> loc. Dn;nn~'~ O. 18 0.2Ii 0.33 o • 3 9 0.44 0.49 0.53 0.58 0.62 0.66 0.70 0.74 0.7U 0.82 0.86 0.90 0.93 0.97 1. 01 1.05 1. 09 1. 13 1.l"l 1. 21 1.25 1. 31 1. 36 1. 4l 1. 47 1. 52 1. 58 1. 64 1. 93 D. 18 0.26 0.33 0.39 0.44 0.49 0.53 0.58 0.6? 0.66 0.70 0.74 0.78 o . 8 2 o . 8 6 0.90 0.93 0.97 1. 01 1. 05 1.09 1. 13 1.17 1.21 1. 25 1. 3~ ).36 1.41 1. 4 I 1.52 1.58 1. 64 1. 93 0.12 0.16 0.2D 0.23 0.26 0.28 0.31 0.33 0.35 0.37 0.38 0.40 O. ~2 o • .;-' 0.45 0.47 0.48 0.50 0.51 0.52 0.54 0.55 0.56 0.5') 0.59 0.60 0.61 0.62 D.63 0.65 0.66 0.67 0.68 .**** **++. '''*' ..... ..... , .. ** .. ,., '***. , .... .. , .. '**** , ". , ..... **'** '*''' ". ** "*" " .. , " '" ,*, " , .... ,"" .**'* ''*** , .. " • **" ..... .' ... '*'** " ... 0.14 0.20 0.25 0.29 0.33 D.36 0.39 0.42 0.4', 0.48 0.50 0.53 0.55 0.58 0.60 0.62 0.64 0.67 0.69 0.71 0.73 0.75 0.77 0.79 0.80 0.82 0.84 0.86 0.88 0.90 0.92 0.93 0.95 4 G5. 17 INl.ET: 466. 21 IN~Y~: " DIA/~'IClTIl: 2.0 Q-RATIO: 0.84 Hwr Asp<nW"oJ., R,""'''' W~,lnngL"" T"** .. *' ... *', •••••••. ", ...... *' ...... ,., .................... " ...... , ..... ** 0.07 0.13 0.20 0.26 0.33 0.39 0.46 0.52 0.59 0.65 0.72 0.78 0.85 0.92 0.98 1. 05 1.11 1. 18 1. 24 1. 31 1 . 3'1 1.44 1. 50 1. 57 L 64 1. 70 1. 77 1. 83 1. 90 1. 96 2.03 2.09 2.16 PIPE NO.12: JlJNC NO.12: 0.13 o . 1 9 0.24 0.28 0.31 0.34 0.37 0.40 0.43 0.46 0.48 0.51 0.53 Q.55 0.57 0.60 0.62 0.64 0.66 0.68 0.70 0.72 0.75 0.77 0.79 0.81 0.93 0.85 0.87 0.89 0.90 0.92 0.94 466.34 466.40 466.45 466.49 466.52 466.55 466.58 466.61 466.64 466.6'1 466.69 466.72 466.74 466.76 466.78 466.81 466.83 466.85 466.87 466.8Q 466.91 466.93 466.96 466.98 467.00 467.02 467.04 467.06 467.08 467 .10 467.11 467.13 467.15 • 0.012 0.012 • 0.012 • 0.012 • 0.012 T 0.0]2 • 0.012 0.012 0.012 0.012 • 0.012 • 0.012 * 0.012 0.812 • 0.012 • 0.012 • 0.012 D.012 0.011 0.012 0.012 0.012 * 0.012 • 0.012 0.012 T 0.012 ~ 0.012 • 0.012 • 0.012 o . 0 12 o . 0 12 0.012 0.012 0.11 0.15 0.19 0.22 0.24 0.26 0.29 0.31 0.32 0.34 0.36 0.3B 0.39 0.41 0.42 0.44 0.45 0.46 0.48 0.49 0.50 0.51 0.53 0.54 0.55 0.56 0.57 0.58 0.59 0.60 0.61 0.62 0.63 0.08 O.ll 0.13 0.15 0.17 0.19 0.20 0.21 0.23 0.24 D.25 o . 2 6 0.27 0.28 0.29 0.30 0.31 0.32 O. }3 0.34 0.35 0.36 0.36 0.37 0.38 0.39 0.40 0.40 0.41 0.42 0.43 Q.43 o . .( 4 69 Lf -12"~f-@ 3.03% OVE1,"'LO~I-EL: 471.43 BEKD: OU'rLET: 2 OEG Qlcrs) H,llfT) HN ELE'I .• N-F.~C 0.14 0.20 0.25 0.29 0.33 0.36 0.39 0.42 0.45 0.48 0.50 0.53 0.55 0.58 0.60 0.62 a.64 D.67 o . 6 9 0.71 0.73 0.75 o.n 0.79 0.80 0.82 0.34 0.36 0.88 0.90 0.92 0.93 0.95 0.14 0.20 0.25 0.29 0.33 0.36 0.39 0.42 0.45 0.48 0.50 0.53 0.55 0.58 0.60 0.62 0.64 0.67 0.69 0.71 0.73 0.75 0.77 0.79 O.BO 0.82 0.84 O. B6 0.88 0.90 0.92 0.9} 0.95 o .ll o . 1', 0.19 0.22 0.24 0.26 0.29 0.31 0.32 0.34 0.}6 0.38 D.39 U.41 o . 4 2 0.44 0.45 0.46 0.4 B 0.49 0.50 0.51 0.53 0.54 O. ,5 0.56 0.S7 0.58 0.59 0.60 0.6l 0.62 0.63 •• H. ..... ... " .. **. .. **. .... * ..... ..... ****' • '**' .. *" .. **' * .. *' ..... H .. * '**'* .. **. 0.1J 0.19 0.24 0.28 0.31 0.34 0.37 0.10 0.43 0.46 0.48 D.51 0.53 0.55 0.57 0.68 0.62 0.64 0.G6 0.68 0.70 0.72 0.75 0.77 0.79 0.81 0.83 O. B5 0.87 D. 8 9 0.90 0.92 U • 94 466.21 INLET: 46g.,). INTYP: 5 DIlI./ViIDTH: 2.0 Q-RATIO: 0.77 :-lNO IINI , ,**, ........ * ..... ** ***, ........ *' ........ *, •• ". '''' ......... , ••• , ... h .... .. 0.04 0.07 0.11 0.14 0.18 0.21 0.25 0.28 0.32 0.35 0.39 0.43 0.46 0.09 0.13 0.16 0.19 0.22 0.24 0.26 0.28 0.30 0.32 0.34 D.35 0.37 468.40 468.44 468.47 468.50 468.53 468.55 468.57 468.59 468.61 468.63 468.65 468.66 468.68 ©2~()4 D. R. STRONG c.,,,,"ult;,'t Eng;"""'!nc. Dru; .... ", R'J>Urt * 0.012 • 0.012 0.012 * 0.012 • 0.012 * 0.012 * 0.012 0.012 * 0.012 * 0.012 • 0.012 • 0.012 • 0.812 0.08 0.11 0.14 0.16 0.18 0.19 0.21 0.22 0.24 0.25 0.26 0.27 0.2) n 0.06 0.08 0.09 0.11 0.12 0.13 0.14 0.15 0.15 0.16 0.17 0.18 0.18 0.13 0.19 0.24 0.28 0.31 0.34 0.3") 0.40 0.43 0.46 0.48 0.51 0.53 0.13 0.19 0.24 0.28 0.31 0.34 0.3") 0.40 0.43 0.46 0.48 0.51 0.53 0.08 0.11 0.14 0.16 0.18 0.19 0.21 0.22 0.24 0.25 0.26 0.27 0.29 .. ,,' ..... ..... * .. B .. *" .. **. ***** .. **' .. ". 0.09 0.13 0.16 0.19 0.22 0.24 0.26 0.28 0.30 0.32 0.34 0.35 0.37 A.'I''''' Wooo, ""nLo"'. Woshngtoo 0.50 0.53 0.57 0.60 o . 6 ~ 0.67 0.71 0.74 O. "IB O. B2 0.85 0.89 0.92 0.96 O.9~ 1. 03 1.06 1. 10 1.11 1.17 PIPE NO.n, JUNC NO.13: 0.39 0.40 0.42 0.43 C. 4 4 0.46· 0.17 O. ~9 0.50 0.51 0.52 0.54 0.55 0.56 O.,S-, 0.59 0.60 0.61 0.62 0.63 468.70 4£B.71 168.73 468.74 468.75 4E8.77 4h8.78 16A.BO 468.81 468.82 468.83 468.85 468.86 46S.87 468.88 468.90 468.91 46a.92 468.93 168.94 0.012 , 0.012 , 0.012 , 0.012 0.012 0.012 D.012 0.012 0.012 , 0.012 , 0.012 0.012 , 0.012 , 0.012 , 0.012 0.012 * 0.012 , 0.012 0.012 0.012 0.30 0.31 0.32 0.33 0.3, U.35 0.36 0.37 0.37 0.38 0.39 O. ~ 0 0.41 0.42 0.42 0.43 0.44 0.45 0.45 O.H 0.19 0.20 0.20 0.2l C.21 0.22 0.22 0.23 0.24 0.24 o . 2 5 0.25 0.26 0.26 0.26 0.27 0.27 0.28 0.28 0.29 70 LF -12"CP @ 1.99% OVERFLOW-EL' 473.17 BEND: OUTLET, 10 DEG Q{C,S) HW{l"T) HW ELEV. 'N-FAC 0.55 0.57 0.60 0.62 o . 64 0.66 0.68 O. "0 0.72 0.75 0.77 0.79 0.81 o . 8 3 0.85 0.87 0.89 0.90 0.92 0.94 0.55 0.5"1 0.60 0.62 0.64 D.66 O. G8 0.70 0.72 0.75 0.77 0.79 O.8l 0.83 0.85 0.87 0.89 0.90 0.92 0.94 0.30 0.3l 0.32 0.33 0.34 0.3'i 0.36 0.37 0.37 0.38 0.39 0.40 0.41 0.42 0.42 0.0 0.44 0.45 0.45 D • 4 6 ,*, " ". " ". " ..... ..... T **" '" " ..... '*'" *"H ..... , .... '" " , .. ,' 0.39 0.40 0.42 0.43 0.44 0.46 C.47 o . ~ 9 0.50 0.51 0.S2 0.54 0.55 0.56 0.57 O. 59 0.60 0.61 0.62 0.63 468.31 INI.ET: 469.71 WTYP: 5 DIA/WIDTH: 2.0 Q-RATI0, 1.93 'h -*'*",. ", •• " •• ,. '" '*",**. , .... ,.,' **" ""', •• -*"*",., '* u,*' '**"'" 0.02 0.04 0.06 0.08 0.10 0.12 n .14 0.16 0.18 0.20 0.22 0.24 0.26 0.23 0.30 0.32 0.34 o . 3fj 0.38 0.40 0.42 0.44 0.46 0.48 0.50 O. '>2 0.54 0.07 0.10 U. P 0.15 0.10 0.18 0.20 0.21 0.23 0.24 0.25 0.26 0.28 O.7.q 0.30 0.31 0.32 0.33 0.34 O. 3~ 0.36 0.37 0.38 0.38 0.39 O. ~ 0 0.41 41)9.78 469.SJ. 469.83 -:69.86 469.87 469.89 469.91 469.92 469.94 469.95 469.96 469.97 H9.99 470.00 470.01 470.02 170.0."3 470.04 410.05 470.06 470.07 470.08 470.09 470.09 470.10 470.11 470.12 ©lO()4 D. R S I RON" C",",uit;"" E""m"'" "le. Dno;",,~e Report • 0.012 0.812 , 0.012 0.012 • O.OlL , 0·012 0.012 0.012 0.012 , 0.012 , 0.012 , 0.012 , 0.012 , 0.012 , 0.012 • 0.012 • 0.012 , 0.012 , 0.012 , 0.012 , 0.012 0.012 • 0.012 • 0.012 0.012 0.012 , 0.012 0.06 ~.O~ 0.10 C.12 0.13 0.15 0.16 0.17 0.18 0.19 0.20 0.21 0.22 0.22 0.23 0.24 0.25 0.25 0.76 0.27 0.27 O.2B 0.29 0.29 0.30 0.30 0.31 0.05 0.07 0.08 C) • 09 0.10 0.11 0.12 0.12 0.13 0.14 0.14 0.15 0.15 0.16 G.16 0.17 0.17 0.18 O.lB 0.19 0.19 0.20 0.20 0.21 o.n 0.21 0.22 0.09 0.13 0.16 0.19 0.22 0.24 0.26 0.28 0.30 0.32 0.34 0.35 0.37 0.39 0.40 o . 4 2 0.43 0.44 O. ~ 6 0.47 0.49 0.50 0.51 0.52 0.54 0.55 o . 5 6 0.09 0.13 o . 16 0.19 0.22 0.74 0.26 0.23 0.30 0.32 0.34 0.35 0.37 0.39 0.40 0.42 o . 4 3 0.44 0.46 0.47 0.49 0.50 0.51 0.52 0.54 0.55 o . 5 6 0.06 0.09 0.10 0.12 J.n 8.15 0.16 0.17 O.lB 0.19 0.:'0 0.21 0.22 0.22 0.23 0.21 0.25 0.25 0.26 o • ?7 0.27 0.2B 0.29 0.29 0.30 0.30 0.31 * .. H "," 'h" ..... .. **' .... , ", .. '**h ..... .... ' ,*,,* .... , ", .. ." .. , .... ***" '"'' h'" H. " •• ,** ,**,. *',. , '" " 0.07 0.10 0.12 0.15 0.16 0.18 0.20 0.21 0.23 o . 24 0.25 0.26 0.28 0.29 0.30 0.31 0.32 0.33 0.34 0.35 0.36 0.37 0.38 0.3B Q.39 O. ~ 0 0.41 A,pcn WOO<!, Rom"" W;o;lting'on ""' ...... "'''' ... ..,. ~,,= ~ 000000 • • • • • • • • • • N"'",",=" """"","'1")0'1 000000 <-"'0.-<"'" '" '" '<' '" """ 000000 <-mO.-<"'''' '" "~ "' "' "' '" 000000 " "' "' ~, ... .,. 0.'N"N"N OOOCOO N'~"''''~'' ~, "" '" "' 0C M ooooco "CONN"'N .-< .-< .-< --< --< r< oooooc 000000 • • "' ... "''''''''" --<.-<--<.-<.-<c-< 000000 c-r-r-r-'" '" ,,~""= ... N"' ...... "'"' .,. '" " " " " 000000 "''"ON''''' "'''''''''''''''' 000000 ~ ~ " " " o N , • 5 " " " , o , • ~ -§ -, o -• " C , N " , " ~ -N g " " -" • PO .,. '" ". 0 00 "'t_romOC-<--<N~'''''_UO~",f'-r-",,,,m 0000;-<'-<--<'-< r<r<--<.-<c-<--<--<.-<--< .... "" '" 0 '" .-< .-< c-< N '" '" " ... .... 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'" • • • " . o ",M="'~"'~~"'~~~'-~"'m~mmmm~oooooc-<--<~c-<~~ ocoooooooooocoooooooooc-<--<--<~~~I'_"'pl,"" OOooooocnonccooOOOOOOOOOOOOOOOOCQ _.",,,,~~~mO'-;'-<NN"''''' ..... ",~,,,,,,,,,~ ~~",,,,,,,m,,,,",Oo ........ ,-;,-;--<.-<c-<,-;NN u_ OOOOOOO--<r'-<,-; """ ~.-<c-<--<.-<c-<--< .... o 0000000000000000000000000000008 00 • • U.NNNNNNNNN0.NNNNNNNNNN"NNNNNNNNNNNN «:. --< .-< ~ ~ ., ,., r' ~ --< c-<.-< c-< c-< --< ~ c-< .-<.-< --< ... ,-< eo< M _I '" ,I .~ ,~ ," ~'OOOOOOOOOOOOOCooooooooOCOOOOOOOOO , -" . 0000000000000000000000000000000<00 • · . . . . -. . ••• • • • • • , . . • • , . " a • _ '0 , a r-oo"'OOrlNN0'1 000 c-r-'" , " ~~""D~r-oo"'~~OO--<~NNNM",.v~ ,"r-~,""r-r-r-.... r-"''''''' "''''000000 rooo 00<'0 "'_ "NNN r-r-r-e-•• , . "' .. NNNNNNNNN""l~""NNNNNNNNNNNNNNN '"" '" '" '" '" r-,-r-r-~ r-'"" r-r-r-r-r-r-r- ___ r-r-,"r-r- " • • ...... "" ... "''''~~~~~~'''.,.'''' ~"'''''''''''''''''''''''''''''' • • • • " . " , • "' "' • • • • a • ", u' • o • , =",~,""oo~~Orl ... 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" " " R o " c OOOO~---.J~---.J~&",,,,,,,~~enen·.w'~'~~ W>->~~~W>->~"'6 .... ro"'WO"'WID ,"co~ro. 000000000OO00800000UOOO en,-"en~,-"~~"'~6"'.WWWWw~''''N~>-> m",~w",>->~ro"'=W"'ID~'-"wooo,-"~mw 0000000000000000000000 ... ~~>->oooooooooooOoo~ooo ~"''''>->lDro''''-"WNOC0000088000 " ~ o " • 0 • " " 00000000 O~OOOOOOoooooo ~o ~en.-".-"en.-" ............ wwWWW.".tv rom"W"'''''''''''''''''W>->", ~u'wcroen N>->>-' '0 '"'00'" • 0000000 000000000 • """"-'~~~~ " 000000< W"'ID~~W~~~~~~~~~:""dWW",>->.g • " " o " . " • " " " " " " • • " . • o " " " " . " " . " " 0 " " . wlD,"C~'" • • " • • • • ". " " " " " • • " " " " " 0 .. • 0 " ... >-> ...... >->>->>-> .... 00000000000000 ~ • .~'"N>-> ... OO~'-"moo~~"''''~~ ... '-'wN.H O'-"06~.ID ... ~.~=1D6IDW~~"'~ ... w< ~ z 0" ~ ;:; 00 00 00 o Z c' CO o -_, t-' Co , , '" W 0 0 • o 00 " o ." " o o ~j c' Zz 00 cO Q~ 00 to t·J 0" • Co 00 " >0 :;;:0 o 0" " 0 o~ " o o. ,0 " Y. ~. " " " 00 ~ 00 o 0" ," , c ~ ~ 2 > o 0 o , 0, ~ g. • 00 00 : " ~ , o , ~ go oc o c ~~ 00 '" ~ g 00 " 0 < , o ~ '" rt ~"ro-~..,~. ~·"'~,~~·o '--'-rO", ... ~ '<"C>~~ • 0"'=0..-..-00 0 z. ~ ~ . en'" ~tr~ ~ ~ ~..-m ,,-,"'''ro o ,,0 ~ ,,'-" ~ "''' Q, " '" '-" >--. o • o , 0, o , o , G c o o o o " o o o o , g o ..,§ , " o 0 " z g-8 o z o 0 o 0" , 0 g ~ 00 o 0 00 ~~ o _0 00 00 " 0 00 o " ~J 00> -" ~ @ • • @ • 1. 45 1. 69 1. 93 2.17 2 • 4 1 2.66 2.90 3.14 3.38 3.62 3.86 L10 4.35 4 • 5 9 4 • 8 3 5.07 5.31 PIPE NO.3: JUNe NO.3: 0.71 0.79 o . fJ 6 0.93 1. 01 1.08 1. 1~ 1. 2] 1. 34 l.H 1. 55 1. 66 1. 79 1.92 2.06 2.20 2.35 459.1i7 q ,,9. -''0 q59.B2 409.89 ~59.97 460.D4 460.11 46Q.1q 46D.30 4GO.40 46D.51 460.62 460.75 460.88 461.02 461.16 461. 01 * 0·012 0.012 * 0.012 0·012 D.012 * 0.OJ2 0.012 0.012 • 0.D12 * 0·012 0·O~2 0.012 • 0.012 * 0.012 • 0.012 0.012 G.012 0.51 0.~6 0.68 O. 6~ o . 6·1 0.70 8.73 0.76 0.79 0.32 0.8~ 0.% O.BS 0.90 0.91 0.93 8 . 94 0.29 0.31 0.34 0.36 0.38 0.40 J.42 0.44 O. 4 " Q.47 0.4 9 o . 'i 1 0.53 0.51 0.56 8. 58 o . 5 9 100 LF -12"CI' @ OVERF1Cl,-LL: 4·12.24 5. "lH ilEND: OJT1E~ , o DEG o (eFS) Hw I !'[·I HW EL~V .• N-FAC o • 1 6 0.32 o . 4 8 0.64 0.80 0.96 1.12 1. 28 1. 4 4 l. 6G 1. 76 1. 92 2.08 2.24 2.40 2.D6 2.72 2.88 3.04 3.20 3.37 3.53 Pl9E NO. I, JUNC NO.4, O.D o • 2 OJ 0.36 0.43 0.49 0.55 O. GO 0.66 0.71 0.76 0.B1 0.86 0.91 0.~5 1. 00 1. 05 1. 10 1.15 1.21 1. 27 1. 34 1 • 4 1 HI. "i1 467.B1 467.88 467.95 46&.01 46~.07 4£8.12 468.18 468.23 468.2U 1,68. ,3 468.38 468.43 468.41 468. ')2 ~63.57 468.62 468.67 468.73 468.79 468.~6 468.93 0.012 * 0.012 • 0.012 • 0.012 0.012 0.012 0.012 * 0.012 • 0.012 * 0.012 0.012 • 0.012 • 0.012 0.012 0.012 0.012 • 0.012 0.012 8.012 • 0.012 • 0.012 • 0.012 O. l"i 0.24 0.29 0.34 0.38 0.42 0.45 0.48 0.51 0.54 0.57 0.60 0.62 0.65 o . ""i 0.69 O. "11 0.73 0.75 O. '17 0.79 0.81 0.10 0.13 0.16 0.13 J.20 8.22 U • ~4 0.26 0.27 0.?9 U.30 0.31 0.33 0.34 0.35 0.37 0.33 G.3'! ~. 40 Q.41 D.42 o . 4 3 1~6 1,F -12"CP @ 2.0H OVERI"LOW-EL: 415.46 BEND: OUTLE·r: o D8G Q{CfS) HWIFTI HW LLEV .• N-FAC DU 0.00 0.00 0.00 0.00 0.00 0.08 0.00 0.00 0.00 0.04 0.U9 0.14 o • 1 9 0.24 0.30 0.35 o .. j 0 o. ;>.9 0.31 0.34 0.36 0.38 0.40 0.42 0.44 0.45 o . 4"1 0.49 0.51 0.53 0.54 0.56 0.58 0.59 0.51 o . :) 6 0.60 0.64 0.67 o. 70 0.73 O. 7 6 o. "]9 0.B2 O.S4 0.86 0.88 0.90 0.91 0.93 0.94 ... *' ><"0 ..... 0.71 II • ·1 9 0.86 0.93 1.01 1.D8 1. 15 1. 23 1. 34 1. 44 loSs 1. 66 l . "19 1.92 2.06 2.20 2.35 458.96 INLF.T: 467.52 rN~Yp: 5 DIA/WIOTH: 2.0 Q-IV,TIO: 0.96 o . ~'; 0.37 0.47 0.5(; C.64 0.71 0.79 0.86 0.93 1. 01 1. 03 1.15 1.23 1. 34 1 . 4 4 1.55 1. 66 1. 79 1.92 2.06 2.20 2.35 0.25 0.37 0.47 0.56 0.64 0.71 0.79 0.86 0.93 1.01 1.08 1.15 1.23 1. 34 I.H 1.55 1. 66 1. 79 1. 92 2.06 2.20 2.35 O. ]7 0.24 0.29 Q.34 8.38 0.42 0.45 0.48 0.51 0.54 0.57 0.60 0.62 0.65 0.67 0.69 o • "11 8.73 D.75 0.77 0.79 0.81 HWO ..... *'*'* ..... **'*' .... * *'*'* •• **' *' ... **' .. ... " 0**** HWI 0.19 0.29 0.36 0.43 0.49 0.55 D.60 o . 6 6 0."] 1 0.76 0.81 0.86 0.91 0.95 1. 00 1. D5 1. 10 1. 15 1.21 1. 27 1. 34 1. 41 467.52 INLET: 470.46 INTYP: 5 DIAIWIDTB, 2.0 Q-RATIO: 6.27 iiNO .* •• ***.*** •• *.* ••• *.* ••• * ••••••••• , •••• **** ••• * ••••• *.** •••••• , •• **.* •••••• ,., 0.08 o . 1 5 470.61 • 0.D12 0.12 0.09 0.19 0.19 0.12 ••••• O.lS 1:>2004 D R. STRONG Co",""mg Eng;-=> loc. [l",;",<' R'I"'rt As",," Wood, R,nton. W"h;n,'"n 0.16 0.25 0.33 0.41 o . 4 9 0.57 0.65 O. 7 ~ 0.82 O.9G 0.9 A 1.06 1. 15 1.23 1. 31 1. 33 1.47 1. 55 1. 64 ).72 1. 80 PIPE NO.5: JUNC NO.5: 0.21 0.27 0.31 0.30 0.39 0.42 O.H 0.4g 0.52 0.5~ 0.58 0.61 0.£3 o • 66 0.69 0.72 0.74 0.77 0.80 0.82 0.85 470.67 470.73 470.77 470.81 470.85 470.88 470.92 470.95 47Q.91' 471.01 471. 04 471.07 471.09 471.12 471.15 4·11.18 471.20 471.23 471.26 471.28 471. 31 0.012 * 0.012 * 0.012 * 0.0l2 0.012 0.012 0.012 0.012 0.012 * 0.012 * 0.012 0.012 0.012 0.012 0.012 • 0.012 * 0.012 * 0.012 * 0.012 0.012 0.012 0.17 0.21 0.24 0.27 J.30 0.32 0.34 0.36 0.38 0.40 O. 42 0.44 0.46 0.47 0.49 0.50 0.52 0.53 0.55 0.56 O. ~8 0.12 0.15 0.17 o .l'l 0.21 0.22 0.24 0.2" 0.27 0.28 0.29 0.30 0.32 0.33 o . 34 0.35 0.36 0.3"] 0.3; 0.39 0.40 51 LF' -12"CI' @ OVERFLO'N-E1: ns. ·/6 0.59% OUTLiC"r, BEKO, 45 DEG Q (CFS) RW ( J'"I" J HW ELE'I. * N-FAC o . 2 9 0.36 0.43 G. 4 9 0.55 0.60 0.66 0.71 0.76 o . 81 O. 86 0.91 U.95 1 • 00 1.05 1.10 1. 15 1. 21 1.27 l.34 1. 41 0.29 0.36 0.43 0.49 0.55 0.60 0.66 0.71 O. 7 6 0.81 0.86 G.91 0.95 1. 00 1. 05 1.10 1. 15 1.21 1. 27 1. 3< 1.41 0.17 0.21 0.24 0.27 0.30 0.32 o . 34 o . 3 6 G.38 0.40 0.42 0.44 0.46 0.17 O. ~ 9 0.50 0.52 U.53 0.55 0.56 O.SH ***'* .... * ***'* ..... **.** **. " 0.21 0.27 0.31 0.35 o . 3 9 0.42 0.4 G 0.49 0.52 0.55 0.58 0.61 0.63 0.66 0.69 0.72 0.74 o.n 0.80 0.82 0.85 1,70.46 INLET: 4"10.76 INTYP, 5 DIh/WlDTH, 2.0 Q-Rr,TIO, 0.52 00 ""' •••••• ,., ............ *. ***, .... , ........ **«, •••• d .... **' •• * •• ,' ... ~** •• *** *** 0.01 0.02 0.03 0.05 D .06 0.07 o.ou 0.09 0.10 O.ll 0.12 0.14 (J • 15 0.16 0.17 0.18 0.19 0.20 0.21 O. :n 0.24 0.25 0.06 0.09 O.E 0.13 0.15 0.16 0.18 0.20 0.23 0.25 0.27 0.30 0.32 0.]5 0.38 0.41 0.43 O. q 6 0.49 Q.51 0.54 0.56 470.82 470.85 47Q.87 470.89 470.91 410.92 0\70.94 470. % ';70.99 471.01 471.03 471.06 471.08 471.11 471.14 471.17 471.19 471.22 4/1.25 471.27 471.3U 471.32 1:)2004 D R. STRONG Co",ultu\il Eorgm,m '''''. Dnuo,g, Report • 0.012 0.012 0.012 * 0.012 * 0.012 0.012 * J.O~2 a.012 * 0.Ol2 T 0.012 0.012 0.012 0.012 • 0.012 • 0.012 • 0.012 0.012 0.012 • 0.012 • 0.012 0.012 * 0.012 0.05 0.07 0.08 0.09 0.10 0.11 0.12 0.13 0.13 0.14 0.15 0.16 0.16 0.17 0.17 0.18 0.18 0.10 0.19 0.20 0.20 0.21 0.05 0.07 Q. O~ 0.09 0.10 0.11 0.12 n .1.2 0.13 0.14 0.14 0.15 o. l6 0.16 0.17 O. 1 J 0.18 0.18 0.19 0.19 il.20 0.2D 0.15 O. ~1 0.27 o . 'n 0.35 0.39 0.42 o. ~ 6 0.4 S 0.52 0.55 0.58 o . 61 0.63 0.66 0.69 0.71 0.74 0.77 O.BO 0.82 0.8S O. 1~ 0.21 0.27 0.31 0.35 0.30 0.42 0.46 0.49 0.52 0.5~ 0.58 0.61 0.63 0.66 0.63 0.72 Q •• , f O. 7 7 O.SO 0.3~ 0.85 0.05 0.07 0.08 0.10 0.12 0.14 0.16 O. 1 8 0.21 0.23 U.26 o . 2 9 0.31 0.34 0.37 o • 4 0 o . 4 2 0.45 0.48 0.50 0.53 0.55 0.06 O.OY 0.11 0.13 0.15 0.16 u. 1 B 0.2Q 0.23 0.25 0.27 0.30 0.3? 0.35 0.38 Q.41 0.43 O. ~ 6 0.49 0.51 0.54 O.~6 0.06 0.08 0.10 0.11 G.13 D.H 0.15 0.16 0.17 O. l8 O.H 0.20 0.21 0.22 0.22 0.23 0.24 0.25 0.25 0.26 0.27 0.27 A,pen Wo,,", ~,o",o. W"h;o"loo PIPF: [;0. 6: ';"1 ],F -!2"CP @ 1.56% OUTLET: 470.76 INLJo:T: 471.96 INTY~, 5 >lICle'S) T'R HviO II"I ., •••••••••.•• , .••••• ,." •• ** •••• ,., •• , •• , ••• , ••• " •••••••••••••• , •• " ••••••••• 0.01 0.0:' 0.D2 0.03 o. n4 0.04 0.05 0.06 0.07 0.07 0.08 0.09 0.1(\ 0.10 0.1 :i O.P 0.13 0.13 0.14 0.15 C.16 0.16 0_04 8 . 07 o.oa 0.09 ~. 10 0.11 0.12 0.13 0.13 0.14 Q.15 0.16 0.16 0.17 D .15 ~.H 0.19 8.1) 0.20 0.20 0.21 0.22 CB 26 -CB 22 472.00 172.Q3 472.04 472.05 472.06 472.07 472.C8 472.D9 472.09 472.10 472.11 472.12 4"12.12 472.13 472.14 472.H 412.15 472.15 172.16 472.16 472.17 472.18 0.012 (1.012 0.D12 0.012 • 0.012 • 0.012 • O.U12 • 0.012 • 0.012 • 0.012 • 0.012 • 0.012 0.012 • 0.012 D.012 • 0.012 0.012 • 0.012 • 0.012 • 0.012 • 0.812 • 0.012 MCKWATER COMPUTER PROGRAM FOR PIPES 0.04 0.05 0.07 0.07 O. 08 O.O~ 0.10 0.10 O.ll O. l? 0.12 0.13 0.13 0.14 0.14 0.15 0.15 q. 1 'i 0.16 0.16 o . 1 I 0.17 0.03 0.05 0.05 0.06 0.07 0.07 0.08 0.08 O.Oq 0.09 0.10 0.10 O.lQ O. Jl 0.11 0.11 0.12 0.12 0.12 0.13 (i. L:' 0.13 Plpe data from fi1e:CB#26 TO CU #22.bwp O. 06 0.09 0.11 0.13 O. 15 0.16 8.18 0.20 D.23 0.25 0.27 0.30 U.32 D.35 0.3& 0.41 D.43 O.H 0.49 U • 5] 0.54 0.56 SllrchargQ condition at intermediate junctions Ta~lwater Lcrn HN/'j",; Fil~:tw.Dwt Discharge Ranae:0.1 to 1. otep of 0.1 [efs] Overflow E1evation:476.58 feet Wei~:N0N" Upstream Ve1ocity:O. feet/sec D.06 D.O~ 0.11 0.13 0.15 D .16 0.16 0.20 0.23 C.25 0.27 0.30 0.32 0.35 0.38 O.H 0.0 0.46 0.49 0.51 0.54 0.56 0.04 O. O~ 0.07 0.07 O. 08 0.09 0.10 0.10 0.11 0.12 0.12 D .13 Q.13 0.14 ~.H D .1-5 0.15 0.15 0.16 0.16 0.17 0.17 0.07 ..... ..... " .... ..... ..... ..... ..... ..... ..... ..... .... , 0.04 0.06 0.08 0.09 0.10 0.11 0.12 0.13 O. J 3 0.14 0.15 0.16 0.16 0.17 0.18 0.18 0.19 0.19 0.20 0.20 0.21 0.22 PIPE NO.1: JuNC NO.1: 27 LF -12"CP G OvEl'.fLO\;-EL: 475.19 7.34% OUTLET: 470.46 INL8T: 472.49 INTYF: 5 IlF:ND: 84 DEG Dl1'./WIDTH: 2.0 Q-RATIO:14.00 O(CFS) HW(fT) HW ELEV .• N-FAC 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.14 D.21 U.27 0.32 U . 3-' () . 11 0.45 8.49 472.63 472.70 472.')6 472.81 412.B6 172.90 472.94 472.SU ©ZO(04 D II.. S mONO Co","i,,"! Eog;""" Inc n"'''''ge R"P"" • 0.012 0.0:;:2 0.012 • 0.012 0.012 0.012 • 0.G12 • 'J.012 oc 0.13 0.19 0.23 0.27 0.30 0.33 0.35 0.38 0.07 0.10 0.12 0.14 0.15 0.17 0.18 0.19 0.00 O.DO 0.00 0.00 0.00 0.00 O.OD 0.08 0.07 D.lO 0.12 0.14 0.15 0.17 0.18 0.13 0.13 0.19 0.23 0.27 0.30 0.33 0.35 0.38 HWO ..... ... ** ***'. .**** HWI 0.14 0.21 0.27 0.32 0.37 0.41 0.45 0.49 ""']><" Wood, RClJron. W .. hmg'on 0. "2 0.56 0.012 0.40 0.20 G.OQ 0.28 0.012 0.43 0.21 0.00 0.21 Q.10 0.43 .. ". 0.52 0.56 PIPE NO. 2; B LF 4"13.Gl 473.05 12"CP @ 2.1n OU~LLf: -1J)..49 IFLEJ: 473.5S TNTYP: 5 O{CFS) 0.01 0.01 0.02 G.O] 0.0] 0.04 0.05 0.05 0.06 0.07 HW(FTI 0.04 0.05 0.07 o . 81) O.Og 0.10 0.11 0.12 0.12 0.13 ca 19 -CB 2 HW I;LEV. ' ;I-FAC 473.62 0.012 0.04 0.83 473.63 0.012 O.CS 0.04 ~73.6" 0.012 0.06 0.05 473.66 O.Dl? 0.07 O.C~ 473.67 0.012 0.08 0.06 473.6S • 0.012 0.09 0.06 473.69 • 0.012 0.09 0.07 473.70 '0.012 0.10 0.07 473.70 0.012 0.10 O.OB 473.71 0.012 0.11 0.08 ~ACK"i"A'fP.R CGM~UT~R ~RCGRAM FOR FI?ES Pipe data from file:CBt19 TO CB #2.bwp 0.14 ~. 21 o . 2 J 0.32 0.37 D.41 0.4" O. q 9 0.52 0.56 Smchorge condition at intermer\l~t.e junctions 'fallwater from HW/T'~ File: tw.l)",t Oischarge Range:0.2 t.o 1.B Step of 0.2 [efs] Overflow Elevation:452.8 feet WeH:NONF. Upstream Ve1ocity:D. feel/sec O. :14 0.21 0.27 0.32 0.37 0.41 0.45 O. ~ 9 0.52 o . 5 6 D.04 O.OS 0.06 0.07 0.08 o . 0 ~ 0.09 0.10 0.10 0.11 " .,~ " ... ... H " ... ' .... "*,, 0.04 0.05 0.07 0.08 0.09 0.10 0.11 0.12 0.12 0.13 ?HI; N:). 1: JUNC NO.1: ,,8 LF -12"Cl' ~ OVERfLDW-EL: 4S5.41 1.03% G'JTL~'f: 448.01 IN~E'f: 448.40 INT)"P: 5 B8ND: 55 DEG DIA/'NIDTJ]: 4.0 Q-RATIG: 2.22 Q(CfS) 0.20 0.40 0.60 0.80 1. 00 1.20 1 . 4 0 1. 60 1. 80 IlW(,T) 0.24 2.96 3.00 3.05 3.10 3.15 3.20 3.26 3.32 IlW ELEV. ' N-FAC 448.64 451. 36 451. 40 451.45 ~51.50 451.55 451. 60 451.66 451.72 • 0.012 • 0.812 • 0.012 0.012 0.G12 • 0.012 , 0.012 , 0.012 0.19 0.16 0.27 0.22 0.33 0.27 0.38 0.31 0.43 0.35 0.47 0.39 0.51 Q.42 O.~4 0.45 0.58 0.48 0.00 0.16 3.33 3.33 3.36 3.36 3.40 3.40 3.43 3.43 3.45 3.45 3.47 3.47 3.48 3.48 3.50 3.50 O. 1 ~ 2.95 2.98 3.02 3.07 3.09 3.13 3.16 3.19 HWO , •• B 2.96 3.00 3.05 3.10 3 . .i 5 3.10 3.2G 3.32 11WI 0.24 0.35 0.44 a.52 0.59 O. 66 0.73 0.79 0.86 PIPE NO.2: JUNC NO.2: 85 Lf -12"CF @ OVf:RfLO'N_EL: 452. 80 1.00% OUTLET: 448.40 INLET: 449.25 INTYP: 5 BEND: 36 DEG DIA/'NJuTJl: 2.0 Q-RATIO: 0.30 Q(CFS) H\;(P'f) HW ELEV .• N-FAC H,/I dB" ... ,." ..... *'''' * ... " .... '* •• * .. , ... , ••• , ....... , ••••.•.• B ..... ,' ..... 0.06 0.12 0.13 2. 11 449.38 0.D12 0.11 0.09 0.24 0.24 0.11 " ••• , 451.36 • 0.812 O.!5 0.13 <.96 2.96 2.11 2.11 0.13 o . 1 9 ""2004 D R STRONG Consulting Engin= Inc . ...... ;"'"' Keport A,pOll Woods Remon. W,o;b;nglun 0.19 n.2S 0.31 C.3' 0.44 0.50 0.56 ~ .. 15 2.20 2.26 7.01 2.37 2.43 2.50 451. 40 451. ,)5 451.51 451.56 451.67 .51. 63 451. 75 * 0.012 0.18 U.012 0.21 * 0.012 0.23 * 0.012 ~.26 0.012 0.28 0.012 0.30 • 0.012 0.32 0.15 0.18 D.20 0.22 0.23 G. ;>', 0.26 3.0,-, 3.05 3.10 3.1" 3.2D 3.26 3.32 3.00 3.05 3.10 3.15 3.20 3.2( 3.32 2.15 2.20 2.26 2.31 2.36 2.42 2.49 2.15 2.20 2.n 2.31 2.37 2. ~3 2.50 0.23 n.27 0.31 D.34 0.37 0.40 0.42 PIPE NO.3: 27 LF -12"CP @ 1.9% OUTLE:T: 449.25 IN1F.T: 449.80 INTYP: 5 Q{CFS) HW(fT) HW ELEV. H'IiI H* H**" *,. *,' * .... '"'''' Hh*,*"", ..... H***,*',., .... d .... H* ........ *" 0.05 0.10 0.14 0.19 0.24 0.29 0.33 0.38 0.43 0.11 1. 5 7 1. GO 1. h6 1.72 1. 77 1. 82 1. 89 1.% CB 29 -CB 1 449.91 451.3') 451.40 451. 46 4~1. 52 15]. ~7 451. 61 451.fj9 451. 76 0.012 • 0.012 0.012 0.012 o • 0 12 0.012 * 0.012 a . 0 12 0.012 Bi\CKNATER COMPUTER PROGRAM POR PIPES 0.09 0.13 0.16 0.18 0.21 0.23 o . 24 0.2G 0.28 Pipe data froIT file:CBi29 TO CB #1.bwp O.OJ 0.13 0.10 2.11 0.12 2.15 0.13 2.20 0.15 2.26 0.16 2.31 0.17 7..37 0.]8 2.43 0.20 2.50 SULchdrge co~dition ~c intermediate i~nc~io~s Tailwater from HW!TW fi1e:tw.bwt Di"~harge Range:0.8 to l.6 Step of C.2 [cr~] Overflow Ele,'ation: 457.43 feet Weiy,NONE Upstream Ve1o",; , y: O. f~et!sec 0.13 2.11 2.15 2.20 2.26 2.31 2.37 2.4J 2. "0 0.09 1.57 1. 60 1. 65 1. 71 1. 76 1. 82 1. 88 1. 95 •• H. 1. 57 1. 60 1. 66 1.72 1. 77 1.82 1.39 1. 96 0.11 0.16 0.20 0.23 0.26 0.29 0.31 0.34 0.36 PIPE NO.1: JUNC NO.1: 63 LF -12"CP @ OVER010W-EL: 457.17 a.45% BEND: OUTLET: 446.82 INLET: 452.17 INTYP: 5 o DEG DIA!W1DTH: 2.0 Q-MTlO: 0.43 Q[C~5) HW {F'r) HW ELEV .• N-fAC '" RNO *** ****' **. '*. '*. '*., •••• ,., •• , •• H'***'**., ...... , .... ** HHh ••• ' ..... '**. *** 0.80 1.00 1.20 1. 40 1.60 UPO: [10. 2: JliNC NO.2: 0.48 O. S4 o . 61 0.67 0.73 452.65 452.71 452.78 452.84 452.90 • 0.012 • 0.012 • 0.012 • 0.012 • 0.012 0.38 0.19 0.43 0.21 0.47 0.23 0.51 0.24 0.54 0.26 27 1.0' -12"CP @ OVE:RFLOW_ES: 457.17 3.62% EEND, OUTLET: 90 m:s QiCFS) HI1iFT) W.; EI,!':V. * N-FAC 4.5S 4. G2 4.64 4. 66 4. G7 4.59 4. 62 4.64 4.6G 4.67 0.38 0.43 0.47 0.51 0.54 ... " B*". ... *' ... *' ..... 0.48 0.54 0.61 0.6'1 0.73 452.17 INLET: 453.17 I[1TYr, 5 DIF'/WIDTll: 2.0 Q-RATIC: 0.11 jlWO ., ....... , ... , *. B d** H*. H*.B"'.'." .dB.H* .... * ........... B* ... *', .... . "',.",. D R.' TRON(; CO"",lling ""gin=; Jnc. On;",,!!, R'l"''' Asp<n Wood, R,""'". W .. h,"gLo" rlt-oo",,,,, ...... '" ", '" oooeo • • • • · , , . . , . 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" • " 0"''''0,",'--'- "" " Z '" en r'_ en 1'] tJ" ~ ro W'"'~ rt rn -oo..-ro , " " "" "" , " " () '" CO ~-IT,. ~ " " " , " " " " " " " " , " g " " " " ~ " " " ." " " " H " " H ." " 0 "0 " " " " " " " p " , " , 0 ,. " , ! g. _0 ;t; g " " o u " o " o " -" l R ~ R " CE7A-CE7 BACW~ATER COMP;)T~I\ l'ROGRA'I FOR PTPES Fipe cdla freIT, fi"e:CB~7A TO CB #'.bwy SurchaLge condition ~t intermediate junctions Tai1water fram ~WIT\, File:t·"·.t,~t DLscharge ~~nge:O.o to Ov<>rflow Elention: 4 60.52 1. Step of 0.1 !d,l feet Weir: NONE Upstreom Velacity:D. feel/sec FIFE NO.1: 27 LF -12"CP @ 1.99t OUTLET: 456.g7 INLET: ~57.52 IN'2":iP: 5 Q{CFS) HWIF7) llW ELEV. N-FAC HWO ~**. *** **h***" ***'" *",., * .... H** H***' **",., *., .... ****. **.'", . , .. _ ** u .. 0.50 c. CO 457.91 0.60 c. " 45).96 0.70 C .n 4 5" . 9 9 0.80 C " 458.03 0.90 c. " 45S.07 1.00 0.59 458.11 @20(\.lD R. STRnNG C", .. ul""g En~""" I"" Dn,""lJ' R'I'"~ 0.012 0.30 0.012 C " • O.Q12 C .35 0.012 C C, 0.012 c. " 0.012 C " 0.21 O.OQ 0.21 0.23 0.00 0.23 G .l', 0.00 0.25 O.2G 0.00 0.26 c '" 0.00 0.28 0.30 O.OD 0.3C 0.30 ~. 33 o . 3 5 0.3B C. 4 0 0.43 .. * .. 0.39 '" '* 0.44 ±**** 0.47 .***' 0.51 TU** 0.5S ~ .. *' (I. S9 N,peJ' Wood, RenI<J". W",hrngtoo BACKWATER ANAl. YSIS MAP ">2004 D R "RONG ''''"''''';"S E","""" 'DC Dr"",,,,," Roport A",," Woods Ron'on, w..ru"",U" I I ,--~----~-------L ______ , I I I I -----------------~-~ " 0 0 0 " z "' 0 D' " I 0 D -~ D 00 -D, --0 BACKWAlER ANALYSIS MAP -- I • • , ' . • Z CONVEYA. ... CE ANALYSIS TABLES Storm Water Runoff Variables: A= Total of Subasln and Tributary Areas C= Runoff Coefficient (the anticipated proportion of rainfall volume that runs off the area) see '98 KCSWM Table 3.2.1A CC= Composite Runoff Coefficient CC= S(Cn*An)IATotal Tc= Time of Concentration (Typically 6.3 minutes whlch is the minimum value used in calculations) R= design return frequency IR= Unit peak rainfall Intensity factor iR= (aR){Tc)'(-bR) aR,bR= coefficients from ·98 KCSWM Table 3.2.1.B used to adjust the equation forthe design storm IR= Peak rainfall intensity factor lor a storm 01 return frequency 'R' lR" PR"iR PR= total precipitation (inches) for the 24-hour storm event for the given frequency. See Issopluvlal Maps in '98 KCSWM Figures 3.2.1.A - 0 OR= peak flow (cis) lor a storm 01 return Irequency 'R' OR= CC"iR*A The O-Ratio describes the ralio of the tribulary flow to the main upstream flow. R· aR= bR= PR= 100 -year storm 2.61 0.63 4.1 inches @:!OO4(1. R. STRO~G co""ultiog Eogj",,,,, 10'. 0..;"."" Ikport " Aspell Wood, R""",". W..rungton • ! ! ! , 1 , ~ I ~1 ~i I J& I I , , , , • ! 1 i i'l d~I , I , , i ! , , • Ilir • , I • ! , , ! i .. El WJ i I , , ! 1 , • m ! • i ! , 1 I , , • , i I JR i , , ill ! , ! , i~'f ! i 1 +"f , , , , f mr i , ! i , ! , , ; . : I !:;rJI " ' i i 1 'I 'I , • ! ! '-if! h18 ! • i I rn i 1 lliiI i , i , ie ; • • :~ I ! 1 , I I i I i i I I i j;1 ;1 1'1 :1 I'l'l IiI! ~I~I , I lil~l i • 1 I , ,1 , ! I i 1 , . 111ID ! I i tlI[ , , , fl , , '" i ! IWI , iT , I ,-, , f I I ; i ~!.j ~ I_;-+,;;I_i I -I: 1:-1 '-'1-'1++-+1 8--~1 8-++~-+--8 H-li--,-!c I+'i-+hm~~' ! HI+! 11+~~.i~! I. i mr Iii I III! i I i~--+' +H-f"-'i-l--+ I Jl I !j +++"1-1 ','+,-I-"+-,I -H-I , ' ! ! I i i '-l--+ -+-+ I I i '-1-,' JiI tl i i i i ! i ; i i i , i , , I i i i "i"'"'_I~I-rt+'I~_I_I~r_;II~_rl_I!,I_'1 1-'tl+++t~'!~~1 t+1~-I~~ ,..." i ' I I i I I ' , ; 11 l' d' ,. " E I' ,~ I • , 0 ,. " • l'l 0 0 '0 i~ , , . , . " , , • • • 0 , ! • , 1 < " , , ) "I , i l ' 1 ! ",L _ t . • 0 0 SECTION VI SPECIAL REPORTS AND STUDIES 1. Geotechnical Engineering Study _ Geotech Consultants, Inc. -September 21,2004 2. Traftic Study -J1lke Tramc Engineering" September 21, 2004 3. Wetland Study -B12 A~wciates -October 12, 2004 = 2004 D R. STRONG COllSullmg EngJJ""" Illc. Dr.rirtage R'l'M A,p'" Wood, Renton. W~,Iu",,"" OTHER PERMITS 1. Structural pond permit [> 2(l1l4 0, R. STIlONG ('o",ul"og FJl~,"O<'" 1"" Or,"",,~< R"""rl SECTION VII Asp"" Wood, R,ot"", W,.runglu" SECTION VIII ESC ANALYSIS AND DESIGN The "Erosion and Sedimentatioll Control Design meets the seven mtmmum King County requircmCllts as adopted by the City: L Areas to remain undisturbed shall be delineated with a high vi~ibi1ity plastic fence prior to any sitc clearing or grading. 2. Site disturbed areas shall be covered with muleh and seeded, as appropriate, for temporary or permanent measures. 3, Perimeter protection shall consist of a silt fence down slope of any disturbed areas Of stockpiles. 4. A stabilized construdion entrance will be located at the point of ingre,slegress (i.e. onsite access foad). 5. Surface water collected from disturbed areas of the Site shall be rouled through a sediment pond within each 1TIA prior to release from the Site. The sediment ponds will be installed prior to grading of any contributing area. 6. Interceptor berms Of swales shall he installed to control and intercept all surface water from disturbed areas. Surface water controls shall be installed concurrently wilh and/or immediatdy following rough grading. 7. Dust control shall be provided by spmying exposed soils wilh water until wet. This is required when exposed soils arc dry to the point that wind transport is p')ssible which would impad roadways, drainage way" surface waters, or neighhming residences. © 20(14 D R. STRO~(j Consulting hg;oo= 1",_ Urn",a", Re",,~ A'P""Wood, R,"m", W""lung\"" SEcnONIX BOND QUA1'lTITIES AND FACILITY SUMMARIES I. Bond Quantity Worksheel_ will be provided prior (0 final engineenng approvaL 2, Facility Summary -attached, i!l2004 [l R, Sl RONG Consulting Eng;,,.,.,,. Inc, Dm", .. ge Report "-'pen Wood; R,nt"", W.shing'OIl STOMIWATRR FACILITY SUMMARY SHEET Dcvelopmcu1...Amenwood Date September 29, 2004 Location Developed Site: 8.15 Acrcs Number "flnts 46 Number of detention facilities on site: Number of infiltration facilities on site: ~,PP"d" ~~"'"d" ====== vaults vaults tanks tanks Flow control provided in regional facility (give location) No flow COUIn)1 required __ Exemption number Downstream Drainage Basins Immediate Basin A, B, C Ma Creek Number & type of water quality facilities on site: Ma'or Basin Mav Creek biofiltration swale (regular/wet! or continuous inflow?) sand filter (basic or large?) sand filter, linear (basic or large?) 1 combined detentionIWQ pond sand filter vault (basic or large?) combined detention/wetvault stonnwater wetland compost filter wetpond (basic or large?) filter strip wetvault 1 flow dispersion (offsitc) pre-settling pond fann management plan flow-splitter catehbasin landscape management plan oil/water separator (baffle or coalescing plate?) A,pe1' Woo<i. C 2fJ(l4 0 R-STRONG C"""It",/< Eng;"",,, I"", Dl.;RlIg< R<po~ ReD"'". Washington @lOWD.R.STRONGCORSoitlllgfogin"",l", Drni""ll< R<Jl"~ AspenWoods Renoo., Wa,b",glo" SECTION X OPF.RATIO:-'S AND MAINTENA:-'CE MA.~UAL The Type 1 catch basins have a llne-foot deep sump, and the Type 2 catch basins have a two-I,mt deep sump for sediment accumulation, The~e sumps should be periodically checked and the sediment rctnoved when accumulated to more than 113 of the depth from the bottom of the basin to the invert of the lowest pipe into or out of the basin. Grates 8hould be cleaned "hen trash or debris of more than \", cubic foot is located immediately in front of the basin opening, or i, blocking capacity of the basin by more than 10%. Conveyance pipes should be periodically checked and cleaned when more than 20";' ofthc pipe diameter is obstructed by accumulated sediment Or debris. The pond should be inspected annually. Floating debris and accuml.llated petrolcum produLis should be removed a~ needed, but at least annually. Site vegetation should be trimmed, as necessary, to koop the pond free of leaves and to maintain the aesthctic appearance of the site. Slope areas that have become bare should be revegeMcd and eroded areas should be regraded prior to being revegetated. Sediment should be removed when the one-foot scdiment zone is full plus six inches. Scdiments should be tested for toxicants in compliance with current disposal requirements, if visual or olfactory indications of pollution are noticed. Water drained or pumped from pond prior to sediment removal may be discharged to storm drains, if it is not exccssively turbid (i.e, if water appears translucent when held to light), and if floatable debris and visual petroleum sheens arc removed. Excessively turbid water (i.e. water appears opaque when held to light) Should be discharged only after the solid.. hav~ becn settled and removed. PerfolTIl inspections of all components quarterly during the fir:st year of operation, then annually thereafter. For more detailed maintenance instructions, refer to the standards contained at the end oflhis seCTion. @2004D.R-STRONG ("~"'"It;1I& cog;""'" Inc, Oraioogc R<pnn " A.,.".Woods Ro"",., W",hmgltl"