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Home My WebLink AboutLUA-05-093September 30, 2005 Terry DeFoor GWC, Inc, 95 Anchor Court Marka, Florida 34145 ICICLE CREEK ENGINEERS Geotechnical, Geologic and Environmental Services INTRODUCTION Report Geotechnical Consultation Protected and Sensitive Slopes Renton Hill Property Renton, Washington File No. 0584-001 This report presents the results of Icicle Creek Engineers (ICE's) evaluation of Protected and Sensitive Slopes and related buffer requirements within King County Parcel Numbers 2023059085 and 00072001941196 in Renton, Washington. These parcels occupy an area of about 10 acres and are situated southwest of the intersection of South 7th Street and Cedar Avenue South in Renton, Washington. In this report, the land parcels are collectively referred to as the "Renton Hill Property." The location of the Renton Hill Property is shown on the Vicinity Map, Figure 1. ICE previously completed a preliminary geotechnical evaluation and coal mine hazard assessment of the Renton Hill Property; the results were presented in ICE's report dated June 10, 2005. We understand that the City of Renton requested additional information regarding Protected and Sensitive Slopes (Geologic Hazards) within the property. This report provides that additional information. Core Design, Inc, the project civil engineer, provided ICE with plans showing topographic data and conceptual development plans referenced as follows: • Core Design, Inc., April 2005, "Slope Analysis, DeFoor Short Plat & Preliminary Plat," prepared for GWC, Inc., scale I inch = 50 feet. • Core Design, Inc., August 2005, "Preliminary Grading and Utility Plan, DeFoor Preliminary Plat," prepared for GWC, Inc., scale I inch = 50 feet. SCOPE OF SERVICES The purpose of our services was to evaluate the Protected and Sensitive Slopes within the Renton Hill Property as a basis for providing recommendations for buffers and/or mitigation, as appropriate. Specifically, our services included the following: • Evaluate the present stability of Protected and Sensitive Slope areas and the effects of the proposed construction on future slope stability. • Provide recommendations for buffers and/or design and construction mitigation adjacent to or within Protected and Sensitive Slope areas. 230 NE Juniper Street, Suite 101 • Issaquah, WA 98027-2519 • www.iclclecreekengmeers.com • (425) 427-8187 phone • (425) 427-6629 fax Terry DeFoor GWC, Inc. September 30,2005 Page 2 ICE's June 2005 report contains information on site conditions including surface, subsurface and hydrogeologic conditions. Information included in the June 2005 report is restated in the current report only if it is pertinent to the discussion of Protected and Sensitive Slopes. REGULATORY ISSUES -SENSITIVE AND PROTECTED SLOPES GENERAL The project site contains Geologic Hazards including Sensitive and Protected Slopes. According to the City of Renton Municipal Code (Chapter 4-3-050.J.2), when geologic hazards are present on a site, a "Special Study" is required. The intent of the Special Study is to demonstrate that: "i. The proposal will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; and ii. The proposal will not adversely impact other critical areas; and iii. The development can be safely accommodated on the site. " SENSITIVE SLOPES The City of Renton Municipal Code (RMC) Chapter 4-11-190 defines "Sensitive Slopes" as follows: A hillside, or portion thereof, characterized by: (1) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to less than forty percent (40%); or (2) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater with a vertical rise of less than fifteen feet (15,), abutting an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to forty percent (40%). This definition excludes engineered retaining walls. " RMC Chapter 4-3-050.J.6 allows development in Sensitive Slope areas subject to the following requirements: "a. Erosion Control Plans: Development applications shall submit erosion control plans consistent with subsection J2 of this Section, Special Studies Required, and chapter 4-8 RMe, Permits and Appeal; b. Conditions of Approval: The Reviewing Official may condition a development proposal to achieve minimal site erosion, including, but not limited to, timing of construction and vegetation stabilization, sequencing or phasing of construction, clearing and grading limits, and other measures. Mitigation plans may be required consistent with subsection F8 of this Section; c On-Site Inspections: During construction, weekly on-site inspections shall be required at the applicant's expense. Weekly reports documenting erosion control measures shall be required" PROTECTED SLOPES RMC Chapter 4-11-190 defines "Protected Slopes" as follows: "A hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, offorty percent (40%) or greater grade and having a minimum vertical rise offifteenfeet (15 feet). " According to RMC Chapter 4-3-050J.5.a., "Development is prohibited on protected slopes. " However, an exception to the prohibition may be granted for: "Grading to the extent that it eliminates all or portions of a mound or to allow reconfiguration of protected slopes created through mineral and natural resource recovery activities or public or private road installation or widening and related transportation improvements, railroad track installation or improvement, or public or private utility installation activities" (RMC Chapter 4-3-050J.5.b) Icicle Creek Engineers 0584001/093005 Terry DeFoor GWC, Inc. September 30,2005 Page 3 BUFFER RMC Chapter 4-11-120 defines a "Buffer" as follows: "A naturally vegetated and undisturbed, enhanced, or revegetated area that surrounds and protects a critical area from adverse impacts to its jUnctions and values, and/or which protects adjacent developed areas from potentially hazardous conditions. " SITE CONDITIONS GENERAL As previously mentioned, the overall site conditions of the Renton Hill Property are adequately described in ICE's June 2005 report. In brief, the Renton Hill Property is underlain by Renton formation bedrock (sandstone, siltstone and coal), overlain by a relatively thin (less than 20 feet thick) layer of weathered soil and glacial drift. Locally, fill soils mantle the site. These fill areas include road embankment fill adjacent to the west shoulder of Cedar Avenue South, and fill related to historic coal mining in the southwest portion of the site. The Protected and Sensitive Slope areas within the Renton Hill Property are shown on the Protected and Sensitive Slopes Map, Figure 2. PROTECTED SLOPES Protected Slopes occur in two areas; the first is located along the road embankment of Cedar Avenue South (a constructed fill), and the second is located within the ravine in the southeast portion of the property as shown on Figure 2. The road embankment for Cedar Avenue South is constructed somewhat steeper than it would be using current standards, but appears to be stable. The road embankment surface is planar and the adjacent road surface does not exhibit longitudinal cracking that might be expected if the fill was unstable. Based on our review of historic maps and aerial photographs, this road embankment appears to be at least 70 years old. Protected Slopes within the ravine in the southeast portion of the property as shown on Figure 2 appear to be the result of long-term stream incision. These slopes are relatively planar and do not exhibit evidence of landsliding. Based on our site observations, the Protected Slopes in the ravine appear to be underlain by bedrock. Renton Formation bedrock is not particularly sensitive to deep-seated landsliding. However, the surficial soils that mantle the slope are susceptible to severe erosion if exposed to uncontrolled surface water runoff or removal of existing vegetation. No ground water seepage was observed in Protected Slope areas. However, we expect that seasonal, shallow ground water locally occurs along the contact between the bedrock and the overlying weathered soil or glacial drift. SENSITIVE SLOPES Sensitive Slopes occur across most of the Renton Hill Property as shown on Figure 2. These areas are relatively planar with no obvious surficial evidence of landsliding, such as bare soil scarps or groups of leaning or toppled trees. The Sensitive Slope areas are generally underlain by bedrock at a relatively shallow depth. As previously described, the Renton Formation bedrock is not particularly sensitive to deep-seated landsliding. However, as previously described, the weathered soils and glacial drift that overlie the bedrock are susceptible to severe erosion if exposed to uncontrolled surface water runoff or removal of existing vegetation. Ground water seepage was observed in the central portion of the site in the north portion of Lot 12 at the time our field work was completed for our June 2005 report. Icicle Creek Engineers 0584001/093005 Terry DeFoor GWC, Inc. September 30,2005 Page 4 GENERAL CONCLUSIONS AND RECOMMENDATIONS Protected and Sensitive Slope areas are shown on Figure 2. ICE's conclusions associated with Protected and Sensitive Slopes presented in the following sections are contingent upon our recommendations being implemented during design and construction of this project. In addition, ICE will need to complete additional analysis of the stability of Protected Slope areas (including adjacent areas), where lot development is planned, specifically along the road embankment on the west side of Cedar Avenue South, once design details are known for fills and retaining walls in this area. The primary goals to maintain and/or enhance the stability of Protected and Sensitive Slope areas are to; 1) control surface water runoff, 2) provide adequate subsurface drainage, 3) provide proper embedment of retaining walls and reinforced earth wall systems and keying of fills into slopes, and 4) maintain existing vegetation including a buffer, where applicable. The following sections describe general recommendations for development and buffer requirements in Protected and Sensitive Slope areas. We expect that additional analyses will be required as specific project design details become available in order to provide design criteria for elements that may impact or may be impacted by Protected and/or Sensitive Slope areas. PROTECTED SLOPES-CEDARAVENUE SOUTH In our opinion, the road embankment slope along Cedar Avenue South, a portion of which is a Protected Slope, may be modified pursuant to City of Renton Municipal Code 4-3-050J.5.b, provided the following design and construction practices are followed: • The surface of slopes should be stripped and roots grubbed to medium dense or denser inorganic soil. Concrete rubble, loose fill and other deleterious material should be removed from slope areas. • New fill should be keyed (benched) into slopes. Keys should be at least 6 feet wide. • New fill should be compacted as structural fill. Structural fill should be compacted to at least 95 percent of the maximum dry density obtained from ASTM Test Method D 1557. • Based on the conceptual development plan, a retaining wall is proposed along the toe of the embankment slope west of Cedar Avenue North. We recommend a soldier pile retaining wall be used for this purpose where wall heights exceed 2 feet. • Retaining walls or reinforced earth wall systems should be properly embedded. The depth of embedment depends on several factors, such as wall height, foreslope inclination, etc., all of which are not known at this time. ICE can provide design criteria for retaining walls or reinforced fill systems once this information is available. • Fills, retaining walls and reinforced earth wall systems should be analyzed for sliding, toppling, overturning and overall stability, once the configuration of these improvements is known. • Proper surface and subsurface drainage should be installed to reduce the potential for accumulation of ground water and to reduce the risk of erosion. • Construction of fills, retaining walls and reinforced earth wall systems should be conducted during extended periods of dry weather. PROTECTED SLOPES -RAVINE AREA Based on our interpretation of the subsurface conditions in the ravine area where Protected Slopes are present, and our geologic reconnaissance, we recommend that foundation elements of structures be set back at least 35 feet from the tops of Protected Slopes. This setback includes a 20 foot buffer and 15 foot building setback. This setback may be reduced to a minimum of 25 feet (10 foot buffer and 15 foot building setback) if foundations are supported directly on bedrock and/or extend at Icicle Creek Engineers 0584001/093005 Terry DeFoor GWC, Inc. September 30, 2005 Page 5 least 6 feet below the ground surface. Our recommendation for setback distance is contingent on vegetation in Protected Slope areas not being disturbed. It is our opinion that selected trees in the Protected Slope area may be removed or limbed if it is determined that these trees pose a hazard to the proposed property improvements. ICE should be contacted to review tree removal plans if selected trees are to be cut from the Protected Slope area. SENSITIVE SLOPES Sensitive Slopes occur across a major portion of the Renton Hill Property where development is planned. Along the western edge of the development area, new fill and wall systems to retain new fills are planned that may be as much as 30 feet high. In our opinion, all of the above recommendations presented in the previous section, PROTECTED SLOPES -CEDAR AVENUE SOUTH, are applicable to Sensitive Slope areas with exception of the soldier pile wall recommendation which is specific to Cedar Avenue South. USE OF THIS REPORT We have prepared this report for use by GWC, Inc. and their associates and engineers for their use in planning development of the Renton Hill Property. The data and report should be provided to permitting agencies for their information, but our report conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are significant changes in the grades, configurations or types of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. When the design has been finalized, we recommend that we be retained to review those portions of the specifications and drawings which relate to geotechnical considerations to see that our recommendations have been interpreted and implemented as intended. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. ******************** Icicle Creek Engineers 05840011093005 Terry DeFoor GWC, Inc. September 30,2005 Page 6 We trust this information meets your present needs. If you have any questions or if we can be of further assistance, please call. Document 10: 0584001.Report3 Attachments: Figure I -Vicinity Map Figure 2 -Protected and Sensitive Slopes Map Three copies submitted cc: Michael Chen (three copies) Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue, Washington 98007 Icicle Creek Engineers Yours very truly, Icicle Creek Engineers, Inc. Brian R. Beaman, P.E., L.G. Principal Engineer/Geologist 1~A-Jt- Kathy S. Killman, L.G. Principal Geologist 05840011093005 o o ;i III o o z ---,. ~-.... TNj /,MN V 18 0 N o 11m fEET 0 500 11m METERS Fa Ed F3 ' E'"""3 E?3 E*?3 e=3 E'S3 Printed nom TOPO! ©2000 National Geographic Ho~ (www.topo.com) ~ u::: ~ Icicle Creek Engineers Vicinity Map -Figure 1 ~I~' ~---25 (') ~ co c:t:: CD :J 7' 1\ CA<;r ~ o <;' ~ L{) o c:i Z ~ 6 9 8 ~I ~ ~ -0::: ;:::I ::'<:(""JiE. :!;~~ c:~ d ~~J<J ~ ~~ !~~~~ ~ti;~ ~~~S~ ~ ~'~ y~ ~~ ~.~ :i"2 ~ ~~ .~ R ~ j ~ '1" " ~ 0 I ~N " ~"r-------------------------~f·~~~<'~~~~JV~~~ii~~~-~·'~'"-.--.· ~'~ en H",. " ~ ~ ~ ~ tri ~I~ ~ ~Li z . ~;;;~ ;:~~ N~~~~ ~ : Wcr. ~ , .. <C.;i: ~~~ ;t~ 6: 7c ;7i,y / / / / ~ ! ! Z <G7iiiiiil (IJW ~ ';i'" ~§~~ . ~-~ ~~----.~---55 PARCEL 13 14O:"U1; SF 3 23Qti, /aIO \ / I I f , / / EXPLANATION ; PROTECTED SLOPES \ VI -~'28'I'.,n ---~---~-~~-~--. ---/i\ .-.--173.0+~~ "Y!, ~ -\" Iii ............ " ",/1 g 1~ ~ ~ ~ I ; ... '-/ .. ~ It / -----J.."n-! '-:::: ~ ~ //) -""lIk. / ,_// ",. ~,'} / .~==-/ ;" )/ --an ) ~ ~ /., ~f"'1; ----·~'__-::;i1!l .... /) ... 7./ //"\ /.-::.-."-...~ " //"""..-'.// \ \. ~ ./ . / /":~' ",./ "---,-"-"'i \./ I ,.-j' ," \ ///' .-0.----.:. =/ / . t dC¥,. I \ '.. \' '\7 " " \ / ~ , ,. \,.. ! ' ~ / ~ I ~-~~ /1 a..·d~ ;';I~: / ~::..-/ :I~~ / ---c:... ~\~~ /1 ~--x.____ \ / j ! \ \ o D (> 40 Percent Grade -more than 15 feet high) SENSITIVE SLOPES (25 to 40 percent Grade -includes slopes >40 percent grade and less than 15 feet high) 10 to 25 Percent Grade < 10 Percent Grade 100 Scale in Feet 200 :::::J Base map reference: "Slope Analysis, DeFoor Short Plat & Preliminary Plat," pre~red by Core Design, Inc., dated April 2005. '-'<-~ / ~/ ~I Icicle Creek Engineers Protected and Sensitive Slopes Map -Figure 2 " I J CITY OF RENTON DEFOOR PLAT TRAFFIC IMPACT ANALYSIS Prepared for Mr. Terry Defoor GWC Inc. 24633 NE 133rd St. Duvall, WA 98019 Prepared by NORTHWEST TRAFFIC EXP£RTS 10104 _111TH Ave. N.E. Kirkland, Washington 98033 Telephone: 425.522.4118 Fax: 425.522.4311 September 23, 2005 , September 23, 2005 Mr. Terry Defoor GWC Inc. 24633 NE 133rd St. Duvall, WA 98019 Re: Defoor Plat -City of Renton Traffic Impact Analysis Report Dear Mr. Defoor: NORTHWEST TRAFFIC EXPERTS 10104 -111th Ave. N.E. Kirkland, WA 98033 Phone: 425.522.4118 Fax: 425.522.4311 We are pleased to submit this traffic impact analysis for the proposed Defoor Plat residential project located on the southwest corner of the Cedar Ave SIS ih St intersection in the City of Renton. The plat will contain 21 single family residential lots. Access to the site is proposed at the Cedar Ave SIS ih St intersection, which will create the west leg of the intersection. This study was prepared to the City of Renton's "Policy Guidelines for Traffic Impact Analysis of New Development". We have visited the project site and surrounding street network, and have discussed the scope of this study with City of Renton Public Works Department staff. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and the surrounding road network. Figure 2 shows a schematic site plan prepared by Core Design, Incorporated. The site plan shows the location of the proposed 21 lots and the access to the Cedar Ave SIS ih St intersection. The project site currently is undeveloped. Full buildout and occupancy of this development is expected by 2007. TRIP GENERATION AND DISTRIBUTION The table below shows the net new vehicular trips expected to be generated by the Defoor Plat project during an average weekday and during the street traffic peak hours. A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. Defoor Plat TraH. Page 2 The trip generation is calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation, Seventh Edition, for Single Family Detached Housing (ITE Land Use Code 210). These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. TRIP GENERATION FOR 21 LOT DEFOOR PLAT Time Period Trip Rate Trips Trips Total Entering Exiting 101 100 Average Weekday 9.57 201 50% 50% AM Peak Hour 0.75 4 12 16 25% 75% PM Peak Hour 1.01 13 8 21 63% 37% Figure 3 shows the estimated trip distribution and the calculated site-generated PM peak hour traffic volume assignment for the Defoor Plat project. The trip distribution is based on, the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities), expected travel times and previous traffic studies. EXISTING TRAFFIC CONDITIONS Roadway Facilities Figure 4 shows existing traffic control, number of roadway lanes, number of approach lanes at intersections, and other pertinent information in the site vicinity. The primary streets and the City's classifications within the site vicinity are: Main Ave. S. S. 4th St. Mill Ave. S. Cedar Ave. S. Renton Ave. S. s.ihst. S 3rd St. Principal Arterial Minor Arterial Minor Arterial Local Access Local Access Local Access Local Access 2 • Defoor Plat TraH@x Page 3 Cedar Ave. S. and Renton Ave. S. are currently the only routes up or down Renton Hill. Cedar Ave. S. is a 27 foot wide, two lane road with curb, gutter and sidewalk on both sides of the street. Parking is allowed on both sides of the street, making through traffic use a single lane in sections depending on the location of the parked cars. Renton Ave. S. is 26 feet wide with curb, gutter and sidewalks on both sides of the street. There are signs posted on Renton Ave. S. prohibiting parking on the west side of the street. Therefore parking on the street occurs only on the east side of Renton Ave. South. Both Cedar Ave. S. and Renton Ave. S. are signed for the northbound, or downhill, traffic to yield to the southbound, or uphill, traffic. South ih St. between Cedar Ave. S. and Renton Ave. S., S. ih St. is steep with grades in excess of 15 percent. There are no sidewalks on either side in this section. The City of Renton Code, Chapter 34 provides minimum design standard guidelines for various classifications of roadways. The minimum design standard for a residential access street is a 32 foot wide roadway with curb, gutter and sidewalks on both sides located within a 50 foot wide right-of-way. Parking is allowed on both sides. The existing streets on Renton Hill do not meet these minimum design requirements, however the use of the standards is to serve as a guideline for design projects. The design standards likely did not exist at the time the existing Renton Hill streets were constructed. Traffic Volumes Figure 5 shows existing PM peak hour traffic volumes at pertinent intersections affected by site-generated traffic. Per discussion with City staff, the pertinent street intersections are the following: Houser Way S'/Mill Ave. S. Main Ave. S./S. 4th St. Cedar Ave. S./S 3rd St. Renton Ave S./S. 3rd St. C th edar Ave. S./S. 7 St. th Renton Ave. S./S. 7 St. The turning movement traffic volume counts at the Renton Ave. S./S. ih St., Main Ave. S./S. 4th St., and Houser Way S'/Mill Ave. S. intersections were obtained from the City of Renton. The City counts were taken in March, July and September, 2004, respectively. Traffic Count Consultants recorded the traffic volumes at the Cedar Ave. S./S. ih St., intersection on Wednesday, July 13, 2005, and at the Cedar Ave. S./8. 3rd St. and Renton Ave. S./S. 3rd St. intersections on Tuesday, July 19, 2005. The count data is attached. 3 Defoor Plat TraH@Jx Page 4 Additionally, daily traffic volumes are shown on Figure 5 that were estimated based on the actual PM peak hour traffic volumes Level of Service Analysis Table 1 shows calculated levels of service (LOS) for existing conditions at the pertinent street intersections. Level of service (LOS) is a qualitative measure describing operational conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are given letter designations, from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and Dare moderate, and LOS E and F are low. The LOS and corresponding average control delay in seconds are as follows: TYPE OF A B C D E F INTERSECTION Signalized ~10 > 10 and ~ 20 > 20 and ~ 35 > 35 and ~ 55 > 55 and ~ 80 > 80 Stop Sign Control ~10 >10and~15 > 15 and ~ 25 > 25 and ~ 35 > 35 and ~ 50 > 50 The LOS were calculated using the procedures in the Transportation Research Board Highway Capacity Manual -2000 Edition. Currently all of the study intersections are operating at LOS B or better for PM peak hour conditions and therefore meet the City requirements of LOS D or better at intersections. Transit Service There currently is no transit service for the residents on Renton Hill due to the steep grades and narrow lanes. Metro transit service is available on Main Ave. S., Mill Ave. S. and Houser Way South. The Renton Transit Center is located to the west of Main Ave. S. between S. 2nd St. and S. 3rd St. for connections to Seattle and other major Puget Sound destinations. Accident History The City of Renton provided intersection accident data from January 1, 2002 to December 31, 2004 for the study area. There was one recorded traffic accident on 4 Defoor Plat Tra'~ Page 5 Renton Hill during the above time period located at the Beacon Way/Renton Ave S. intersection. The accident was a vehicle backing up colliding with a parked car. The accidents recorded at the Main Ave. S./S. 4th St. and Houser Way S'/Mill Ave. S. intersections as well as the Beacon Way/Renton Ave. S. intersection are summarized below. There were no traffic fatalities and there does not appear to be an unusually high number of accidents at any of the locations examined in the site vicinity. There does not appear to be any existing recurring accident problem. TRAFFIC ACCIDENT SUMMARY Intersection 2002 2003 2004 Total Beacon Way/Renton Ave S. 0 0 1 1 Main Ave. S./S. 4In St. 3 3 6 12 Houser Way S'/Mill Ave. S. 2 3 0 5 FUTURE TRAFFIC CONDITIONS WITHOUT THE PROJECT Planned Roadway Improvement Projects The Washington State Department of Transportation is developing long range plans for the widening of 1-405. Planning and design efforts are partially funded, however construction is currently unfunded. The City and WSDOT have signed several concurrence letters regarding the future widening of 1-405. The 1-405 widening (unfunded) will alter Renton Hill access from downtown Renton. The existing Renton and Cedar Ave. overpasses will be removed and their functions replaced in a different configuration. The widening Will require construction activities immediately adjacent to several proposed new lots. Construction of retaining walls may be proposed along these lots western property lines. The planned widening of 1-405 would be funded by the 5 cent and 9.5 cent gas taxes and is scheduled to begin construction in 2007. The widening should not impact the proposed Defoor Plat project. No other planned roadway projects are scheduled in the Defoor Plat vicinity. Traffic Volumes Figure 6 shows projected 2007 PM peak hour traffic volumes without the project. These volumes include the existing traffic volume counts plus background growth. The compounded annual traffic volume growth factor used in this analysis is 3% per year on the arterials and zero growth on the Renton Hill local access streets as directed by the 5 Defoor Plat TraH@;% Page 6 City. No proposed "pipeline" land development projects were included, as directed by the City. FUTURE TRAFFIC CONDITIONS WITH PROJECT Traffic Volumes Figure 7 shows the projected 2007 PM peak hour traffic volumes and estimated ADT traffic volumes with the proposed project. The site-generated PM peak hour and ADT traffic volumes shown on Figure 3 were added to the projected background traffic volumes shown on Figure 6 to obtain the Figure 7 volumes. Levels of Service Table 1 shows calculated LOS for future with and without project conditions at the pertinent street intersections. Our analysis shows that all of the pertinent intersections are expected to operate at or above LOS C for 2007 conditions without or with the Defoor Plat. Traffic Operations The addition of the Defoor Plat traffic volumes will introduce less than 8 percent more traffic to the Cedar Ave. S. and Renton Ave. S. streets on a daily basis. During the PM peak hour, which is the highest trip generation hour of the day, the Defoor Plat will add approximately 20 PM peak hour trips to Cedar Ave. S. and Renton Ave. South. This is equivalent to approximately one new vehicle per three minute time span. There is no existing traffic accident problem on any of the local access streets on Renton Hill and the addition of the Defoor Plat traffic should not change this situation. The Defoor Plat is adding a new west leg to the Cedar Ave. S./S. ]'h St. intersection. A new stop sign should be installed on the plat roadway at the intersection for eastbound traffic. The City does not require installation of a stop sign on the north leg of the Cedar Ave. S./S. ]'Fo St. intersection for southbound traffic. The proposed site access is offset slightly from the S. ]'h St. approach at the intersection. Although alignment is generally desirable, the low traffic volumes expected at the intersection and the plat road never being extended should allow the Cedar Ave. S./S. ]'h St. intersection to operate satisfactorily. The seasonal use of Philip Arnold Park was studied as part of another study, the Heritage Renton Hill Plat development, in 2000. Month-long daily counts indicated that there was not an increase of traffic volumes during the summer months. The good levels of service (LOS) for the intersections in the area indicate that a substantial increase in traffic volumes could occur and still be within the City's LOS requirements. 6 Defoor Plat Tra'~ Page 7 TRAFFIC IMPACT MITIGA TION Traffic Impact Fees The City of Renton requires a traffic impact mitigation fee of $75 per net new average daily trip. Therefore the Defoor Plat traffic impact mitigation fee is $75 X 201 = $15,075.00. No other traffic mitigation fees should be required. SUMMARY, CONCLUSIONS AND RECOMMENDA TIONS This report uses existing traffic data collected at the pertinent intersections for analysis. Level of service analyses were performed for existing and projected future (2007) traffic volumes, using the collected traffic data, for the without and with project conditions. The evaluation of the traffic impact of the proposed Defoor Plat identifies that the project will not cause a significant adverse affect on the operation of any of the study intersections, with none of the study intersections operating worse than LOS C. There are no apparent traffic safety issues identified at the pertinent street intersections. Based on our analysis, the Defoor Plat should be approved with the following traffic mitigation measures: 1. Remit the fee of $15,075 to the City of Renton as payment to the City's traffic impact fee program when required by the City. 2. Construct the internal plat road, intersections and driveways to City of Renton standards. 3. Install a new stop sign for eastbound traffic at the Cedar Ave. S./S. yth St. intersection. If you have any questions, please call 425-522-4118. You may also contact me via e-mail atlarry@nwtraffex.com . EXPIRES: 9/15106 Very truly yours, Larry D. Hobbs, P.E. Principal TraffEx 7 TABLE 1 NORTHWEST TRAFFIC EXPERTS 10104 -111 In Ave, NE Kirkland, WA 98033 Phone: 425,522.4118 Fax: 425.522.4311 DEFOOR PLAT -CITY OF RENTON PM PEAK HOUR LEVEL OF SERVICE SUMMARY MOVEMENT 2005 2007 2007 INTERSECTION OR WITHOUT APPROACH EXISTING PROJECT WITH PROJECT Main Ave. S./S. 4th St. Overall A (6.2) A (6.5) A (6.7) Houser Way S'/Mill Ave. S. Overall 8(19.0) C (20.7) C (20.9) Cedar Ave. S./S. 3rd St. Westbound A (7.6) A (7.6) A (7.6) Renton Ave. S./S. 3rd St. Northbound A (7.5) A (7.5) A (7.5) Cedar Ave. S./S. yth St. Southbound A (7.2) A (7.2) A (7.3) Renton Ave. S./S. yth St. Southbound A (7.5) A (7.5) A (7.5) Note: Number shown is the average control delay in seconds per vehicle for the intersection as a whole for signalized intersections and worst approach movements at stop sign controlled intersections and driveways, which determines the LOS for intersections per the 2000 Highway Capacity Manual. IW'tl111(1 06 Defoor Plat Vicinity Map ... ~ Figure 1 j r Defoor Plat Site Plan L N Figure 2 ~end ~ Percentage of Project Traffll: -15 PM Pe<t ~oorTraffk Vdumeand Direcnon (150) Av~age WElf:!kday Traffic Volumes Defoor Plat S 6TH ST <t"v ~ ~f\H CT <v ... PM Peak Hour 13 Enter $ E~iI 21 Toml PM Peak Hour Trip Generation and Distribution r--z 8 !Z N Figure 3 -0 I 0 ==-« E ZZA Legend V> 0 Cl::' lane Use am:! Direction Traffic Signal Stop Sign Contra Fow Way Sfop ..... + > « ~ ~ f-004 ::t: ~\ + ..J + -< '1 G:> Defoor Plat Existing Traffic Control S 6TH ST J' ~'v #' ,1H CT r--z <v-8 !Z N o V') 0 r- ~ PHILIP ~/'~'>- ARNOlD tJ") I, PARK J.. ....J tt'" -L Itt -L ,. ,. CD + + + + + + -+ + Q) @ 6 Figure 4 '. -,' E Zl'A Legend :::::~~ 9.;" • "',,20 3-0)-7 '"" (" o '" t r 10 0> ...... W C'.I -15 PM Peak Hour Traffic Vdun1e and DIrection (15Zl} Allerage Da~y Traffic Vd ume r.... (V) ""'" C'.I L() ;0 (¥') N C'.I 11.;'" I "d) 3 ..• :' I .. ~18 0-0-0 o-@-o 36'""", t ,("0 '"" (" 0'\'1"0 u:') QO 0> -"" 00> ...... Defoor Plat Existing PM Peak Hour Traffic Volumes CT r-..... --:z 8 !Z O>O')~ 7.;J I "",41 17-® -13 "'\ (" 2 "\ I I" 1 0> to 0 1!;)2 N Figure 5 E lZA Legend -15 PM Peak Hour Traffic. Vciume and Dm;c.tion (150) Average Da~y Traffic Volume Defoor Plat S 6TH 5T J' ~ ~\\H CT ~ ... SE Bni PL Future PM Peak Hour Traffic Volumes Without Project r--8 !Z N Figure 6 Legend -15 PM Peak Hour TraffIc VdutllB and Direction (15G) Av~agtr Daily Traffic VolutllB Defoor Plat Future PM Peak Hour Traffic Volumes With Project .~CT r--z 8 §; N Figure 7 HCM Unsignalized Intersection Capacity Analysis 3: S 7th St & Cedar Ave S ~ "" of of---\... ~ -. Lane Configurations 4+ 4+ Sign .control Yield Stop .• Volume (veh/h) 3 0 0 0 0 18 0 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0,92 Hourly flow rate (veh/h) 3 0 0 0 0 20 0 Volume Total (vph) 3 20 1 32 Volume Left (vph) 3 0 0 26 Volume Right (vph) 0 20 1 3 Hadj (s) 0.2 -0.6 -0.6 0.1 Departure Headway (5) 4.2 3.4 3.4 4.1 Degree Utilization, x 0.00 0.02 0.00 0.04 Capacity (veh/h) 841 1042 1046 873 Control DeICiY.(s) 7.2 6.5 6.4. 7.2 Approach Delay (5) 7.2 6.5 6.4 7.2 Approach LOS A A A A Delay HCM Level of Service Intersection Capacity Utilization 13.3% ICU Level of Service TRANSPBELL-ST51 t 4+ Yield, 0 .0;92i;4 0 7/21/2005 I'" '. ~ .; 4+ Yiefq 1 24 2 3 0.92p.··O.~.:;i;f;~;~lt :c 0.92 1 A 26 2 3 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: S 7th St & Renton Ave S ~ Lane Configurations Sign Control Volume (veh/h) 2 Peak Hour Factor 0.92 Hourly flow rate (veh/h) 2 Volume Total (vph) 28 Volume Left (vph).· 2 Volume Right (vph) 8 Hadj (s) -0.1 Departure Headway (s) 4.0 Degree Utilization,x 0.03 Capacity (veh/h) 879 Control Oelay{s) 7.1 Approach Delay (s) 7.1 Approach LO~ A HCM Level of Service Intersection Capacity Utilization TRANSPBELL-ST51 -+ 4t Yield 17 0.92 18 60 1 45 -0.4 3.7 0.06 958 6.9 6.9 A ,. of +-4.... "'\ 4t Stop 7 1 13 41 0 0.92 0.92 0.92 0.92 0.92 8 1 14 45 0 7 66 0 47 0 10 0.0 0.1 4.2 4.2 0.01 0.08 835 846 7.2 7.5 7.2 7.5 A A 15.3% ICU Level of Service t I'" 4t Stop. 6 0 0.92/ 0.92 7 0 A 7/21/2005 ~ ~ .; 4t Sf'· pp 43 9 9 ·0.92 0.92 .. 0.92 47 10 10 Synchro 5 Report Page 2 HCM Unsignalized Intersection Capacity Analysis 9: S 3rd St & Cedar Ave S ..J' -+ "" ~ +-4.... "\ Lane Configurations +f+ +f+ Sign Control Stop Stop Volume (veh/h) 9 3 0 10 7 20 0 Peak Hour Factor 0.92 0.92': jO.92 0.92 0.92 0.92 0.92 Hourly flow rate (veh/h) 10 3 0 11 8 22 0 Volume Total (vph) 13 40 29 97 Volume left (vph). 10!~~ 11 0 37 Volume Right (vph) 0 22 7 12 Hadj (s) 0.2 -0.2 -0.1 0.0 Departure Headway (s) 4.4 3.9 4.0 4.1 Degree Utilization, x 0.02 0.04 0.03 0.11 Capacity (veh/h) 795 885 874 869 Control Delay (s) 7.4 7.1 7.1 7.6 Approach Delay (s) 7.4 7.1 7.1 7.6 Approach LOS A A A A Delay HCM Level of Service Intersection Capacity Utilization 18.4% ICU Level of Service TRANSPBELL·ST51 t I'" +f+ Stop 21 6 0.92 0.92 23 7 A 7/21/2005 \. + ..I +f+ Yield 34 44 11 0.92 0.g;1f;! 0;92 37 48 12 Synchro 5 Report Page 3 HCM Unsignalized Intersection Capacity Analysis 10: S 3rd St & Renton Ave S /' ""t "" t ~ Lane Configurations ¥ 4' t. Sign Control . Stop Stop Yield Volume (veh/h) 11 36 15 38 53 27 Peak Hour Factor 0.92 0.92 0.92 0.92 0,92 :0.92 Hourly flow rate (veh/h) 12 39 16 41 58 29 Volume Total (vph) 51 58 87 Volume Left (vph) 12 16 ° Volume Right (vph) 39 0 29 Hadj (8) -0.4 0.1 -0.2 Departure Headway (s) 3.8 4.2 3.9 Degree Utilization, x 0.05 0.07 0,09 Capacity (veh/h) 910 841 910 Control Delay (8) 7.0 7.5 7.3 Approach Delay (s) 7.0 7.5 7.3 Approach LOS A A A Delay HCM Level of Service Intersection Capacity Utilization 14.8% ICU Level of Service TRANSPBELL-ST51 A 7/21/2005 Synchro 5 Report Page 4 HeM Signalized Intersection Capacity Analysis 14: S 4th St & Main ,)----to-"'). of ----\.. "\ Lane Configurations 4' 4+ Ide~I{F:low (vphPl) 1900 1900 1900 1900 1900. 1900 (1.900 Total Lost time (s) 4.0 4.0 4.0 4.0 Lane Uti\. Factor 1.00 1.00 1.00 lWO Frt 1.00 0.85 1.00 1.00 FJte~c>litcted , . , 'c~" .,/, / ," ,;' 0.96 1.00 0.97. >:0'.95 Satd. Flow (prot) 1796 1583 1800 1770 Flt Permitted 0.96 1.00 0.97 0(95 Satd. Flow (perm) 1796 1583 1800 1770 yrolume (vph) 105 37 154 29 .. 16 ':)(;0 1 ····68 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 114 .40 167 32 17 1 74 Lane Group Flow (vph) 0 154 167 0 50 0 74 ~urnType Split Perm Split Prot Protected Phases 4 4 8 8 5 Permitted Phases 4 Actuated Green, G (s) 11.4 11.4 5.0 4.0 £;ffef;tlve Green, g (s) 11.4 11.4 5.0 4.0 Actuated glC Ratio 0.14 0.14 0.06 0.05 Clearance Time (8) 4.0 4.0 4~0 4.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane(3rp Cap (vph) 253 223 111 88 vis Ratio Prot 0.09 cO.03 cO.04 vIs Ratio Perm cO.11 vic Ratio 0.61 0.75 0.45 0.84 lIniformDelay, d1' 32.7 33.4 36.6 38.1 • Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 4.1 12.9 2.9 48.1 Delay (s) 36.8 46.3 39.5 86.2 l,evel o.f Service D D D F Approach Delay (s) 41.7 39.5 .A:pproach LOS 0 D HCM Average Control Delay HCM Volume to Capacity ratio Actoated Cycle Length (s) Sum of lost time (s) Intersection Capacity Utilization 71.7% ICU Level of Service c Critical Lane Group TRANSPBELL-ST51 t r 1900 1900 4.0 0.95 0.99 1.00 3519 1.00 3519 1070 42 0.92 0.92 1163 46 1209 0 2 47.8 47.8 0.59 4.0 3.0 2079 cO.34 0.58 10.3 1.00 0.4 10.7 B 15.1 B 20.0 C 7/21/2005 '. + .; t1+ 1900 1900 1900 4.0 4.0 1.00 0.95 1.00 0.99 0.95 1.00 .' 1770 3520 0.95 1.00' 1770 3520 4 1356 51 0.92 0.92 0.92 4 1474 55 4 1529 0 Prot 1 6 0.7 44.5 0.7 44.5 0.01 0.55 4.0 4.0 3.0 3.0 15 1936 0.00 cO.43 0.27 0.79 39.8 14.5 1.00 1.00 9.3 2.2 49.2 16.7 D B 16.8 B Synchro 5 Report Page 5 HeM Signalized Intersection Capacity Analysis 17: Houser W:t & Renton Ave S ..J---+ ..... ., <4-'-, Lane Configurations "i 41+ Ideal Flovi(vphplf 190'0 1900 19'0'0 190'0 19'0'0 19'0'0 190'0 Total Lost time (s) 4.0 4.0 Lan.e Uti!. Factor54" 0.91 '0.91 Frt 1.00 1.00 Fit Protected" '0.95 1.0'0 Satd. Flow (prot) 1610 3379 FIt Permitted '0.95 1.00 Satd. Flow (perm) 1610 3379 VoJurpe (v~), . 435 1469 32 '0 '0 '0 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vi)h) 473 1597 35 '0 '0 '0 Lane Group Flow (vph) 473 1632 0 '0 0 0 TOrn Type Perm Protected Phases 4 Pemitted Phases 4 Actuated Green, G (s) 30.2 30.2 Effective Green, 9 (s) 3'0,2' 3'0.2 Actuated glC Ratio 0.67 0.67 Clearance Time (s) 4.'0 4.'0 Vehicle Extension (s) 3.0 3.0 l.~ne Gm;·Cap (vph) 1'073 2253 vis Ratio Prot cO.48 vis Ratio Perm 0.29 vic Ratio 0.44 0.72 Uniform Delay, d1 :3.6 4.9 Progression Factor 1.00 1.00 Incremental Delay, d2 '0.3 1.2 Delay (s) 3.9 6.0 Level of Service 'A A Approach Delay (s) 5.6 0.0 Approach LOS A A HCM Average Control Delay 6.2 HCM Level of Service HCM Volume to Capacity ratio 0.63 Actuated Cyclei:..englli(s) 45.3 Sum of lost time (s) Intersection Capacity Utilization 53.7% ICU Level of Service c Critical Lane Group TRANSPBELL-ST51 t I'" t1+ 19'0'0 19'0'0 4.0 '0.95 0.94 1.'00 3329 1.'0'0 3329 35 23 0.92 0.92 38 25 63 0 2 7.1 7.1 0.16 4.'0 3.0 522 0.02 0.12 16.4 1.00 0.1 16.5 B 16.5 B A 8.0 A 7/21/2005 '. '+ ..I 4 19'0'0 190'0 190'0 4.0 1.0'0 1.00 0.99 1847 '0.94 1754 9 44 0 0.92 0.92 0.92 10 48 '0 0 58 0 Perm 6 6 7.1 7.1 0.16 4.'0 3.0 275 cO.D3 0.21 16.7 1.00 0.4 17.0 B 17.0 B Synchro 5 Report Page 6 HCM Unsignalized Intersection Capacity Analysis 3: S 7th St & Cedar Ave S ~ Lane Configurations ~Ign Control Volume (veh/h) 3 Peak Hour Factor, 0.9~t Hourly flow rate (veh/h) 3 Volume Total (vph) 3 VolumeJ;;~ft(vph) ." Volume Right (vph) 0 Ittatfj ( ). 'A/ %>.," S .. iJ?',;. 0.2 Departure Headway (s) 4.2 Degree Utilization, x 0.0'0 Capacity (veh/h) 841 cnifjro1 DEilay!(s) 7.2 Approach Delay (s) 7.2 Approach LOS A HCM Level of Service Intersection Capacity Utilization TRANSPBELL-STS1 --. "). • +-'-"\ 4+ 4+ Yield':: Stop 0 0 0 0 18 0 0.9~tfX; 0.92 '0.92 0.92 0.92 '0.92 0 0 0 0 20 0 20 1 32 0 0 26 20 1 3 -0.6 -O~6 0.1 3.4 3.4 4.1 >0:02 '0.00 0.04 1042 1046 873 6.5 6.4 7.2 6.S 6.4 7.2 A A A 13.3% leu Level of Service t I'" 4+ Yield 0 1 0.92 '0.92 0 1 A 7/21/200S ~ ! ..; 4+ Yield 24 2 3 0.92 0.92 '0.92 26 2 3 Synchro S Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: S 7th St & Renton Ave S ~ Lane Configurations Sign Control' . Volume (veh/h) 2 Peak Hour Factor: . '·0'.92'. Hourly flow rate (veh/h) 2 Volume Total (vph) 28 \l~tume Left (vph) . Z.;. Volume Right (vph) 8 H'a~j (5) -0'.1 Departure Headway (5) 4.0 ttElgree Utilization, x 0.0'3 Capacity (veh/h) 879 qqntrol Delay (5) 7.1 Approach Delay (5) 7.1 ~pproach LOS .A HCM Level of Service Intersection Cap~eity Utilization TRANSPBELL-ST51 ----"t .f ~ -\... "\ toft toft Yield Stop 17 7 1 13 41 0 0'.92 0'.92 0'.92 0'.92 0.92; 0'.92 18 8 1 14 45 0 60 7 66 ..1 0' .47 45 0 10 -0.4 i. 0'.0' 0';1 3.7 4.2 4.2 0.06 0'.01 0.08 958 835 846 6.9·' '7.2 7.5 6.9 7.2 7.5 A A A 15.3% leu Level of Service t I" toft Stop 6 0 0'.92 0.92 7 0 A 7/21/2005 '. ~ ..; toft Stop 43 9 9 0'.92 0'.92 0'.92 47 10 10 Synchro 5 Report Page 2 HCM Unsignalized Intersection Capacity Analysis 9: 8 3rd 8t & Cedar Ave 8 ..J' Lane Configurations ~lg~l;potirol h Volume (veh/h) 9 ~eat.Fioir Factor /,/,~ " .. , ,,< ' 0])2· Hourly flow rate (veh/h) 10 Volume Total (vph) 13 Volume Left (vpfj) . 10 Volume Right (vph) 0 tlFldj (~) + f' 0:2 Departure Headway (5) 4.4 Degree Utilization, X; 0.02 Capacity (veh/h) 795 GQ!1tror Delay (8)' '7.4 Approach Delay (5) 7.4 Approach lOS .. A HCM Level of Service 'nte~seOtion Capacity Utilization TRANSPBELL-ST51 -. 4+ Stop··· 3 ·0.92 3 40 11 22 -0.2 3.9 0.04 885 7.1 7.1 A ..... of -+-~ , 4+ St ' .Ofl 0 10 7 20 0 0.92 0.92 ,,0;92: .0.92 0.92 0 11 8 22 0 29 97 ;0 37 7 12 -0,'1 ··0.0 4.0 4.1 0:03 0.11 874 869 7it .. J:1;:.6: .. 7.1 7.6 A Pi 18.4% IG~ Level of Service .. t I'" 4+ Stop 21 6 0.92 0.92 23 7 A 7/21/2005 ~ + .I 4+ Yield 34 44 11 0.92 0.92 0.92 37 48 12 Synchro 5 Report Page 3 HCM Unsignalized Intersection Capacity Analysis 10: S 3rd St & Renton Ave S ."J- Lane Configurations Sign (j6nti"01 Volume (veh/h) 11 PeakHbui" Factor· ():9~ Hourly flow rate (veh/h) 12 Volume Total (vph) 51 Volume Left (vph) 12 Volume Right (vph) 39 Hq~j(s), -0.4 Departure Headway (5) 3.8 OegreeUylization, x . 0.05· Capacity (veh/h) 910 C<1tJtrql Qalay (5) 7.0 Approach Delay (5) 7.0 Approach LOS A Delay ..... "\ 36 15 :.0.92 o 92!;; .. ",;J".~ 39 16 58 87 dB o O~;1/;t1lii2 4.2 3.9 0.07 i;~Qt~9 .. 841 910 . tr:'s •• {;f,!j~;:r 7.5 7.3 . 'A~fA t ~ 41 27 0.92 29 HCM Level of Service Intersection Capacity Utilization A 14 .. 8% leu Level of Service TRANSPBELL-ST51 A 7/21/2005 Synchro 5 Report Page 4 HCM Signalized Intersection Capacity Analysis 14: S 4th St & Main ..J- Lane Configurations Ideal Flow (vphpl) 18)0 ":Jf:>:~/ ' Total Lost time (s) LaneUtil. Fact~t·.; Frt Fit Protected!1 Satd. Flow (prot) FIt Permitteo';'i' .. " ",'/>"' Satd. Flow (perm) Volume (vplil ""-", " ':Ui2/; 'ji11 Peak-hour factor, PHF 0.92 Adj. Flow'vph). 121 , .. Lane Group Flow (vph) 0 Tum TYPEr -, "," ".,l~?j~~;~; Spilt Protected Phases 4 Permitted Phases .. Actuated Green, G (s) Effective Green, g{s) Actuated glC Ratio Clearance Time (s) Vehicle Extension (s) Lane Grp Cap (vph) vis Ratio Prot vis Ratio Perm vic Ratio Uniform Delay:;a1 Progression Factor Incremental Delay, d2 Delay (s) Level of Service Approach Delay (s) Approach LOS HCM Average Control Delay>'" HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization c Critical Lane Gr9up TRANSPBELL-ST51 --+ "'" .f +-"" ""\ 4' '(I • 'i 1900> 1900 ,1900 19:0Cr. "1900. 1900 4.0 4.0 4.0 4.0 1.00 "1.00 1,00 .. ·1.00 1.00 0.85 1.00 1.00 .• 0.~6 .;,~.Q~ O;g't, .' '0.95 '-'~;S/_ ...; 1796 1583 1800 1770 :;0.96 ;t1.Q'() 0.97 0.95 1796 1583 1800 1770 39< i~a.a 31 17 1 72 0.92 0.92 0.92 0.92 0.92 0.92 42 ;~nv ,.'.Stt'" . 18 .. ·.1 78 163 177 0 53 0 78 ',,' ~f'; .. '~~!Jril Spl~ " ", '~·i<';f Prof 4 8 8 5 4: 11.6 1 .6 5.0 4.0 11.6 /11~6 5.0 4.0 0.14 0.14 0.06 0.05 4.0 4.0 .. ·~tO 4.0 3.0 3.0 3.0 3.0 25~. 228 112 88 0.09 cO.03 cO.04 y,,;({ ¢0.11 -:/",:?» )xr', /"0,/, 0.63 0.78 0.47 0.89 :32.'));.; 33.2 ,~W;5" 38.1 1.00 1.00 1.00 1.00 SRf ·15.2 3.1 59.6 37.5 48.4 39.7 97.6 D 0 D F 43.2 39.7 O· '. D <;J:!IStirn of lost time (5) 75.0% ICU Level of Service t " 4.0 0.95 0.99 ',·j1j;\W 3519 1'.00 3519 1135 0.92 1234 1283 2 47.3 47.3" 0.59 4.0 3.0 2065 cO.36 0.62 10.8 1.00 0.6 11.4 B 16.4 B ". 45 0.92 49 0 20.0 C 7/21/2005 \.. + tt. · .. 1900 1900 ;'/' 4.0 4.0 i.0de ' •• o:(g~ 1.00 0.99 .iQ;95 ·.~rOQ 1770 3520 'O.9q.;~!~1<1.0Q 1770 3520 41439 0.92 0.92 41'1564 4 1623 6 0.7 44.0 0] 44.0 0.01 0.55 4.0 4.0 3.0 3.0 15 1922 0.00 cO.46 0.27 0.84 39.7 15.4 1.00 1.00 9.3.··· 3.6. 49.0 19.0 D B 19.1 B 54 0.92 59 o Synchro 5 Report Page 5 HCM Signalized Intersection Capacity Analysis 17: Houser Wy & Renton Ave S t Lane Configurations " 4~ t~ 7/21/2005 4 Ideal Flow (vpfit)l) 1900 li9og:10;J90Q ... 19()O);!~5j·.900>· 190~" 191)01900 · ... 1900 1900 1900 1900 Total Lost time (s) 4.0 L.ane Uti!. Factor 0.91 Frt 1.00 Fit Protected 0,95 Satd. Flow (prot) 1610 FltPermitted 0;95 Satd. Flow (perm) 1610 Volume (vph) 461 Peak-hour factor, PHF 0.92 Adj. Flow (vph) 901 Lane Group Flow (vph) 501 Tum Type .Pertri Protected Phases Permitted Phases Actuated Green, G (s) Effective Green,g (s) Actuated glC Ratio Clearance Time (s) Vehicle Extension (s) Lane Grp Cap (vph) vIs Ratio Prot vIs Ratio Perm vIc Ratio Uniform Delay, d1 Progression Factor Incremental Delay, d2 Delay (s) Level of Service Approach Delay (s) Approach LOS HCM Average Control 4 31.9 31.9 0.68 4.():: 3.0 1090 0.31 0.46 3:6 1.00 0.3 3.9 A HCM Volume to Capacity ratio Actuated Cycle Length (s) Intersection Capacity Utilization c Critical Lane Group TRANSPBELL -ST51 4.0 4.0 (f;g;1¥i~;i; 0.95 1.00 0.94 l.q;rri!lf'" • ··~ij1.00 3379 3330 1,00 ··1.00 .• ·.· 3379 3330 1S5~F"34 >~;O· ~i.o . .... 00;; '37 0.92 0.92 0.92 0.92 0.92 0.92 0.92 1693 "37):(·0 00 040 . 1730 0 0 0 0 0 66 4 31.9 31.9 0.68 4~0 3.0 2289 cO.51 0.76 ··5,0.···· 1.00 Hi 6.5 5.9 56.1% ,>,,~;'f,' '?~f~~) 0.0 " u_ A Sum of lostJime (s) ICU Level of Service ... 2 7.2 7.2 0.15 4.0 3.0 S09 0.02 0.13 17}.2· , ;:-<'"', 1.00 0:1 17.4 B 17.4 B 24 0.92 26 o 8.0 A 10 0.92 .. 'Hi o . Perm 6 4.0 1.0P 1.00 0.9$1.· 1846 0.94 1748 47 0 0.92 0.92 51 0 62 0 6 7.2 7~g. 0.15 4.0 3.0 267 cO.04':·.;'< 0.23 17.S 1.00 0.4 18.0 B 18.0 B Synchro 5 Report Page 6 HCM Unsignalized Intersection Capacity Analysis 3: S 7th St & Cedar Ave S ..J---+-.,. ~ ....... '-"\ Lane Configurations 4+ 4+ Sign Control Yield Stop Volume (veh/h) 9 2 0 0 3 18 0 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 .0:92 Hourly flow rate (veh/h) 10 2 0 0 3 20 0 Volume Total (vph) 12 23 1 42 Volume Left (vph) 1U' 0 0 26; ~ /-,,/ Volume Right (vph) 0 20 1 14 Hadj (s) 0.2 -0.5 -0.6. O~O Departure Headway (s) 4.2 3.5 3.4 3.9 Degree Utilization, x 0.01 0.02 . 0.00 O.OS Capacity (veh/h) 842 1006 1032 905 Control Delay (s) 7.3 6:6 6:4 1~1 Approach Delay (s) 7.3 6.6 6.4 7.1 Approach LOS A A A A Delay HCM Level of Service Intersection Capacity Utilization 13.3% ICU Level of Service TRANSPBELL-ST51 t /"" 4+ Yield 0 1 0.92 0.92 0 1 A 7/27/2005 \.. + .I 4+ cY(~ld . 24 2 13 0.92 .•. ·.{H~2; ::;:0;92 26 2 14 Synchro 5 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 6: S 7th St & Renton Ave S ~ Lane Configurations Sign Control Volume (veh/h) 9 Peak Hour Factor 0',92 Hourly flow rate (veh/h) 10 Volume Total (vph) 30 Volume Left (vph) 10' Volume Right (vph) 2 Hadj (8) 0.1 Departure Headway (s) 4.2 Degree Utilization, x 0.04 Capacity (veh/h) 843 Control Delay (s) 7.3 Approach Delay (s) 7.3 Approach LOS A HCM Level of Service Intersection Capacity Utilization TRANSPBELL-ST51 --+ 4+ Yield 17 0.92 18 60 1 45 ~0.4 3.7 0.06 955 6.9 6.9 A l-of +-""-"\ 4+ ;Stop 2 1 13 41 0'.92 0';92'· 0'.92 0'.92 ">0.92: 2 1 14 45 0 7 70 0' 47 0 13 0'.0' 0.1 4.2 4.1 0.01 0'.08 832 850 7.2 7.5 7.2 7.5 A A 16.2% ICU Level of Service. 7/27/2005 t /"" \.,. ~ ..I 4+ 4+ Sto~ . Stop 6 43 9 12 /092"1' Clg:I;JNr~92' .: " :'~t :i:.,."~:,:~~f':,, ~Vf; " C ; .. 0'.92: 0'.92 7 0 47 10 13 A Synchro 5 Report Page 2 HCM Unsignalized Intersection Capacity Analysis 9: S 3rd St & Cedar Ave S ~ ---+-..... 'f" ...-"-"\ t I" Lane Configurations 4+ 4+ 4+ Sign Control Stop Stop ···fffStclp;;, .... Volume (veh/h) 9 3 0 14 7 20 0 24 9 Peak Hour Fa~tor 0.92 0.92 0.92 0.92 0.92 0~92 ';/O;92L::; 0;92·· 0.92 Hourly flow rate (veh/h) 10 3 0 15 8 22 0 26 10 Volume Total (vph) 13 45 36 103 Volume Left (vph) 10 15 0 37 Volume Right (vph) 0 22 10 12 Hadj (8) 0.2 -0.2 -0.1 0.0 Departure Headway (s) 4.4 4.0 4.0 4.1 Degree Utilization, x 0.02 0.05 0.04 0.12 Capacity (veh/h) 788 868 876 865 Control Delay (s) 7.5 7.2 7.1 7.6 Approach Delay (s) 7.5 7.2 7.1 7.6 Approach LOS A A A A Delay HCM Level of Service Intersection Capacity Utilization 19.3% ICU Level of Service A TRANSPBELL -ST51 7/27/2005 \.. ~ ..; 4+ Yield;·· 34 50 0.9g~ 0.921 ······.0.92 37 54 12 Synchro 5 Report Page 3 HCM Unsignalized Intersection Capacity Analysis 10: S 3rd St & Renton Ave S ~ -,. ~ t + Lane Configurations Sign Control. Stop Volume (veh/h) 14 36 15 31 Peak Hour Factor· 0.92 ·0.92 0.92 0.92 Hourly flow rate (veh/h) 15 39 16 34 Volume Total (vph) 54 60 95 Volume Left (vph) 15 16 0 Volume Right (vph) 39 0 34 Hadj (5) .ii~O:3 0.1 -0.2 Departure Headway (5) 3.9 4.2 3.9 Degree Utilization. x 0.06 0.07 0.10 . Capacity (veh/h) 896 838 910 Control Delay ($) 7.1 7.5 7.3 Approach Delay (5) 7.1 7.5 7.3 Approach LOS A A A Delay HCM Level of Service A Intersection Cgpacity Utifization 15.3% ICU Level of Service TRANSPBELL-ST51 A 7/27/2005 Synchro 5 Report Page 4 HCM Signalized Intersection Capacity Analysis 14: S 4th St & Main ,J---.. .,. .f +--\... ~ Lane Configurations 4' '(I * "i Ideal Flow (Vphpl) 1900 1900 1900 1900 1900 1900 190(y Total Lost time (s) 4.0 4.0 4.0 4.0 Lane UtilX~ actor 1.00 1.00 1.00 1.00 Frt 1.00 0.85 1.00 1.00 Fit Protected 0.97 1.00 0.97 0.95 Satd. Flow (prot) 1798 1583 1796 1770 Fit Permitted 0:97 1.00 0.97 0.95 Satd. Flow (perm) 1798 1583 1796 1770 Volume (vph) 111 42 1B3 33 17 2 72 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 121 4& 17'7; ,.36 18 2 78 Lane Group Flow (vph) 0 167 177 0 56 0 78 Tum Type Split . Pef11'l";; Spin Prot Protected Phases 4 4 8 8 5 Permitted Phases 4 Actuated Green, G (s) 11.7 11.7 5.1 4.0 Effective Green, g (s) 11.7 11.7 5.1 4.0 Actuated g/C Ratio 0.14 0.14 0.06 0.05 Clearance Time (5) 4.0, 4.0 4.0 4.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 Lane GrpCap(vph) 260 229 113 88 vIs Ratio Prot 0.09 cO.03 cO.04 vis Ratio Perm cO.11 vIc Ratio 0.64 0.77 0.50 0.89 Uniform Delay, d1 32.6 33.3 36.6 38.2 Progression Factor 1.00 1.00 1.00 1.00 Incremental Delay, d2 5.3 14.9 3.4 59.6 Delay (s) 37.9 48.2 40.0 97.7 Level of Service D D D F Approach Delay (s) 43.2 40.0 Approach LOS D D HCM Average Control Delay HCM Volume to Capacity ratio Actuated Cycle Length (s) Sum of lost time (s) Intersection Capacity Utilization 75.2% ICU Level of Service c Critical Lane Group TRANSPBELL-ST51 t ~ 1900 1900 4.0 0.95 0.99 1.00 3518 1.00 3518 1135 48 0.92 0.92 1234 52 1286 0 2 47.3 47.3 0.59 4.0 3.0 2059 cO.37 0.62 10.9 1.00 0.6 11.5 B 16.5 B 20.0 C 7/27/2005 \,. ! ..,; +1+ 1900 1900 1900 4.0 4.0 1.00 0.95 1.00 0.99 0.95 1.00 1770 3520 0.95 1,00. 1770 3520 4 f~39' 54 0.92 0.92 0.92 4 15P4 59 4 1623 0 Prot .. /; ,:~,:c ' 1 6 0.7 44.0 0.7 44;0 0.01 0.54 4.0 4.0 3.0 3.0 15 1917 0.00 cO.46 0.27 0.85 39.8 15.5 1.00 1.00 9.3 3.7 49.1 19.2 D B. 19.3 a Synchro 5 Report Page 5 HCM Signalized Intersection Capacity Analysis 17: Houser W't, & Renton Ave S /' --. ..... • -+-"-, Lane Configurations +ff+ ~al Flow (vphpl) 1900 1900 1900 1900 1900,1900 1:g00 Total Lost time (s) 4.0 4.0 t.:ane Util. Factor 0.91 0.91 Frt 1.00 1.00 Fly Protected 0.95 ~hOO Satd. Flow (prot) 1610 3378 Fit Permitted 0.95 ·tOO Satd. Flow (perm) 1610 3378 Volume (vph) 461 1558 37 0 0 0 cO Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 501 1693 40 '0 0 0 0 Lane Group Flow (vph) 501 1733 0 0 0 0 0 Turn Type Perm Protected Phases 4 Permitted Phases 4 Actuated Green, G (s) 31.9 31.9 Effective Green, g (s) 31.9 31.9 Actuated glC Ratio 0.68 0.68 Clearance Time (s) 4.0 4.0 Vehicle Extension (s) 3.0 3.0 Le;me Grp Cap (vph) 1088 2283 vIs Ratio Prot cO.51 vIs Ratio Perm 0.31 vIc Ratio 0.46 0.76 Uniform Delay, d1 3.6 5.1 Progression Factor 1.00 1.00 Incremental Delay. d2 0.3 1.5 Delay (s) 3.9 6.6 Level of Service A A Approach Delay (s) 6.0 0.0 Approach LOS A A HeM Average Control Delay 6.7 HCM Level of Service HCM Volume to Capacity ratio 0.66 Actuated Cycle length ( s) 47.2 Sum of lost time (s) Intersection Capacity Utilization 56.4% ICU Level of Service c Critical Lane Group TRANSPBELL-ST51 t I" tf+ 1900 1900 4.0 0.95 0.94 1.00 3330 1.00 3330 40 26 0.92 0.92 43 28 71 0 2 7.3 7.3 0.15 4.0 3.0 515 0.02 0.14 17.2 1.00 0.1 17.4 B 17.4 B A 8.0 A 7/27/2005 \. ! .I +f 1900 1900 19;00 4.0 1.00 1.00 0.99 1847 0.94 1754 10 51 0 0.92 0.92 0.92 11 55 0 0 66 0 Perm 6 6 7.3 7.3 0.15 4.0 3.0 271 cO.04 0.24 17.5 1.00 O.~ 18.0 B 18.0 a Synchro 5 Report Page 6 Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 Turning Movement Diagram Dwy (S 7th St) 3 o o Intersection: Cedar Ave S @ S 7th Street Location: Renton Date of Count: Wed 7113/05 Peak Period: 4:00 P 5:00 P Checked By: CMW Prepared For: Traffex EB WB NB SB Intersection 18 0 0 S 7th Street GJ GJ Check In: Out: 51 51 %HV PHF 0.0% 0.75 5.6% 0.75 0.0% 0.25 3.4% 0.91 3.9% 0.80 TMOlp05b078 15 ;', Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 Vehicle Volume Summary Intersection: Cedar Ave S @ S 7th Street Date of Count: Wed 7/13/05 Location: Renton Checked By: CMW Time From North on (SB) From South on (NB) From East on (WB) From West on (EB) Interval Interval Cedar Ave S Cedar Ave S S 7th Street Dwy (S 7th St) Total Ending at T L S R T L S R T L S R T L S R 4:15 P 0 6 1 1 0 0 0 1 0 0 0 6 0 1 0 0 16 4:30 P 1 8 0 0 0 0 0 0 0 0 0 6 0 0 0 0 14 4:45P 0 5 0 1 0 0 0 0 1 0 0 2 0 1 0 0 9 5:00 P 0 5 1 1 0 0 0 0 0 0 0 4 0 1 0 0 12 5:15P 0 4 1 0 0 0 0 0 0 0 0 7 0 1 0 0 13 5:30 P 0 8 0 0 0 0 0 0 0 0 0 4 0 1 0 0 13 5:45P 0 5 1 1 0 0 0 0 0 0 0 3 0 1 0 0 11 6:00 P 0 5 1 0 0 0 0 0 0 0 0 5 0 1 0 0 12 6:15P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:45P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 1 46 5 4 0 0 0 1 1 0 0 37 0 7 0 0 100 4:00P to 5:00P Peak Hour Summary Total 1 24 2 3 0 0 0 1 1 0 0 18 0 3 0 0 51 Approach 29 1 18 3 51 %HV 3% 0% 6% 0% 4% PHF 0.91 0.25 0.75 0.75 0.80 BICYCLISTS: North South East West Totals PEDESTRIANS: North South East West Totals FROM: 1 0 ACROSS 1 0 2 0 2 0 3 0 3 0 4 0 4 2 2 5 0 5 0 6 1 1 6 0 7 0 7 0 8 0 8 1 1 9 0 9 0 10 0 10 0 0 0 1 0 1 3 0 0 0 3 TMOlp05b078 Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 :~ Turning Movement Diagram N I f! GJ Mills Ave S 9 3 o Intersection: Cedar Ave S @ S 3rd St Location: Renton Date of Count: Tues 7119/05 Peak Period: 5:00 P 6:00 P Checked By: CMW Prepared For: Traffex EB WB NB SB Intersection S 3rd St 20 7 10 Check In: 165 Out: 165 %HV PHF 0.0% 0.75 0.0% 0.84 0.0% 0.68 0.0% 0.89 0.0% 0.88 TMOlp05b080 Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 Vehicle Volume Summary Intersection: Cedar Ave S @ S 3rd St Date of Count: Tues 7/19/05 Location: Renton Checked By: CMW Time From North on (SB) From South on (NB) From East on (WB) From West on (EB) Interval Interval Cedar Ave S Cedar Ave S S 3rd St Mills Ave S Total Ending at T L S R T L S R T L S R T L S R 4:15 P 0 6 7 2 0 4 2 0 0 0 0 8 0 0 0 0 29 4:30 P 0 7 8 2 0 0 9 1 0 1 3 8 0 1 0 0 40 4:45 P 0 9 6 0 0 0 8 1 0 1 0 7 0 1 1 0 34 5:00 P 0 8 10 2 0 0 5 0 0 2 0 4 0 0 1 0 32 5:15 P 0 5 12 3 0 0 2 2 0 2 2 5 0 2 0 0 35 5:30 P 0 12 9 4 0 0 4 0 0 3 2 2 0 2 1 0 39 5:45 P 0 7 11 3 0 0 8 2 0 3 2 5 0 2 1 0 44 6:00 P 0 10 12 1 0 0 7 2 0 2 1 8 0 3 1 0 47 6:15 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:45 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 0 64 75 17 0 4 45 8 0 14 10 47 0 11 5 0 300 5:00 P to 6:00 P Peak Hour Summary Total 0 34 44 11 o I 0 21 6 0 10 7 20 0 9 3 0 165 Approach 89 27 37 12 165 %HV 0% 0% 0% 0% 0% PHF 0.89 0.68 0.84 0.75 0.88 BICYCLISTS: North South East West Totals PEDESTRIANS: North South East West Totals FROM: 1 0 ACROSS 1 1 1 2 2 0 2 2 2 3 0 3 1 2 1 4 4 0 4 0 5 0 5 1 1 6 0 6 4 4 7 0 7 2 5 7 8 0 8 2 2 9 0 9 0 10 0 10 0 0 0 0 0 0 4 0 14 4 22 TM01p05b080 'Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 !~ Turning Movement Diagram ~ rr, ~ .. < tJ = GJ 0 .... = ~ ~ S 3rd Street rr, ~ GJ .. < = 0 .... = ~ ~ Intersection: S 3rd Street @ Renton Ave S Location: Renton Date of Count: Tues 7119/05 Peak Period: 5:00 P 6:00 P Checked By: CMW Prepared For: Traffex GJ EB WB NB SB Intersection Check In: Out: %HV PHF 0.0% 0.69 n/a n/a 3.8% 0.66 1.3% 0.63 1.7% 0.65 180 180 TM02p05b080 11 Traffic Count Consultants, Inc. Phone: (425) 861-8866 FAX: (425) 861-8877 Vehicle Volume Summary Intersection: S 3rd Street @ Renton Ave S Date of Count: Tues 7/19/05 Location: Renton Checked By: CMW Time From North on (SB) From South on (NB) From East on (WB) From West on (EB) Interval Interval Renton Ave S Renton Ave S 0 S 3rd Street Total Ending at T L S R T L S R T L S R T L S R 4:15 P 0 0 5 1 1 5 9 0 0 0 0 0 0 3 0 11 34 4:30 P 1 0 10 8 0 3 1 0 0 0 0 0 0 1 0 10 33 4:45 P 0 0 10 3 0 7 11 0 0 0 0 0 0 2 0 9 42 5:00 P 0 0 12 4 0 2 6 0 0 0 0 0 0 0 0 8 32 5:15 P 1 0 9 9 1 2 15 0 0 0 0 0 0 2 0 6 43 5:30 P 0 0 12 4 0 2 9 0 0 0 0 0 0 2 0 11 40 5:45 P 0 0 9 5 1 2 3 0 0 0 0 0 0 3 0 6 28 6:00 P 0 0 23 9 0 9 11 0 0 0 0 0 0 4 0 13 69 6:15P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:45 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 2 0 90 43 3 32 65 0 0 0 0 0 0 17 0 74 321 5:00 P to 6:00 P Peak Hour Summary Total 1 0 53 27 2 I 15 38 0 o I 0 0 0 0 11 0 36 180 Approach 80 53 0 47 180 %HV 1% 4% nla 0% 2% PHF 0.63 0.66 nla 0.69 0.65 BICYCLISTS: North South East West Totals PEDESTRIANS: North South East West Totals FROM: 1 2 2 ACROSS 1 0 2 1 1 2 0 3 0 3 1 1 2 4 0 4 1 1 5 1 1 5 0 6 1 1 6 1 1 7 1 1 7 1 1 2 8 0 8 1 1 9 0 9 0 10 0 10 0 2 2 2 0 6 2 1 3 1 7 TM02p05b080 .. :~ ~ .. , 'r ...... .. -.. -; •. .:-.~t-:-.. -' -, i~~,·:l $ ~~.~·f ..... ..:~ .... ,'·,1· ... : 1'- :l)!.-)(lI~7 : ~..,~I . :.;;r..ri:tE it\' .S ..... 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S at l\fA I NAVE S • :omlJlcnt: TOM 6299 Year 2002 Cto~lil;ion Dut·.: Thu~7.i Ili2.l.iOl 'ru.,· 9/H):2002 Thu,9;26/:!OO.l lLJ III br:r uf C (}Ilis [0 II.~: J ehy of Renton l .. oclltioll Report 71J9/1UOS l' 'fuhd5: D 1 1. 7 Year 2003 .--Col1i;W;:;--' Tim!; or Cas~ -·----DlfC::UOl;---Rwn--Nu.m-"--I·Ijt & 1'irtl ._--'--'~~:\lr' ~_~~g"-,,E..~~ luj. P~(!-... ~t~ ~r~~~ Date '1 h;;~ i/n."~t)·o~ Ihu·4!J':}Qln Sun-6/221200J "'llmberl)fClIlJt~il:m3i: J ColLoi~:11 :-!nm1::: .. ·r 'L'):pc of Colb;i~lI1 O:Hil Ah1 ()3~o6'5T .s~de~wi~e '-" O'V~f) l·~t 03 2()5 Rear l·ud i2:S5 AM {lV}(}6 ,Right AIlf.lc N >~ ;\->\\7 0 l' '2 ~ ... >S W >S:) P H. '1 Tot:tb~ 0 3 2 6 -I Yl!aT 2004 COmSW;l .. '$;11-1 :'\6~'20l)·~ SOll·ltJO':2tl(14 Fri·6fll ... .w01 TIII.l ... If/30i~ll04 TUl· ... i 2/7/2004 Thll'" il/9/10004 Nmubl·.r of CollijlioIls: ~ Grand Jotals: l'umb!:r (If Colll;jom: N1Jmb~r f1t·Vehk.le~ JnHllred: ~ "mber of lialaHlic~~ NUll'lber l)f 1njurk!l: :'I\llffibl~" of PUOI: 1.1- 24 o (iUll%) 4}4 rn.3VI ... ) S (66.67%) 3 1 . -~por t Pf.rind ~ 0 l/O1!2.00~. to 12J31/1004 ~C<irioJl: HOUSER ,,,-y S itt )o1TLL AVE S '-.-(Immcnt: TO\-1 6~99 \'~ar 200;' Till1e Of C~I!'o~ CUr of Renton J .. oca.1ion RepOI1: 7119/2005 Collision DI1'.c CQlljs~JD ~U[[]!JI;:T Type: ,}f Coll;sion ll!h)Q ;\ .. 1\.'1 02.-477 S1j~-;wip'c .. -. -'----~~t 6:: i ,.."inDi· L.-W .. u-~·.!."'~5!7.t)(}~ O.!;45 1')"~ n'l-I O~7 B:;clGug. "'lImber of Colli siems: Year Z003 C:olli;~-'~m'~ ()f Ca.s~·. lllltt' Col1ioSil)n r-;lIrHb~r Type of Collision Sii:-J:'2.1}!:iOO~ 1)'2~n AM 03-;:l:S5 -kl~'llt A[I'~f;' .. -.. rm;-!t/'~i:':·C.OJ 06:45 fL1I,01 OJ ··641 Si:!eswipc' • __ ~:9':~~} mUlJ A\-1 03·7% _~id(;Sw;pe ~~ rand TOI.ah~ ~ 1l m ber of cOn~i&'l~: :~ uml)~T of Ve.hicle~ lnlioln(l: -Numh~r ()fFMalit1e~; 5 10 o (O.O{l%) ~ Illl!ber ofInjories: ()tU (0.011"/,.) NIJUlbl'r of I'DO~; s n II (HIll % , Diret;liO!l Veh 1 Vell 1 "i->w···· -S~>N flck N->S Ttltals: Dir~0til)1J Vo;lt 1 Vch 2- N.:>\j s->~ \\0'-;-1: \'l->)<. S·;:,·~ S·>}i NllID Jilit --,j II U "'fU!!l Fat a D () ---_.- Tot .. ls: It N-.ll>l luL_ 0 N-..;m ___ (!lj LJ 141 004 .-1TIt-& J("If-l PDQ RU~ . .Yll~_1 F 2 "P .JJ 2 0 4 liit.rTcii' T-~~:-V'~I J (; Report Coal Mine Hazard Assessment and Preliminary Geotechnical Evaluation Renton Hill Property King County Parcel Nos. 2023059085 and 0007200194/196 Renton, Washington June 10,2005 Project No. 0584-001 Prepared for: GWC, Inc. Prepared by: Icicle Creek Engineers, Inc. ICICLE CREEK ENGINEERS Geotechnical, Geologic and Environmental Services June 10,2005 Terry DeFoor GWC, Inc. 95 Anchor Court Marka, Florida 34145 Icicle Creek Engineers is pleased to submit two copies of our "Report, Coal Mine Hazard Assessment and Preliminary Geotechnical Evaluation, Renton Hill Property, King County Parcel Nos. 2023059085 and 0007200194/196, Renton, Washington." Our services were provided in general accordance with our Proposal dated November 2, 2004 and our Scope of Services and Fee Estimate dated January 25, 2005. Please contact us if you require additional information. We appreciate the opportunity to be of service to you. Document ID: 0584.001.cvl Attachment: Report cc: Michael Chen (six copies) Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue, Washington 98007 Yours very truly, Icicle Creek Engineers, Inc. Brian R. Beaman, P.E., L.G. Principal Engineer/Geologist 230 NE Juniper Street, Suite 101 • Issaquah, WA 98027-2519 • www.iciclecreekengmeers.com • (425) 427-8187 phone· (425) 427-6629 fax TABLE OF CONTENTS PagefFigure Number INTRODUCTION ................................................................... 1 PROJECT DESCRIPTION ............................................................ 1 COAL MINE HAZARDS REGULATORY ISSUES ........................................ 1 BACKGROUND INFORMATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1 SCOPE OF SERVICES .............................................................. , 2 COAL MINE HAZARD ASSESSMENT .......................................... , 2 PRELIMINARY GEOTECHNICAL EVALUATION ................................ 2 GEOLOGIC SETTING ............................................................... 2 SURF ACE CONDITIONS ............................................................ 3 GENERAL .................................................................. 3 COALMINEFEATURES ...................................................... 3 1936 AERIAL PHOTOGRAPH REVIEW ................................................ 4 ABANDONED UNDERGROUND COAL MINES ......................................... 4 DOCUMENTED MINING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4 UNDOCUMENTED MINING .................................................. , 5 SUBSURFACE CONDmONS AND GROUND PROOFING PROGRAM ...................... 5 METHODOLOGY ............... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 5 SUBSURFACE EXPLORATIONS ............................................... 6 RESULTS OF GROUND PROOFING ............................................ 8 GENERAL DESCRIPTION OF HAZARDS ASSOCIATED WITH COAL MINES ............... 8 ANALYSIS OF COAL MINE HAZARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 8 HIGH COAL MINE HAZARD AREAS ........................................... 8 MEDIUM COAL MINE HAZARD AREAS ........................................ 8 LOW COAL MINE HAZARD AREAS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 9 MINE ROCK FILL ........................................................... , 9 CONCLUSIONS AND RECOMMENDATIONS .......................................... , 9 COAL MINE HAZARD ASSESSMENT .......................................... , 9 PRELIMINARY GEOTECHNICAL EVALUATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 10 EROSION CONTROL AND DRAINAGE MEASURES ............................. 16 USE OF THIS REPORT ............................................................. 17 FIGURES Vicinity Map .................................................................. Figure 1 Site Plan ...................................................................... Figure 2 Abandoned Underground Coal Mine Map ............................................ Figure 3 Geologic Cross Sections A-A' through F-F' .................................... Figures 4 and 5 Coal Mine Hazards Map ......................................................... Figure 6 APPENDICES APPENDIX A -SUB SURF ACE EXPLORATIONS Subsurface Explorations .................................................. Page A-I Explanation for Boringffest Pit Logs ....................................... Figure A-I Boring Logs ............................................... Figures A-2 through A-5 Test Pit Logs ............................................ Figures A-6 through A-13 Icicle Creek Engineers 0584001/061005 REPORT COAL MINE HAZARD ASSESSMENT AND PRELIMINARY GEOTECHNICAL EVALUATION RENTON HILL PROPERTY KING COUNTY PARCEL NOS. 2023059085 AND 0007200194/196 RENTON, WASHINGTON INTRODUCTION This report summarizes the results of Icicle Creek Engineers' (ICE's) coal mine hazard assessment and preliminary geotechnical evaluation of King County Parcel Nos. 2023059085 and 00072001941196 in Renton, Washington. These parcels are located on about 10 acres situated southwest of the intersection of South 7th Street and Cedar Avenue South in Renton, Washington. In this report, the land parcels will be collectively referred to as the "Renton Hill Property." The location of the Renton Hill Property is shown on the Vicinity Map, Figure 1. ICE previously completed a preliminary coal mine hazard assessment of the Renton Hill Property. The results are presented in our report to GWC,' Inc. dated January 17, 2005. The results of that report were reviewed by Terry DeFoor, the project owner, and Michael Chen of Core Design, Inc., the project civil design engineer. As a result of this review, a detailed coal mine hazard assessment was requested by Mr. DeFoor to better define the hazards associated with abandoned underground coal mines at the project site. The project site, including the boundary of the Renton Hill Property, is shown on the Site Plan, Figure 2. PROJECT DESCRIPTION We understand that GWC, Inc. is considering developing this property. The specific details of the development, including a grading plan or building layout, are not known at this time. We assume the development will consist of single-family residences with paved access and parking. On April 26, 2005, Mr. Chen provided ICE with a conceptual development plan for the Renton Hill Property. The conceptual layout of the building lots and access road are shown on Figure 2. We expect that this conceptual layout will change significantly as more information is acquired for this project. However, the general area where development is shown on Figure 2 will not likely change significantly. We further understand that the property development may be completed as two separate plats. The first plat will be an area along the west side of Renton Avenue South. The second plat will be along the west side of Cedar Avenue South. In this report, these areas are referred to as the "Renton Avenue Area" and the "Cedar Avenue Area." We considered addressing these areas in separate reports, but because the coal mine hazard assessment involves a detailed understanding of the overall area, it was appropriate to include both areas in a single report. COAL MINE HAZARDS REGULATORY ISSUES The Renton Hill Property is located in an area of historic underground coal mining. A coal mine hazard assessment is required by the City of Renton to evaluate the potential for ground subsidence and to provide recommendations for building and road design to mitigate these hazards, if appropriate, and/or delineate areas of the Renton Hill Property to avoid when siting houses and roads (Renton Municipal Code (RMC) Title IV Development Regulations, Section J (Geologic Hazards), 2 (Special Studies Requirements». BACKGROUND INFORMATION ICE reviewed documents and obtained historic aerial photographs of the site to aid in our geologic reconnaissance and evaluation of historic coal mining in this area. These documents and photographs are referenced as follows: Icicle Creek Engineers 0584001/061005 • City of Renton, 1998, "Renton Municipal Code, Title IV, Development Regulations." • Morrison-Knudsen, January 1985, "Engineering Investigation for the Renton, Washington Area," prepared for the u.s. Department of Agriculture, Office of Surface Mining. • Walker & Associates, Inc., 1936, historical aerial photographs of the Renton Hill Property area, approximate scale, 1 inch = 1,600 feet. • Warren, W.C., Norbisrath, H., Grivetti, R.M., and Brown, S.P., 1945, "Preliminary Geologic Map and Brief Description of the Coal Fields of King County, Washington," United States Geological Survey, 1 plate. • Washington State Department of Natural Resources, undated, "Summary of Coal Production in King County, Washington," by mine and year from 1888 through 1967, 1 plate. • Washington State Department of Natural Resources, Division of Geology and Earth Resources, 1911, 1918, 1919, and 1932, historic maps of the Renton Mine showing surface features and underground mine workings. SCOPE OF SERVICES The purpose of our services was to complete a coal mine hazard assessment and preliminary geotechnical evaluation of the Renton Hill Property. Specifically, our services included: COAL MINE HAZARD ASSESSMENT • Evaluate subsurface soil, bedrock and the location/condition of the abandoned underground Renton Mine by drilling four test borings (Borings B-1 through BA) to depths ranging from 60 to 190 feet. Three of the borings were completed within the Cedar Avenue Area and one within the Renton Avenue Area. • Excavate nine test pits (Test Pits TP-2, TP-4, TP-6, TP-8, and TP-12 through TP-16) to depths ranging from 6 to 17 feet to observe near surface conditions and evaluate the presence and character of mine rock fill in this area. • Based on the information review and subsurface exploration program, classify the mine hazards as either: 1) High Coal Mine Hazard Areas, 2) Medium Coal Mine Hazard Areas, or 3) Low Coal Mine Hazard Areas consistent with City of Renton Development Regulations. • Evaluate the potential for regional ground subsidence in High and Medium Coal Mine Hazard Areas (vertical ground subsidence, ground tilt and ground strain). • Provide a preliminary evaluation of mine rock fill (distribution and character) within the Renton Hill Property. • Provide recommendations for mitigation measures for development within High and Medium Coal Mine Hazard Areas, including mine rock fill areas, as appropriate. PRELIMINARY GEOTECHNICAL EVALUATION • Perform surface reconnaissance with particular emphasis on steep slope areas. • Explore subsurface soil and ground water conditions by excavating seven test pits (Test Pits TP-l, TP-3, TP-5, TP-7, and TP-9 through TP-ll) across the property using a track-mounted excavator. • Provide preliminary recommendations for site development, including preliminary recommendations for site preparation, grading, structural fill, shallow foundation support, erosion control and drainage. GEOLOGIC SETTING The surficial geology at the site has been mapped by the U.S. Geological Survey (USGS) (D. R. Mullineaux, 1965, "Geologic Map of the Renton Quadrangle, King County, Washington," Geologic Quadrangle Map GQ-405) as "undifferentiated glacial sediments" underlain by "Renton formation" bedrock. Undifferentiated glacial sediments are described by the USGS as consisting of layers of glacial till (silty sand with gravel), outwash (stream or river) sand and gravel, glaciolacustrine (lake) clay and sand, and nonglacial sand and clay. Icicle Creek Engineers 2 05840011061005 Renton fonnation bedrock consists of interbedded (layered) sedimentary rock consisting of sandstone, siltstone, shale, claystone, carbonaceous shale and coal beds. Structurally, the bedrock has been uplifted, folded and faulted over time. This structural defonnation of the bedrock has caused the "bedding" of the rock to be tilted about 10 to 14 degrees down to the east in the Renton Hill Property area. Based on our observations of native soil and bedrock exposures, primarily in incised stream cuts and road cuts along Cedar Avenue South, and subsurface explorations, it appears that the majority of the Renton Hill Property is underlain by shallow (less than 10 feet deep) bedrock. The undifferentiated glacial sediments (primarily outwash and glacial till) mantles the bedrock over much of the Renton Hill Property. In addition, the western portion of the property, though currently undeveloped and forested, has a history of extensive site use associated with rural residential development and coal mining. For this reason, local accumulations of fill, primarily related to the historic coal mining, may be present and are described in more detail later in this report. SURFACE CONDITIONS GENERAL Our surface reconnaissance of the Renton Hill Property was completed on December 15, 2004 and June 1, 2005. The Renton Hill Property is bordered by South 7th and 9th Streets, Cedar Avenue South, Renton A venue South and residential development to the north and east. The south side of the property is bordered by a Puget Sound Energy (PSE) transmission line easement and the west side by Interstate 405. The Renton Hill Property is located on a west-facing hillside overlooking the City of Renton at about Elevation 150 to 300 feet. The property is currently undeveloped and vegetated with mature second-growth evergreen and deciduous trees. The ground surface in general has a downward slope to the west. This slope typically ranges from 5 to 20 percent grade. However, steeper slopes (more than 40 percent grade) occur in local areas such as along the sides of two stream channels in the south portion of the site. Steep slopes also occur along the east boundary of the Cedar Avenue Area and the Renton Avenue Area as a result of fill embankment construction for Cedar and Renton Avenues South. As previously mentioned, two stream channels exist in the south portion of the Renton Hill Property. The upper portion of these stream channels cross through the Renton Avenue Area. It appears that the primary source of water for these channels is uncontrolled stonnwater runoff from the developed area, including roads, east of the property. A perennial stream, generally located within the PSE transmission line easement, flows to the northwest near the southwest property comer. The aforementioned two stream channels on the Renton Hill Property appear to drain into this stream. No stream channels cross the Cedar Avenue Area. No surface water was observed within the Renton Hill Property at the time of our reconnaissance with the exception of the two stream channels which contained water flowing at a rate of about 10 gallons per minute. Slow ground water seepage was observed in the southeast portion of the Cedar Avenue Area, within designated Lot 11. COAL MINE FEATURES A concrete frame for the 1874 air shaft for the Renton Mine is present in the southwest comer of the Renton Hill Property, adjacent to the PSE transmission line easement as shown on the Abandoned Underground Coal Mine Map, Figure 3. The concrete frame measures about 30 feet square. The concrete frame walls are about 9 to 10 feet high, where they haven't crumbled. The concrete frame includes three interior concrete walls that run east-west. The southernmost room likely housed the fan that provided air circulation to the Renton Mine, as there is a large circular scrape on the south concrete wall where the moving fan apparently scraped this surface. This concrete frame containing the fan was referred to historically as the "fan house." Icicle Creek Engineers 3 0584001/061005 The southernmost room of the fan house contains a backfilled mine entry characterized by a concrete lined rectangular opening that is filled with soil (not accessible). The main entry to the mine was situated about 100 feet north of the fan house according to the historic mine maps. Currently, the main entry is not visible and is located within a nearly flat area that has been designated a "wetland" by others. We also observed two pits roughly measuring about 15 feet in diameter and 5 or 6 feet deep in the northeast portion of the Cedar Avenue Area; roughly in the vicinity of Lot 19 as shown on Figure 3 (referenced as "Pits" on Figure 3). These pits are likely associated with surface excavations that exposed the coal bed during the Depression years when it was common for local residents to gather coal from local outcrops for home heating. We did not observe anomalous "mounds" that may indicate the presence of mine rock fill (mine rock fill is a waste by-product of the mining operation consisting of rock and coal fragments). However, we did observe anomalous nearly level areas in the vicinity of the fan house and main entry area that may suggest the presence of mine rock fill. Mine rock fill is discussed in more detail later in this report. 1936 AERIAL PHOTOGRAPH REVIEW The historical aerial photographs from 1936 (approximate scale 1 inch = 1,600 feet), were taken about 3 years after the Renton Mine was closed. In these photographs, most of the buildings, including a carpenter shop, hoist house, power house, bunkers and blacksmith shop, are visible and compare relatively well with the locations shown on the historic mine maps. Cedar Avenue South and Renton Avenue South are present in the 1936 aerial photograph along with residential development east of these streets. The Renton Hill Property is partially cleared of trees. A residential structure and driveway with access from Benson Road is situated in the moderately sloping area in the west-central portion of the property (the Cedar Avenue Area). We did not observe on the aerial photographs the "Coal Spoils" that were indicated in the MK 1985 report. However, a linear "mound" feature of similar dimensions that may be a mine rock fill stockpile is visible west of the reported MK 1985 Coal Spoils location. Several primitive roads cross the south portion of the Renton Hill Property. ABANDONED UNDERGROUND COAL MINES DOCUMENTED MINING The Renton Mine was active in the vicinity of the Renton Hill Property from about 1874 to 1933 on the No.3 Coal Seam. Typically, coal was removed using room-and-pillar mining methods where coal "pillars" were left in place for support of the "rooms" where the coal was removed. Eventually, most, or all, of the coal pillars were removed upon retreat of these production areas to promote collapse of the mined-out areas. The thickness of coal mined was about 8 feet according to historical records. The total thickness of the No.3 Coal Seam is about 12 feet. A second coal seam, referred to as the No. 2 Coal Seam, was explored along with limited production. A tunnel section from the No.2 Coal Seam mining extends under the Renton Avenue Area along with more extensive tunneling east of the Renton Avenue Area, as shown on Figure 3. The total thickness of coal mined from the No.2 Coal Seam is not known. The total thickness of the No.2 Coal Seam is about 13 feet. Based on our review of the previously referenced available information and site observations, the original main slope entries (main entry and fan house) for the Renton Mine are located along the south- central property line as shown on Figure 3 (labeled on Figure 3 as the "Main Entry" and "Fan House"). As the mine expanded, a rock tunnel was driven from the main slope to a point along the east side of the current location of Benson Road. The rock tunnel provided an easier means for removing coal from the underground mine workings. The rock tunnel is located in the southwest portion of the Renton Hill Property and extends west under Interstate 405 to where the backfilled (currently inaccessible) mine entry is located. Icicle Creek Engineers 4 0584001/061005 The main slope for the Renton Mine extends to the east at an approximately 10 degree angle below horizontal under the Renton Hill Property with a series of haulageways and production or room areas that were driven at right angles to the main slope. Each haulageway along with its production area was referred to as a "Level." Underlying the Renton Hill Property are the 1 st and 2nd Levels of the Renton Mine (the Renton Mine ultimately contained 12 levels). The previously referenced 1985 Morrison-Knudsen (MK) report was conducted to inventory coal mines and subsidence features associated with coal mines in the general Renton area. The 1985 MK report indicates the presence of two, previously described mine entries along the south property line of the Renton Hill Property. In addition, the 1985 MK report indicates the presence of three piles of "Coal Spoils" in the south-central portion of the Cedar Avenue Area. Coal Spoils are a mining-related waste- byproduct (broken rock and coal fines) referred to as "mine rock fill" in this report. We did not observe surface evidence of this mine rock fill at the time of our site reconnaissance in December 2004 or June 2005. However, these piles of mine rock fill may have been spread out over the site or become overgrown with vegetation. We did observe evidence of mine rock fill in our subsurface explorations (test pits) that were completed in December 2004 and June 2005, as described later in this report. The nearest known sinkhole according to the 1985 MK report is located approximately 400 feet east of the northeast property comer near the intersection of South 9th Street and Renton Avenue South (referred to as the "Noonan Subsidence" in the 1985 MK report) and is likely related to the collapse of the No.2 Coal Seam which is relatively shallow in this area. UNDOCUMENTED MINING The Renton Mine is in an area where undocumented mining occurred. Based on our site observations, the two previously described excavated pits, where it is likely that local residents obtained small quantities of coal during the Depression years, are the only known occurrences of undocumented numng. SUBSURFACE CONDITIONS AND GROUND PROOFING PROGRAM METHODOLOGY As described in ICE's January 17, 2005 report, the historical maps of the Renton Mine allowed for a reasonably accurate positioning of the mine features. However, because of the lack of detailed elevation information on the historic mine maps at shallower sections of the mine, we estimated that the vertical location of the abandoned underground mine workings may vary up to 50 feet. The depth to the abandoned mine workings is a very significant factor in the evaluation of potential hazards. Based on our experience, the best direct method for evaluating the vertical position of the near-surface (less than 200 feet deep) features of the Renton Mine was to drill or excavate directly into the No.3 Coal Seam or the mine. This direct drilling or excavation method is referred to as "ground proofing" and ICE has used this method over 100 times to evaluate the status of collapse and depth and extent of abandoned underground mine features throughout Washington. Considerable information is available through the Washington State Department of Natural Resources Division of Geology and Earth Resources, including engineers and geologists reports, and mine maps regarding the Renton Mine. The available information allowed ICE to characterize the rock layers or stratigraphy that includes the Renton Mine. This information was used during the subsurface exploration to assist in deciding the depth of explorations and characterizing the stratigraphy and coal mine features. According to the information available in the historical records, the No.2 Coal Seam was 85 feet above the No. 3 Coal Seam and these seams were separated by thick layers of siltstone and sandstone. The records also indicate that the No.2 and No.3 Coal Seams were approximately 12 to 13 feet thick. This information was used to "proof' the drilling program as it progressed and identify locations for test pit excavations to locate the No.3 Coal Seam where it approached the ground surface. Icicle Creek Engineers 5 05840011061005 SUBSURFACE EXPLORATIONS The ground proofing program was conducted by drilling four, 6-inch-diameter borings (Borings B-1 through B-4) at the approximate locations shown on Figure 3. We also excavated sixteen test pits (Test Pits TP-1 through TP-16) as part of our preliminary geotechnical evaluation and to supplement the ground proofing program. The test pit locations are shown on Figure 3. Details of the subsurface exploration program, along with the test boring and test pit logs, are presented in Appendix A. The following is a brief summary of each boring and test pit completed for the coal mine hazard assessment and the preliminary geotechnical evaluation. Boring B-1: Boring B-1 encountered bedrock at a depth of about 7 feet. The No.3 Coal Seam was encountered from a depth of about 7 to 19 feet. Underlying the No. 3 Coal Seam, Boring B-1 encountered layers of sandstone, siltstone, carbonaceous shale and thin (less than one foot thick) layers of coal to the completion depth of the boring at about 110 feet below the ground surface. Boring B-2: Boring B-2 encountered bedrock at a depth of about 8 feet. The No.3 Coal Seam was encountered from a depth of about 8 to 19.5 feet. Underlying the No.3 Coal Seam, Boring B-2 encountered layers of sandstone and siltstone to the completion depth of the boring at about 60 feet below the ground surface. Boring B-3: Boring B-3 encountered bedrock at a depth of about 10 feet. The No.3 Coal Seam was encountered from a depth of about 10 to 23.5 feet. Underlying the No.3 Coal Seam, Boring B-3 encountered layers of sandstone and siltstone to the completion depth of the boring at about 60 feet below the ground surface. Boring B-4: Boring B-4 encountered bedrock at a depth of about 3.5 feet. From about 3.5 to 95 feet, Boring B-4 encountered siltstone and carbonaceous shale with occasional thin layers of coal. The No.2 Coal Seam was encountered from a depth of about 95 to 108 feet. Underlying the No.2 Coal Seam, Boring B-4 encountered siltstone with occasional thin layers of coal from about 108 to 187.5 feet. At about 187.5 feet a void in the bedrock was encountered (30-inch void -the Renton Mine) to the completion depth of the boring at about 190 feet below the ground surface. Test Pit TP-l: Test Pit TP-1 encountered about 1.1 foot of forest duff and topsoil underlain by outwash consisting of medium dense fine sand with silt to a depth of about 5.5 feet. Underlying the outwash, Test Pit TP-1 encountered dense, moderately weathered sandstone to the completion depth of the test pit at about 8 feet below the ground surface. Test Pit TP-2: Test Pit TP-2 encountered about 0.5 foot of forest duff and topsoil underlain by outwash consisting of medium dense silty fine sand to a depth of about 2.7 feet. Underlying the outwash, Test Pit TP-2 encountered the No.3 Coal Seam to a depth of about 8 feet. The No.3 Coal Seam was underlain by hard siltstone to the completion depth of the test pit at about 10 feet below the ground surface. Test Pit TP-3: Test Pit TP-3 encountered about 0.3 feet of forest duff and topsoil underlain by about 0.8 feet of weathered soil consisting of soft silt with occasional roots. The weathered soil was underlain by outwash consisting of loose to medium dense silty fine sand to a depth of about 6 feet. Underlying the outwash, Test Pit TP-3 encountered dense, moderately weathered sandstone to the completion depth of the test pit at about 8 feet below the ground surface. Test Pit TP-4: Test Pit TP-4 encountered about 0.3 foot of forest duff and topsoil underlain by outwash consisting of loose to medium dense silty fine sand with variable amounts of siltstone and coal fragments and cobbles to a depth of about 10.5 feet. Underlying the outwash, Test Pit TP-4 encountered the dense sandstone to the completion depth of the test pit at about 12 feet below the ground surface (the No.3 Coal Seam was not encountered in Test Pit TP-4). Test Pit TP-5: Test Pit TP-5 encountered about 0.2 feet of forest duff and topsoil underlain by about 0.8 feet of weathered soil consisting of soft silt with occasional roots. The weathered soil was underlain by very dense, slightly weathered sandstone to the completion depth of the test pit at about 4 feet below the ground surface. Icicle Creek Engineers 6 0584001/061005 Test Pit TP-6: Test Pit TP-6 encountered about 0.5 foot of forest duff and topsoil underlain by outwash consisting of loose silty fine sand with variable amounts of siltstone and coal fragments, and cobbles and boulders to a depth of about 5.5 feet. Underlying the outwash, Test Pit TP-6 encountered medium stiff to hard siltstone with occasional thin layers of coal to a depth of about 10.5 feet. The siltstone was underlain by the No. 3 Coal Seam to the completion depth of the test pit at about 17 feet below the ground surface. Test Pit TP-7: Test Pit TP-7 encountered about 0.6 feet of forest duff and topsoil underlain by outwash consisting of medium dense silty fine sand to a depth of about 2.5 feet. Underlying the outwash, Test Pit TP-7 encountered glacial till consisting of very dense silty sand with gravel to the completion depth of the test pit at about 4 feet below the ground surface. Test Pit TP-8: Test Pit TP-8 encountered about 0.2 feet of forest duff and topsoil underlain by mine rock fill to a depth of about 6 feet. The mine rock fill consisted of loose silty fine sand and broken rock (siltstone) fragments of coal and occasional wood fragments. Underlying the mine rock fill, Test Pit TP-8 encountered outwash consisting of medium dense silty fine sand to a depth of about 8.5 feet that was underlain by glacial till consisting of very dense silty fine sand with gravel to the completion depth of the test pit at about 10.5 feet below the ground surface. Test Pit TP-9: Test Pit TP-9 encountered about 1.2 feet of forest duff and topsoil underlain by about 1 foot of outwash consisting of medium dense silty sand with occasional cobbles and coal fragments. Underlying the outwash was weathered soil consisting of medium stiff to stiff silt with a trace of sand to a depth of about 6 feet. Underlying the weathered soil in Test Pit TP-9 encountered hard, slightly weathered siltstone to the completion depth of the test pit at about 10 feet below the ground surface. Test Pit TP-IO: Test Pit TP-lO encountered about 1.1 feet of forest duff and topsoil underlain by weathered soil consisting of medium stiff silt with a trace of sand to a depth of about 3.5 feet. Underlying the weathered soil, Test Pit TP-I0 encountered hard, slightly weathered siltstone to the completion depth of the test pit at about 8 feet below the ground surface. Test Pit TP-ll: Test Pit TP-ll encountered about 1.4 feet of forest duff and topsoil underlain by weathered soil consisting of medium stiff silt with a trace of sand to the completion depth of the test pit at about 6 feet below the ground surface. Test Pit TP-12: Test Pit TP-12 encountered about 0.5 foot of forest duff and topsoil underlain by outwash consisting of loose silty fine sand to a depth of about 2.5 feet. Underlying the outwash, Test Pit TP-12 encountered the No.3 Coal Seam to the completion depth of the test pit at about 10 feet below the ground surface. Test Pit TP-13: Test Pit TP-13 encountered about 1 foot of forest duff and topsoil underlain by outwash consisting of loose to medium dense silty fine sand and medium dense sand with silt with variable amounts of roots to a depth of about 7.5 feet. Underlying the outwash, Test Pit TP-2 encountered the No.3 Coal Seam to the completion depth of the test pit at about 9 feet below the ground surface. Test Pit TP-14: Test Pit TP-14 encountered about 0.3 foot of forest duff and topsoil underlain by mine rock fill consisting of loose silty fine sand and coal fines with abundant roots and a rusted iron pipe to a depth of about 4 feet. Underlying the mine rock fill, Test Pit TP-14 encountered outwash consisting of medium dense silty fine sand to the completion depth of the test pit at about 7 feet below the ground surface. Test Pit TP-15: Test Pit TP-15 encountered about 0.3 foot of forest duff and topsoil underlain by outwash consisting of loose to medium dense silty fine sand with variable amounts of roots and grave to the completion depth of the test pit at about 6.5 feet below the ground surface. Test Pit TP-16: Test Pit TP-16 encountered about 0.5 foot of forest duff and topsoil underlain by mine rock fill consisting of loose coal fines to a depth of about 2 feet. Underlying the mine rock fill, Test Pit TP-16 encountered loose to medium dense silty fine sand with occasional gravel, cobbles and roots to the completion depth of the test pit at about 6 feet below the ground surface. Icicle Creek Engineers 7 0584001/061005 RESULTS OF GROUND PROOFING Borings B-1 through B-3 were completed in the Cedar Avenue Area as a means to evaluate the location of the No.3 Coal Seam. Our initial test pit explorations (TP-2, TP-4, TP-6 and TP-8) indicated that either the No. 2 or No. 3 Coal Seam was near-surface in this area. Boring B-1, which was drilled adjacent to Test Pit TP-6, was extended to a total depth of 110 feet, more than 85 feet below the known coal seam that was near-surface, and did not encounter a second coal seam. This suggested that the near- surface coal seam was the No.3 Coal Seam. Borings B-2 and B-3 were completed to obtain additional information on the elevation and extent of the No.3 Coal Seam. This information was used to project the horizontal and vertical location of the No.3 Coal Seam across the Renton Hill Property area. Boring B-4 was completed in the Renton Avenue Area as a means to further establish the location of the No. 3 Coal Seam, and also to evaluate the collapse status of the Renton Mine. Because the No.3 Coal Seam was relatively deep in this area, Boring B-4 encountered the No.2 Coal Seam approximately 85 feet above the No.3 Coal Seam as expected based on the historic record. The No.3 Coal Seam was encountered at a depth of about 190 feet below the ground surface. An approximately 3- foot-thick void indicating a partial collapse of the No.3 Coal Seam was encountered in B-4. The results of the Borings B-1 through B-4 compared very well with the information recorded on the historic mine maps. Using the information from the ground proofing analysis we completed six geologic cross-sections A-A' through F-F'. The location of the cross sections is shown in Figure 3 and the geologic cross sections are presented on Figures 4 and 5. GENERAL DESCRIPTION OF HAZARDS ASSOCIATED WITH COAL MINES The principal physical hazards associated with abandoned coal mines include the following: • Sinkholes (High Coal Mine Hazard Areas) • Regional ground subsidence (Medium Coal Mine Hazard Areas) • Non-affected areas (Low Coal Mine Hazard Areas) The Renton Municipal Code Title IV Development Regulations defines coal mine hazards as follows: High Coal Mine Hazards -Areas with abandoned and improperly sealed mine openings and areas underlain by mine workings shallower than two hundred feet (200') in depth for steeply dipping seams, or shallower than fifteen (15) times the thickness of the seam or workings for gently dipping seams. These areas may be affected by collapse or other subsidence. Medium Coal Mine Hazards -Areas where the mine workings are deeper than two hundred feet (200 ') for steeply dipping seams, or deeper than fifteen (J 5) times the thickness of the seam for gently dipping seams. These areas may be affected by subsidence. Low Coal Mine Hazards -Areas with no known mine workings and no predicted subsidence. While no mines are known in these areas, undocumented mining is known to have occurred. ANALYSIS OF COAL MINE HAZARDS HIGH COAL MINE HAZARD AREAS Based on the results of our ground proofing program, it is likely that the 1 st and 2nd Levels of the Renton Mine are partially collapsed (a 30-inch void was observed in Boring B-4). Because full collapse has not occurred, there remains the potential for sinkhole development in areas where the abandoned underground mine workings for the No.2 Coal Seam or the No.3 Coal Seam (the Renton Mine) are less than 150 feet below the ground surface and should be considered a High Coal Mine Hazard Area as shown on the Coal Mine Hazards Map, Figure 6. MEDIUM COAL MINE HAZARD AREAS No ground subsidence should occur with the Cedar Avenue Area because this area is generally not underlain by abandoned underground coal mines with the exception of the southeast comer which is Icicle Creek Engineers 8 05840011061005 already classified as a High Coal Mine Hazard Area as shown on Figure 6. Our analysis of regional ground subsidence suggests that up to 12 inches of regional ground subsidence could occur within the Renton Avenue Area because of the long tenn collapse of the approximately 30 inch void that underlies this area. However, this 12 inches of regional ground subsidence occurs regionally across most of the Renton Hill Property area and areas to the east more than a mile from the Renton Hill Property. For this reason, the vertical change due to this subsidence is even and should not involve differential settlement, including excessive ground strain (compression or tension) or ground tilt. Ground strain and tilt, which have the potential to cause property damage, are associated with the outer margins of the regional ground subsidence profile which occurs outside of the Renton Hill Property area. The Medium Coal Mine Hazard Area is shown on Figure 6. LOW COAL MINE HAZARD AREAS The only known undocumented coal mining that occurred within the Renton Hill Property are the two excavated pits located in the northeast comer of the Cedar Avenue Area. These pits are surface excavations which can be backfilled. No sinkholes or regional subsidence should occur related to these two pits provided they are properly backfilled. The Low Coal Mine Hazard Area is shown on Figure 6. MINE ROCK FILL Mine rock fill was observed in Test Pits TP-8, TP-14 and TP-16 in the Cedar Avenue Area in the vicinity of Lots 8, 9, and 10. The mine rock fill in the test pits was observed to be about 2 to 6 feet thick and consisted of loose or medium stiff broken rock and coal fragments, coal fines and silty fine sand. A piece of rusted pipe was observed in the fill in Test Pit TP-14. The interpreted area of mine rock fill, based on the test pit explorations and topographic anomalies (unusually level or hummocky areas) is shown on Figure 3. We did not observe the area of mine rock fill shown on the 1985 MK report. It is possible that this mine rock fill was later spread on other areas of the site, including the area where mine rock fill was observed in the test pits. Other mine rock fill is likely to occur in other areas of the Renton Hill Property, primarily in the vicinity of the abandoned mine entry and fan house area; an area that is not planned for development. CONCLUSIONS AND RECOMMENDATIONS COAL MINE HAZARD ASSESSMENT General Based on our review of available infonnation, site observations, ground proofing and analysis of coal mine hazards at the Renton Hill Property, we have developed the following conclusions: • A portion of the Renton Hill Property is underlain by the Renton Mine (No.3 Coal Seam), including a small tunnel for the No.2 Coal Seam as shown on Figure 3. • The No.3 Coal Seam and the No.2 Coal Seam dip at a relatively gentle angle of about 10 degrees down to the east as shown on Figures 4 and 5. • The east portion of the Cedar Avenue Area is underlain by a primarily intact No.3 Coal Seam with the exception of 1 st Level workings of the Renton Mine in the southeast comer of this area as shown on Figure 3. The depth to the Renton Mine in this area is estimated to be about 38 to 60 feet below the ground surface as shown on Figure 4. • The Renton Avenue Area is underlain by the 2nd Level workings of the Renton Mine and the northwest comer of this area is underlain by a tunnel for the No.2 Coal Seam as shown on Figure 3. The depth to the Renton Mine in this area is estimated to be about 135 to 200 feet below the ground surface as shown on Figure 5. The depth to the tunnel for the No.2 Coal Seam is estimated to be about 120 feet below the ground surface as shown on Figure 5. • Two abandoned and backfilled mine entries for the Renton Mine occur in the southwest portion of the Renton Hill Property as shown on Figure 3 (the main entry and the fan house). No other mine entries are known to occur within the Renton Hill Property. Icicle Creek Engineers 9 0584001106 \005 • Based on the results of the ground proofing program we conclude that the Renton Mine is partially collapsed with a remaining void of about 30 inches. • No sinkholes were observed within the Renton Hill Property. • No manifestation of regional ground subsidence was observed, such as linear sags in the ground surface parallel to the underground mine workings, during our geologic reconnaissance. • A High Coal Mine Hazard area exists in the south portion of the Renton Hill Property as shown on Figure 6. The High Coal Mine Hazard Area is where the abandoned underground mine workings are less than 150 feet below the ground surface. • A Medium Coal Mine Hazard Area exists in the Renton Avenue Area as shown on Figure 6. This is an area where regional ground subsidence may occur. • Low Coal Mine Hazard Areas were identified within the Renton Hill Property as shown on Figure 6. The Low Coal Mine Hazard Areas are not affected by subsidence of abandoned underground coal rrunes. • Mine rock fill (2 to 6 feet thick in Test Pits TP-8, TP-14 and TP-16) occurs in the southwest portion of the Cedar Avenue Area as shown on Figure 6. The mine rock fill may be thicker or thinner. Other areas of mine rock fill may exist outside of the fill area shown on Figure 6. Mitigation • No building structures or roads should be constructed in High Coal Mine Hazard Areas. High Coal Mine Hazard Areas should remain as open space. However, stormwater detention facilities, such as detention vaults, and utility corridors may be considered on a case-by-case basis for siting in the lowest risk areas within the High Coal Mine Hazard Areas (such as where the abandoned underground coal mines are more than 100 feet below the ground surface or where the mine workings are confined to tunnels rather than production areas (rooms). • The structural foundation elements of houses constructed in Medium Coal Mine Hazard Areas (Renton Avenue Area) should be connected to provide rigidity to the foundation. In other words, interior footings for column support should be designed as a continuous spread footing structurally tied to the exterior foundation walls rather than using an isolated column footing. Mine Rock Fill Mine rock fill occurs locally within the Renton Hill Property, at least within the area shown on Figure 3, based on our review of historical mine maps, the 1985 MK report, the 1936 aerial photographs, test pit explorations and site reconnaissance. However, some of this information, such as the 1985 MK report, conflicts with the most probable location of the mine rock fill that is shown on Figure 3. This uncertainty of the location of mine rock fill is not uncommon when conducting coal mine hazard assessments. Based on our experience, it is not likely that significant quantities of mine rock fill are found in areas higher than the mine openings as this would require that the coal miners transport the mine rock fill uphill of its origin. For this reason, we believe that the mine rock fill is likely confined to the southwest comer of the Renton Hill Property where it was encountered in our test pit explorations. ICE should be contacted should mine rock fill be encountered during site grading. Mine rock fill may be used for structural fill provided the unoxidized carbon content is low (less than 20 percent coal by weight). Combining the mine rock fill with inorganic soil may also be used to prepare this material for use as structural fill if the coal content is high. As with any fill material, the moisture content of the mine rock fill may need to be adjusted to achieve adequate compaction. Mine rock fill may also be used in landscape areas or removed from the site. PRELIMINARY GEOTECHNICAL EVALUATION General It is our opinion that the Renton Hill Property can be developed satisfactorily if recommendations included herein are implemented. Generally, conventional design and construction Icicle Creek Engineers 10 05840011061005 practices will be appropriate. The native soils or bedrock underlying the topsoil, weathered soillbedrock or fill should provide excellent support for buildings and roadways. Mine rock fill locally occurs on the site as shown on Figure 3. Mine rock fill containing more than 20 percent unoxidized coal by weight will air-degrade over time causing settlement, and is therefore not suitable as structural fill. The mine rock fill is in a very loose condition and may contain appreciable amount of organic material (roots) and may not be suitable for use as structural fill. Excavation of the glacial till and bedrock, if required, will require large excavation equipment (such as a Caterpillar 235, or larger). The glacial till and bedrock that underlies the property limits vertical infiltration of water. For this reason, drainage of subgrade walls will require special design considerations to prevent ground water from entering below-grade facilities. A significant geotechnical aspect regarding project costs is related to project schedule. Construction costs will be higher if extended periods of wet weather occur during project earthwork activities. All components of the project involve soils that have a fines (soil particle passing the u.s. Standard No. 200 sieve) content such that it will be difficult, if not impossible, to properly compact during wet periods. Also, trafficability of heavy construction equipment will be difficult, or impossible if the site soils become wet. Site Preparation and General Earthwork We recommend that only the building sites and roadways be stripped of vegetation and significant organic material (primarily forest duff, topsoil and roots). We expect that the stripping depths will be variable and range from 1 to 2 feet in order to remove the sod, topsoil and significant surficial root zone. Greater depths will be necessary in areas with thick vegetation and trees. This material should be wasted off-site or used for landscaping purposes. As mentioned previously, the site soils contain a high fines content and are very moisture sensitive and difficult or impossible to operate on and to compact during wet weather. Rubber-tired vehicles and even foot traffic will disturb this material when it is above-optimum moisture. This material readily absorbs moisture and drying it out is difficult. This material also has a high erosion potential and silt fences and other measures will be necessary to control erosion and sediment transport during construction. We recommend that the mine rock fill containing more than 20 percent coal by weight be removed from areas where development or filling is planned. Mine rock fill could be reused as structural fill provided that it is moisture conditioned for proper compaction, and that the coal content is low as previously described. Depending on the grading plans, certain areas of the property may be backfilled. If these areas are to be used to support structures, then site preparation should include stripping all organic material, topsoil and mine rock or soil fill before placing structural fill. Excavations Excavation of the glacial till and bedrock will require large excavation equipment (such as a Komatsu PC200 or larger). It is possible that zones of well-cemented bedrock may be encountered that require blasting or mechanical splitting to loosen. The walls of excavations within glacial till or Renton formation bedrock, including utility trench walls, may be cut vertical to a depth of about 4 feet. Excavations greater than 4 feet in depth generally will be self-supporting for short periods of time at inclinations of 0.5H: 1 V (horizontal to vertical) or shored to depths of 6 to 8 feet. Temporary cut-slope inclinations for the trench excavations should be made in accordance with applicable OSHA and WISHA regulations. The shoring system, if used, must comply with the provisions of Title 296 WAC, Part N, "Excavation, Trenching and Shoring." The earthwork contractor should be responsible for the design and installation of shoring systems. Icicle Creek Engineers 11 05840011061005 Structural Fill General: All new fill for buildings and roadways should be placed as compacted structural fill. Structural fill should be free of debris, organic contaminants and rock fragments larger than 6 inches. The suitability of soil for use as structural fill will depend on its gradation (grain-size distribution) and moisture content. As the amount of fines increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult or impossible to achieve. Imported Unclassified Fill: We recommend that imported unclassified fill consist primarily of granular material with less than 30 percent passing the U.S. Standard No. 200 sieve. Unclassified material will be sensitive to changes in moisture content and compaction may be difficult or impossible to achieve during wet weather. We recommend that unclassified material be used as structural fill only during dry weather conditions when proper moisture conditioning can be achieved. Imported Gravel Borrow: We recommend that gravel borrow conform with Section 9-03.14 (Select Borrow) of the 2004 WSDOT Standard Specifications for Road, Bridge, and Municipal Construction. We recommend that structural fill consist of gravel borrow during wet weather and in wet subgrade conditions. Subbase and Drainage Layer: We recommend that subbase material for the pavement section and the drainage layer described subsequently consist of gravel borrow as described above with the further restriction that the gravel borrow contain no more than 5 percent fines (based on the fraction of 314-inch-minus material passing the U.S. Standard No. 200 sieve). Use of On-Site Soil and Bedrock Material: The on-site soils and bedrock are highly sensitive to small changes in moisture content. We recommend that the on-site soils and bedrock be used for structural fill only during extended periods of dry weather. Mine rock fill locally occurs on the site as shown on Figure 3. This material may not be suitable for reuse as structural fill because of the presence oflarge amounts of coal fines and other organic matter. As the grading of this area progresses, it is possible that some of this material could be reused as structural fill to be evaluated in the field. Compaction equipment that is suited for fine-grained soils, such as a sheepsfoot roller, may be necessary if the excavated bedrock is used for fill. We expect that bedrock excavated from the cut areas will consist of a mixture of soil-size particles (broken-up fragments of weathered bedrock) to larger particles of slightly weathered bedrock. We recommend that all rock particles used for structural fill be 12 inches or less in size. Where the majority of particles of excavated rock are 3 inches or larger, the rock should be blended with a sufficient amount of soil containing particles that are 3 inches or less in size to eliminate the presence of large voids in the structural fill after placement. Placement and Compaction: All fill necessary in buildings and roadways and on slopes must be placed as compacted structural fill. Structural fill should be placed in horizontal lifts not exceeding 10 inches in loose thickness and each lift must be conditioned to the proper moisture content and then uniformly compacted. All fill placed in building areas and within 2 feet of the finished subgrade in roadways must be compacted to at least 95 percent of the maximum dry density (MDD) as determined by the ASTM D-1557 test procedure. Fill placed in roadways at depths greater than 2 feet below the finished subgrade and at other locations should be compacted to at least 90 percent of the MDD. Fill placed on slopes steeper than 4H: 1 V (horizontal to vertical) should be benched or keyed into dense native soils. We recommend permanent structural fill slopes be no steeper than 2H:IV. The compaction equipment should be run over the edge of the fill to provide good compaction or the fill can be overbuilt by several feet and cut back to the required slope. Hydroseeding or other erosion protection should be applied immediately after final grades are achieved. We recommend that a representative from our firm observe the preparation for, placement, and compaction of structural fill. An adequate number of in-place density tests should be performed in the fill to evaluate if the desired degree of compaction is being achieved. Icicle Creek Engineers 12 0584001/061005 Cut and Fill Slopes Cut Slopes in Soil: We recommend that permanent cut slopes in soil be inclined no steeper than 2H: 1 V. This inclination assumes that adequate drainage facilities on cut slopes are installed prior to and during the grading activities. Cut Slopes in Rock: The shallow bedrock is generally highly to moderately weathered and susceptible to degradation from weathering. Under these circumstances, we suggest that the rock slopes be inclined at 1.5H: 1 V to minimize maintenance. All loose material should be removed from the rock face after the cut slopes are accomplished. It may be possible to steepen the slope inclinations once some of the rock has been exposed and the degree of weathering and other discontinuities in the bedrock can be examined in the exposure. The soil cuts above the bedrock should be inclined as recommended in the previous section. Some raveling and weathering of the exposed bedrock may occur. We recommend that a suitable ditch be provided for catchment of debris; we suggest a 5-foot minimum width. Fill Slopes: We recommend that all fill embankments be constructed with structural fill which is placed and compacted as described in the "Placement and Compaction" section. In general, we recommend that fill embankments compacted to at least 90 percent of the MDD be sloped no steeper than 2H: 1 V. It may be possible to incline fill slopes as steep as 1.5H: 1 V where the structural fill consists of gravel borrow. However, some raveling of the surface of these steeper slopes is likely to occur that will require periodic maintenance. Temporary Cut Slopes: Where temporary cut slopes are required, we recommend that slopes be inclined no steeper than 1 H: 1 V for planning purposes. These slopes should be flattened as necessary where seepage is present on the cut face. It should be expected that the cut face will experience some sloughing and raveling. Plastic sheeting may be necessary to protect the slopes from erosion and raveling in wet weather. We recommend that temporary excavations, including any temporary shoring, be made the responsibility of the contractor. The contractor is present at the site continuously and is best able to observe changes in site and soil conditions and monitor the performance of excavations. All shoring and temporary slopes should conform to applicable local, state and federal safety regulations. Erosion Protection: Cut slopes in soil and bedrock, and fill slopes in soil will be subject to erosion until a vegetative cover is established. We recommend that all cut and fill soil slopes be hydroseeded as soon as possible. It may be necessary to install temporary erosion protection until the permanent vegetative cover has established itself. Fill Settlements Fill will experience settlements which will be a function of the thickness of the fill materials and underlying native soils. We expect that the following settlements of new fill may be experienced as a function of new fill thickness: Fill Thickness (feet) 10 20 25 Estimated Fill Settlement (inches) V2 V2-% % -1 Approximately 70 to 90 percent of these settlements are expected to occur within eight weeks after placement of the fill, with the remainder occurring over an extended period of time. The estimated time of settlement to occur is approximate and will depend on the thickness of loose or medium dense soil underlying the fill, embankment construction progress and other factors. We do not expect that significant differential settlements will occur along fill embankments assuming that the fill embankments are not constructed over any localized thicknesses of organic and/or soft sub grade soils. Icicle Creek Engineers 13 05840011061005 Spread Footings Conventional shallow spread footing design may be used for building support. We recommend the footings bear upon structural fill, glacial till, or the bedrock at least 18 inches below the lowest adjacent finished grade. The footings should not be founded on existing fill soils. If necessary, they could be founded on compacted structural fill which should extend, horizontally beyond the edge of the footings at least 12 inches and continue at a maximum IH: 1 V slope to suitable bearing strata. We recommend a maximum allowable soil bearing pressure of 2,500 pounds per square foot (pst) for support on structural fill or glacial till. We recommend a maximum allowable soil bearing pressure of 4,000 psf for support on the moderately to slightly weathered bedrock. These values include dead plus long-term live loads. All continuous footings should have a minimum width of 16 inches, while isolated column footings should have a minimum width of 24 inches. This allowable soil bearing pressure may be increased by up to one-third to accommodate wind or seismic loads. The weight of the footing and any backfill over the footing may be neglected. We estimate that the total settlement of footings founded according to our recommendations may be about ~ inch with less than half the total as differential settlement provided footings are founded on similar bearing conditions. However, existing fill soils or disturbed soils not removed from footing excavations before pouring concrete will probably result in increased settlement. It should be noted that the footing subgrades will be susceptible to disturbance when wet. It may be necessary to pour a lean concrete mud mat or place a layer of rock on the exposed soil in the excavations for the footings to protect the footing sub grade from water and/or wet weather during reinforcement bar placement or construction of forms. We recommend that the condition of all footing excavations be observed by a representative from our firm before placement of concrete to confirm that the bearing soils are undisturbed and are consistent with the recommendations contained within this report. All disturbed or softened fill or native soil must be removed and replaced with concrete or structural fill. Floor Slab Support The floor slab sub grade should be evaluated per the recommended site preparation procedures. We recommend that the capillary break consist of a minimum 4-inch thickness of crushed rock or well- graded sand and gravel compacted to at least 95 percent of the MDD. The capillary break material should have a maximum particle size of 3/4-inch, with not more than 80 percent passing the U.S. Standard No.4 sieve and less than 5 percent fines. A vapor retarder such as plastic sheeting between the floor slab and the capillary break can be used to provide an added protection against upward migration of moisture into the slab. Also, a 2-inch thick layer of sand can be placed over the vapor retarder to protect the vapor retarder from damage during floor slab construction and to aid in uniform curing of the concrete, if desirable. Subgrade Walls Subgrade walls may be used for house construction. The lateral soil pressures acting on perimeter subgrade walls depend on the nature and density of the soil behind the wall and the amount of lateral wall movement which can occur as backfill is placed. For walls that are free to yield at the top at least one one-thousandth of the height of the wall, an active pressure of 40, 45, and 60 pounds per cubic foot (pct) should be used for level backslopes, 4H: 1 V backslopes and 2H: 1 V backslopes, respectively. These values assume that the soil behind the wall is free draining. For "at rest" conditions where the wall is restrained against movement, an active pressure of 50, 55, and 60 pcf should be used for level backslopes, 4H: 1 V backslopes and 2H: 1 V backslopes, respectively. These values assume that the soil behind the wall is free draining. Surcharge effects should be considered as appropriate. In settlement-sensitive areas, the backfill for subgrade walls should be compacted to at least 95 percent of the MDD. At other locations, wall backfill should be compacted to between 90 and 92 percent Icicle Creek Engineers 14 0584001106 I 005 of the MDD. Backfill against the wall should consist of clean, free-draining granular material containing less than 5 percent fines for a distance of at least 18 inches from the face of the wall. Measures should be taken to prevent the buildup of excess lateral soil pressures due to overcompaction of the backfill behind the wall. Care must be exercised by the contractor to avoid overcompaction. Positive drainage behind the perimeter subgrade walls may be provided by installing the footing drains described below in the Permanent Drainage Measures section of this report. Lateral Resistance Lateral loads on footings may be resisted by passive resistance on the sides of the footings and by friction on the base of the footings and slab. Passive resistance should be evaluated using an equivalent fluid density of 300 pcf, where footing faces are poured neat in contact with undisturbed native soil or bedrock or are surrounded by structural fill compacted to at least 95 percent of MDD as recommended. Structural fill should extend laterally a minimum width of at least twice the footing depth. Resistance to passive pressure should be calculated from the bottom of adjacent floor slabs and paving or below a depth of 1 foot where the adjacent area is unpaved, as appropriate. Frictional resistance can be evaluated using 0.4 for the coefficient of base friction against footings and the building slab. The above values incorporate a factor of safety of about 1.5. Utilities Based on our explorations, most of the utilities less than 10 feet deep (from the original ground surface) will be embedded in native soil or bedrock such that excavation with standard heavy construction equipment will be possible. There are some exceptions especially where deep cuts (more than 10 feet) are expected into the bedrock. We expect that utility excavation deeper than about 10 feet below the original ground surface will require heavy-duty excavation equipment with rippers or rock splitting capability to achieve an acceptable rate of advancement. In our opinion, normal bedding requirements should be satisfactory. Utility backfill in the roadway or in other settlement-sensitive areas should be compacted to 90 percent of the MDD except for the upper 2 feet which should be compacted to 95 percent ofthe MDD. Where utilities are bedded and/or backfilled with free-draining pea gravel, sand or gravel, and where the utility trench slopes more than 5 percent, we recommend that backfill "check dams" be constructed to prevent movement of ground water through the bedding or backfill material. These dams consist of relatively impermeable soil extending from the base of the trench, surrounding the pipe and extending to the surface to impede movement of ground water. Trench dams are typically spaced 30 to 100 feet apart. Steep utility trench grades (i.e., more than 8 to 10 percent) would probably require the minimum spacing. Pavements Pavement sub grade areas should be evaluated and prepared as recommended previously in this report. We recommend that the upper 2 feet of subgrade be compacted to at least 95 percent of the MDD. The pavement section (crushed rock base and asphalt concrete) should be designed according to City of Renton standards. If the subgrade soils are soft, it may be necessary to excavate the soft soils, place a subbase layer, and/or a suitable geotextile fabric such as Mirafi 500X or other as approved by the geotechnical engineer. In that case, we expect that a minimum subbase thickness of at least 9 inches will be necessary, although a greater thickness may be required during wet weather and poor subgrade conditions. The subbase should consist of well-graded sand and gravel with a maximum particle size of 1 Yz inches and less than 5 percent fines. Where site grades are raised using structural fill that meets the subbase specifications, the structural fill may be considered the subbase. It is critical to pavement performance that backfill in utility line trenches be compacted to structural fill specifications. Trench backfill within 2 feet below pavement sub grade elevations should be Icicle Creek Engineers 15 0584001/061005 compacted to at least 95 percent of the MDD. Trench backfill more than 2 feet below pavement sub grade elevations should be compacted to at least 90 percent of the same standard. EROSION CONTROL AND DRAINAGE MEASURES General Some soils are particularly susceptible to erosion because of particle gradation or density. In our opinion, all of the near-surface soils at the project site have a moderate to high erosion potential where exposed on slopes. Temporary Erosion Control The most effective methods of erosion control on construction sites include efficient surface water management, minimization of disturbed areas, erosion preventative slope covers, channel liners and energy dissipaters for trenches, and diversion ditches or levees. Temporary erosion control measures should include proper control of surface water runoff, use of straw bale or appropriate geotextile filters and temporary sedimentation basins. New cut and fill slopes must be protected during wet weather to minimize slope erosion. Temporary protection could consist of plastic or membrane covers, or seeding combined with placement of a straw mulch. If straw mulch is used for temporary protection, we recommend a minimum of 2 inches loose thickness. Erosion control programs should comply with local requirements and guidelines. Permanent Erosion Control All grading should be accomplished to avoid concentration of runoff onto or off of unprotected cut or fill slopes, roadways, or natural slopes. Interceptor ditches or drains may be necessary to collect and divert flow from seepage zones. The need for interceptor ditches or drains can best be evaluated during construction. We recommend that drainage ditches or swales be constructed along the toe of permanent cuts to control slope runoff onto roadways. Open ditches or swales should be sloped less than five percent or should be lined with rock spalls or other suitable material to prevent erosion. Flow in ditches and swales should be routed to cross-culverts or into the stormwater collection system. All paved areas must be graded to prevent pavement runoff from flowing down adjacent slopes. We recommend that new cut and fill slopes and other areas where the vegetative cover has been removed be planted or seeded as soon as possible. Permanent Drainage Measures General: Much of the site is underlain by relatively impermeable soils and bedrock. These materials tend to prevent the downward infiltration of precipitation, and therefore create "perched" ground water conditions. It is very important that appropriate permanent drainage measures be provided for the proj ect. In our opinion, subsurface drainage measures should consist of a combination of footing drains and French drains. Footing Drains: Footing drains should be provided for the exterior footings of the buildings. These drains should consist of a 4-inch-diameter rigid, perforated, smooth-walled PVC pipe installed at the outside base of the perimeter footing. The perforated drainpipe should be embedded in a zone of coarse sand and gravel containing less than 3 percent fines. The sand and gravel should be encapsulated in nonwoven filter fabric such as Mirafi 140N, or equal. At appropriate intervals such that water backup does not occur, the drainpipe should be connected to a tightline system leading to a suitable discharge. French Drains: A system of French drains may be designed and installed in landscaped areas to provide drainage. The French drain trenches should be at least 24 inches wide. Where possible, the trenches should penetrate through the upper pervious soils and extend into the relatively impervious unweathered glacial till or bedrock. The French drain trench should be lined with nonwoven filter fabric Icicle Creek Engineers 16 05840011061005 such as Mirafi 140N, or equal. It is important that the filter fabric not be placed in a muddy trench to avoid filling the pore spaces with mud and plugging the fabric. All French drains should be composed of a zone of clean free-draining coarse sand and gravel containing less than 3 percent fines. Smooth-walled perforated drainpipe having a minimum diameter of 4 inches should be embedded within this zone of coarse sand and gravel. The drainpipe should be installed with the perforations "down" and should be sloped to drain. At appropriate intervals, the perforated drainpipe should be connected to a tightline leading to the stormwater disposal system for the site. Cleanouts should be installed at appropriate intervals. French drains should not be connected to footing drains. USE OF THIS REPORT We have prepared this report for use by awc, Inc. for their use in planning of this project. The data and report should be provided to prospective contractors for their bidding or estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our services does not include services related to construction 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. If there are significant changes in the grades, configurations or types of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. When the design has been fmalized, we recommend that we be retained to review those portions of the specifications and drawings which relate to geotechnical considerations to see that our recommendations have been interpreted and implemented as intended. There are probable variations in subsurface conditions between the explorations and also that may occur with time. A contingency for unanticipated conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation by our firm should be provided during construction to evaluate that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes if the conditions revealed during construction differ from those anticipated, and to evaluate whether earthwork and foundation installation activities comply with contract plans and specifications. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. ******************** Icicle Creek Engineers 17 0584001/061005 We trust this information meets your present needs. If you have any questions or if we can be of further assistance to you, please call. Document ID: 0584001.REP Attachments: Figures 1-6 Appendix A Icicle Creek Engineers I EXPIRes 10-=U? =q6 18 bnJ~meers, Inc. Principal Engineer/Geologist i~J~ Kathy S. Killman, L.E.G. Principal Geologist 0584001/061005 ~ nr~~~~CR~~~~1t~~~~--~[,I1~~iH.~------~~~nr~~~~~~~--~ ...... iri ,.~..L.-~ 0:: t'Ii-_I&\t III ...... o " ~ 10 o ci z TNj ~MN V 18 0 .. • .! . •••• ••• o llXK1 fEET 0 !iOO llXK1 METERS FA F*3 E* i E*3 EH E±H F*3 EH Printed from TOPO! @2000NatioMlGeographicHoldinj!.s(www.topo.com) ~calt:: III reel N ~ u:: ~ Icicle Creek Engineers Vicinity Map -Figure 1 c; A AI N ~ (west) 250 250 (east) ..... iI:i ~Lot2 )1< Road ~< Lot 1 a:: CIl -m Q) Q) CD LL < c: Weathered Soil/Bedrock Q) -0" 5200 200 ::J :0::; :f al > ." Q) CD W CD - 150 150 B 8' (west) 250 Lot 5 )~ Road+Lot 17 )1< Lot 16 250 (east) -m Q) Q) CD LL < c: Q) - 5200 Weathered 0" 200 ::J :0::; ::J al > ." Q) CD W CD - 150 150 C (west) 250 )1< Lot 14 >\< Cul-de-sac Lot 13 -m Q) Q) CD LL < c: Q) - 5200 0" 200 ::J :0::; ::J al > ." Q) CD jjj CD - 150 150 Seam D (unminect) D' (west) 250 250 (east) Lot 9 + Lot 11--1 -m Q) Q) CD LL < c: Q) -0" 5200 200 ::J :0::; 5" al > ." Q) CD (; jjj CD -0 , ~ II) 0 ci 150 150 z ~ ~ Icicle Creek Engineers Geologic Cross-Sections A-A', B-B', C-C' and D-D' -Figure 4 IvC File 1'110. vo04-0v 1 r ~,~ .~:.,~ <~' 1?' .'.' PARCEl A o CJ) 0 Q) CD ...... ::i" 0 0 "T1 CD CD .- C/J ..... c-+-(D ""'C I\.) 0 -§ 0 ~ ..... ~ (D tv I I -----+ I ·lICHLA!~D ~.I)DiTlC:N d:ro 'dE ruwo! CF RGr. N. '.OIUM[ 1 7. i' i~G':_ D.3:·~ I ! ... ---.~-·-----1 ----------------.-- I I i I .1 STREET r I I I IjKIj:05/"4/U:> IS F i -, , N ~~I----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------, ~ o ~ oc m ~ il'l o ci z ~ NOTES: 1) Base map provided by Core Design, undated. 2) Location of abandoned underground coal mine based on historic mine maps obtained at the Washington State Department of Natural Resources and subsuoface exploration. ~I Icicle Creek Engineers ''I t ..,Jt-:;! '" -, .-., 1 , " surface opening for the rock tunnel is near Benson Road -about 300 feet west) --.~;> .. '. --.:.. r-,~ ...... -----.:.. ~~.:~:', ..• ;~[~~ r~i;~j~ I F' Z iiiiC S ~ •••• ~ ... __ .... _ ..... _~., •• ,.,._. __ •• -_~_ ••• ___ 'O; •• "'_~_ .. __ .~_-. _ •• EXPLANATION §Za Renton Mine -?, , (No.3 Coal Seam) I / § No.2 Coal Seam o J / I III It.! / 0 ·S -Mine Rock Fill ""'"" 8-4 ~ Boring Location $TP-1 Test Pit Location ~ Backfilled Mine Opening / Geologic Cross-Section Location (see Figures 4 and 5) Fan House (backfilled mine opening -Renton Mine) o 100 200 I Scale in Feet Abandoned Underground CoalMine Map -Figure 3 IL;t) 300 c::: co 8 ;i :g ci z l!! .. Q) Q) u. c::: 250 § 200 ~ ro > Q) w F (west) 300 Q) Q) u. c::: 250 § 200 ~ ~ iIi 150 ~ I Icicle Creek Engineers Weathered ~niIlR,,,.lrnrlt_ Weathered Soil/Bedrock. .. ,I.,: .. .Ie r-Vault >I< Lot 3 >I< Lot 4:1 £ I 300 E' .. Rento~Avenu:~ ~-::-_ .. : ---",,-,-','1, (east) r Lot,:; ')1 F' 300 (east) 250 m CD < Q) Q: o 200 ~" 150 100 :::J -n CD CD - 250 m ~ Q) -(5" 200 :::J S" 150 100 -n CD CD - Geolo2ic Cross-Section E-E' and F-F' -Fi2Ure 5 ~ o 'j .... ~ '8 ::> ci Z ~ il Icicle Creek Engineers :;J:.- i'-· 1."J ::: ~~ .", I ' -+ ozc·; I I I I ~~y'C1'~-'-------I ~0 S' G:; .,: ·---1--. __ • >--".' (j I: 0 25 ~ ,~ I r-. ,-, , I a u. Q. ('" ),."'".1 I «~,,,: : (8-~v 9~ -C1P Af/) -,{:)W ~I (b-V ~ b ~=~., I ~ ~~ ~o n: ~;:~ , ,,-. " ~v~> • ~1>~ ~ ... CD e ?: <lJ ,.E I o ! ~ , tfJl .~ ..:; .§ i;j , .f!! / ~ ; ~/ ~I <J~/m ..:1:) / !lS/ D ~""-J I (~~ / ,{f~~ I ~ I .2.;:)-<:' i '5Q:_~ I v~.,.\. ,;J' / (~:. $/;;/' \:; Q 1....',--' .': ~/.;, ,'< po.;>/ -'G; z .s ~ EXPLANATION High Coal Mine Hazard Area Areas with abandoned and improperly sealed mine openings and areas underlain by mine worl<ings shallower then 150 feet in depth. No building or road development should be planned in this area . Medium Coal Mine Hazard Area Areas underlain by mine worl<ings deeper then 150 feet in·depth. Building and road development should be allowed, but with mitigation as described in the report text. Low Coal Mine Hazard Area Areas with no known mine worl<ings and no predicted subsidence. Building and road development should be allowed; no mitigation recommended. / Coal mine hazards mapping based on definitions described in Renton Municipal Code Title IV, Chapter 3 I / / / o 100 200 ___ -=======:::::11 Scale in Feet Coal Mine Hazards Map -Figure 6 APPENDIX A SUBSURFACE EXPLORATIONS Subsurface conditions at the site were explored by excavating 16 test pits (Test Pits TP-l through TP-16) to depths ranging from 4 to 17 feet and drilling four test borings (Borings B-1 through B-4) to depths ranging from 60 to 190 feet. The test pits were excavated on April 12, 2005 (Test Pits TP-l through TP-ll) using a Komatsu PC-120 track-mounted excavator, and on June 1, 2005 (Test Pits TP-12 through TP-16) using a Case 580K rubber-tired backhoe. Both excavator and backhoe were owned and operated by Kelly's Excavating, of Tacoma, Washington. The test borings were drilled between May 3 and 12, 2005 using hollow-stemlmud-rotary drill equipment owned and operated by Holt Drilling of Redmond, Washington. The test pits and test borings were located in the field by measuring from known surface features. The locations of the explorations are shown on Figure 2. The explorations were continuously monitored by an engineering geologist or geotechnical engineer from ICE who classified the soils or bedrock encountered, obtained representative soil and bedrock samples, observed ground water conditions and prepared a detailed log of each exploration. The soil consistencies noted on the exploration logs are based on the conditions observed, our experience and judgement, and blow count data obtained during drilling. Representative samples were obtained at 5-foot depth intervals using a 1.5-inch diameter split-spoon standard penetration test (SPT) for samples obtained in the upper 20 feet or the test borings. The sampler was driven 18 inches, if possible, with a 140-pound weight falling a vertical distance of approximately 30 inches. The number of blows required to drive the sampler the last 12 inches, or other indicated distance, is recorded on the boring logs. Representative samples were obtained at 5-foot intervals by screening soil cuttings from the discharge pipe below a depth of 20 feet. The drilling rate was monitored for relative bedrock hardness, soft drilling and voids when loss of drill circulation was encountered. Soils encountered were classified in general accordance with the classification system described in Figure A-I. Bedrock was classified using standard geological methods. The boring logs are presented in Figures A-2 through A-5. The test pit logs are presented in Figures A-6 through A-13. The exploration logs are based on our interpretation of the field data and indicate the various types of soil and bedrock encountered. They also indicate the depths at which these soil and rock types or their characteristics change, although the change might actually be gradual. If the change occurred between samples in the borings, it was interpreted. Ground water conditions were observed as the test pits were excavated and are noted on the test pit logs. Ground water was not monitored in the borings below a depth of 20 feet because the drilling method generally used introduced water for circulation. Icicle Creek Engineers A-I 05840011061005 CLIENT GWC, Inc. PROJECT NAME Renton Hill Property PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE MORE THAN 50% OF COARSE FRACTION RETAINED ON NO.4 SIEVE MORE THAN 50% OF COARSE FRACTION PASSING NO. 4 SIEVE SILTS AND CLAYS SILTS AND CLAYS HIGHL Y ORGANIC SOILS CLEAN GRA VELS (LITTLE OR NO FINES) GRA VELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH FINES (APPRECIABLE AMOUNT OF FINES) LIQUID LIMIT LESS THAN 50 L10UIDLIMIT GREATER THAN 50 SYMBOLS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT TYPICAL DESCRIPTIONS WEU-GRADED GRAVELS. GRAVEL -SAND MIXTURES, UTTlE OR NO ANES POORLY GRADEO GRAVELS. GRAVEl-SAND MIXTURES, UT1l.E OR NO ANES SILTY GRAVELS. GRAVEL· SAND· SILT MIXTURES ctAYEY GRAVELS. GRAVEL· SAND· ClAY MIXTURES WEll.-GRAOED SANDS, UTILE OR NO FINES POORlY GRADED SANDS. UTILE OR NO FINES Stl TV SANDS, SAND -SilT MXTURES ctAYEY SANDS. SAND . ctAY MIXTURES I'~~~;~~':~~E~~,'~~~ SUGHT PlASTICITY 11"':'~rt~~~~Y'~~~~~~: t.E..N ctAYS ORGANIC SILTS AND ORGANIC SILTY ctAYS OF lCYN PlASTlaTY INORGANIC SILTS, MICACEOUS OR DtATOMACEOUS ANE SANDY OR SILTY SOILS. ElASTIC SILTS INORGANIC ClAYS OF HIGH PlASTICITY ORGANIC CLAYS OF ~DtUM TO HIGH PlASTlCllY. ORGANIC SILTS PEAT. HUMUS, SWPJ.AP S01LS WITH HIGH ORGANIC CONTENTS NOTES: 1!OUal symbols are used to indicate gravels or sand with 5-12% fines and soils with fines classifying as CL-ML. 2 SymbOls separated by a dash indicate borderline soil classifications. 3 The lines separating soil types on the logs represents approximate boundaries only. The actual boundaries may' vary or be graoual. 4!SoiI ClaSSification based on visual classification of soil is based on ASTM 02488-90. 5 Soil Classification using laboratory tests is based on ASTM 02487-90. 6 Description of soil denSity or conSistency is based on interpretation of blow count data and/or test data. Soil Particle Size Definitions Component Size Range Boulders Coarser than 12 inch Cobbles 3 inch to 12 inch Gravel 3 inch to No.4 (4.78 mm) Coarse 3 inch to 314 inch Fine 314 inch to No.4 (4.78 mm) Sand No.4 (4.78 mm) to No. 200 (0.074mm) Coarse No.4 (4.78 mm) to No. 10 (2.0mm) Medium No. 10 (2.0 mm) to No. 40 (0.42 mm) Fine No. 40 (0.42 mm) to No. 200 (0.074mm) Si~ and Clay Finer than No. 200 (0.074 mm) Moisture Content Ory Absence of moisture Moist Damp but no visible water Wet Visible water Sampler and Symbol Descriptions Relative Density or Consistency Location of relatively undisturbed sample Location of disturbed sample Location of sample with no recovery Blows required to drive a 2.4 inch 1.0. split-barrel sampler 12-inches or other indicated distance using a 300-pound hammer falling 30 inches I=" •••••••••••.•••••••••••••••••••••••••••••••••••••••••.•.••.•.....••.••.•.•...•.•.•• C1. l!!. Location of sample obtained Blows required to drive a 1.5 ~ [J in general accordance with inch 1.0. split-barrel sampler ~ Standard Penetration Test (Standard Penetration Test) i (ASTM 0-1586) procedures. 12-inches or other indicated ~ OJ Location of SPT sampling distance using a 140-pound ~ attempt with no recovery hammer falling 30 inches ~ .................................................................................. . pr7I Location of Pushed Sample Sampler pushed with the ILJ weight of the hammer or against weight of the drilling rig Coarse-Grained Solis Relative Density N,SPT Blows 1ft Very loose 0-4 Loose 4 -10 Medium dense 10 -30 Dense 30 -50 Very dense Over 50 Fine-Grained Soils Relative N,SPT Consistency Blows 1ft Very soft <2 Soft 2-4 Medium stiff 4-8 Stiff 8 -16 Very stiff 16 -32 Hard Over 32 b ~ G~ Location of Grab Sample Sample obtained from drill cuttings "Sl Approximate depth of ground water observed or measured -during drilling/ excavation ~ Fill III Asphalt TEST PIT NOTE: The depths on the test pit logs are shown in 0.1 foot increments, however these depths are based on approximate measurements across the length of the test pit and should be considered accurate to 0.5 foot. The depths are relative to the adjacent ground surface. ~ Icicle Creek Engineers Explanation For Boring/Test Pit Logs -Figure A-I Boring B-1 Forest duff. topsoil and roots (drill cuttings) \IVVV',. i,J<,NVV<, SM Brown fine SAND with silt (loose. moist) (drill cuttings) .-:--: s·p~si'; ................... . ~ I····················································· .......................................... . Black COAL (medium dense. moist) (Renton formation) ~ (INTACT COAL -NO.3 COAL SEAM -NOT MINED) f- f-IO f- f- f- 1:15 :Ef-= Bf- occasional thin layers of carbonaceous shale grades to very dense "'._---- o _ •• ~ ---- !.= -_ ~.:.o ._ ·0 _- ~ -:-.:.:--- ~ ~f-1l f-I····················································· ........................................... . s2 f-20 Light-gray. fine-grained SANDSTONE (very dense. moist ~ (Renton formation) •... . j~ ~ -25 ~ -I·····················································....................................... . --- -30 --- Brownish-gray • fine-grained SILTSTONE with thin layers of coal (Renton formation) ·······+··········1··· .... Rock 20 Rock 63 ~ ···········+··········1·········· Rock 50/6" ~ Rock ~ .... Rock Piezometer Installation - Ground Water Data ~~ ~-o ~-~:~i~~~:~~~~:(~~~t~~:~~~~~~~L:::::::::::::::::::::::::::::::::::::::11:::::::::::: ..... :::::: .. :: .. ::: .. t--+--+--+--+---i Grey SILTSTONE (Renton formation) [:~HI~ ~-~ e:l-40 ~ Rock -,ee Figure A-I for explanation of symbols Icicle Creek Engineers Boring Log -Figure A-2 ~r---------------------------------------------------------------------------------------------' ~ Boring B-1 ~ ill --- Qj Q) u.. .s: ~ Q) o Soil Profile Sl::IlIlj.Jlt: Data Description Gray SILTSTONE (Renton formation) Rock ~ I····················································· ......................................• :.:.:.:.:.:.:.:.:.:.:.: •............................ Gray SILTSTONE with thin layers of coal 1--1----+---+--+--1 (Renton formation) Rock Page 2 of3 Piezometer Installation - Ground Water Data Icicle Creek Engineers Boring Log -Figure A-2 Vl -80 t.t.l ~-~-CQ ~- ]=85 - ~ ~ ~ ~90 -- Soil Profile Description Gray SILTSTONE with thin layers of coal (Renton formation) Boring B-1 8a. "1-''''' Data Rock ~ Rock ---------------------------------------------------------_._---------------------_._-_ .. __ ._------------·-1--· -Gray SILTSTONE (Renton formation) !:.5 x-c ~- ~: b -100 ~ -::::::::::~~~c.:(~~"_tO'"_:fo.rili~~~~>.:::::::_:::::::::::::::::::::::::::::::::_:::::::::::: .:::::::::: ... -.-----+--+---+--+--+---1 i -olG:r:a~y:s:IL:Ts:T:O:N:E:(R:e~n:to~n~fo:rm=at:io:n~) -----Jlll-J~-l-J £'1: 1------+----------1------1 ~ I U~ Boring compleled al110 feel on May 4,2005 ~ ~ ~ ~ ~ 10 ~ ~ -- -,5 8-.,;. ~-o fi- ~-~ ~ -120 )ee Figure A-I for explanation of symbols Page 3 of3 Piezometer Installation - Ground Water Data Icicle Creek Engineers Boring Log -Figure A-2 f Boring B-2 ~ Approximate Ground Surface Elevation: 190 feet 3i Si-iiI/R",",,, Profile u. ~ :" ~'"" ]:5 ... ... ... ~ ~10 ~ ~ ~ 1:" :E~ = ~~ ~~ ]~ Description Forest duff, topsoil and roots (drill cuttings) Brown fine to medium SAND with silt and gravel (medium dense, moist) 1------------------------------------------------------------------------------------------- Black COAL (medium dense, moist) (Renton formation) (INTACT COAL -NO_ 3 COAL SEAM -NOT MINED) occasional thin layers of carbonaceous shale grades to dense t.l :2 0. ~~ (!)--1 0.0 Q) 0::: ~'E c.~ ::l.c E~ oE -25 -->. 1110 (!)(/) ceo (/)--1 Rock 26 Rock 34 -------------------- • • ~~20 ;;~ ~ ... Light gray fine-grained SANDSTONE (very dense, moist) ~ ~ t--t----t---+--+----i (Ronlon fonnaIIon) ~ Rod< 5015" , I: -25 '"" ~ '"" '"" '"" 30 '"" '"" ... ... '"" 35 9'"" ~ ... o .g ... ~ ... ~ ~"'40 ~ Rod< 7~ ~ c: .... f .<:. ~ -----------------------------------------------------------------------------------------------. ----------------------1---------_· Gray SILTSTONE (Renton formation) 1---1---+--+--+---1 Rock Rock Rock -See FiguieA-1 for explanation of symbols Page 1 of 2 Piezometer Installation - Ground Water Data Icicle Creek Engineers Boring Log -Figure A-3 ~r-------------------------------------------------------------------------------------------~ ~ Boring B-2 ~ !Xl 1l II.. .S ~ Q) o rIll-40 LLl Eel-~I-!Xl il- ]:45 l- I- l- I- I-50 l- I- l- Soil Profile Description Gray SILTSTONE (Renton formation) I····················································· ....................................... . Gray SILTSTONE with thin layers of coal (Renton formation) Sall'I-"'" Data Rock ~ ···········f········ -1-········ Rock ~ Rock ~ Page 2 of2 Piezometer Installation - Ground Water Data I:" ~ ~~ L~llJJEtm .9~ !3 ~~ u ~~ ~ ~~~ ~ ~ o Boring completed al 60 feel on May 5, 2005 ~I- E I-65 l- I- l- I- 1-70 l- I- l- I- 1-75 gl- ..J. ~I-o .gl- ~I-~ ~I-80 See Figure A-I for fsymbols Icicle Creek Engineers - - - - - - - - - - Boring Log -Figure A-3 g ! Boring B-3 Approximate Ground Surface Elevation: 200 feet ~ Suil/Rul,;1\ Profile u. .5 a Q) o Description Forest duff, topsoil and roots (drill cuttings) 0 :c Q. I!!g» (!)..J Q.o ~"E :::J.Q e[ .25 (!)U) ceu ~ ~O ~ ~ SM I·····················································.......................................... . ....... : ... ~ ..... . Brown silty fine SAND (medium dense, moist) 10" :0 -/ SM ~~ ]:5 "'" "'" "'" "'" drill action indicates gravel from 7 to 1 0 feet f-~~D~ !-,-9-· ~.( h~:07' ,;9;~~~ ~·07· S·~: ~~ I~·.:~D~ r:o~'':''i~( 1:-:-' .. " -·0 i0"~' ~::-' Q)C: _0 a.:.;::::; Efl 1110 U)..J Penetration Resistance (Blows/foot •• ) ~ r-"""Mc ~0:;rs1~0~ ~°eni~r-°"1 ~ g' '~..:.~.u, v Content B ~ <! \'-"QIA>I~~!~ j~ "'" 1 0 I····················································· ............................ . Black COAL (medium dense, moist) (Renton formation) "'" (INTACT COAL· NO.3 COAL SEAM· NOT MINED) Rock . ......... ···"ri··+ ---+--+--+----t---l 27 ~ • "'" ~ J~J5 i~ s: ~~ ~: ~~20 u"'" e Rock 25 occasional thin layers of carbonaceous shale Rock 19 "''''" i ~ 25 u.,~i'~~~~~SANDSTONE(~;;,,~~,;,:;.;;,;;t) ~ Rook 51 = ~ :30 ........................................................................................... ~:ock+ Gray SILTSTONE (Renton formation) --- -35 Rock ij- "'" ~i-o .g,,- ,g,,- Rock u.. ~ i-40 >ee Figure A-I for explanation of symbols ~--r-~--~---+--~ •• .... • Page I of 2 Piezometer Installation - Ground Water Data Icicle Creek Engineers Boring Log -Figure A-4 ~~r-----------------------------------------------------------------------------------------------~ ~ Boring B-3 ~ co <Il~40 "-l te~ ~~ co ~~ 't:j ~~ o -l ~45 ~ ~ ~ ~ ~50 ~ ~ ~ 1:55 x-c::: ~- ='. -.; .5_ ~ ... 60 o OJ!'''" ~~ l~ e Il.~ ~65 ~ ~ ~ ~ ~70 ~ ~ ~ ~ ~75 ~~ ~~ o ~~ ., [i:~ ~~80 Soil Profile Description Gray SILTSTONE (Renton formation) Brownish-gray SILTSTONE with thin layers of coal (Renton formation) Boring completed at 60 feat on May 6, 2005 See Figure A-I for explanation of symbols Icicle Creek Engineers Penetration Resistance (Blows/foot -.) ~ Q) § '-_;;L40;,..,...,~ 4;10 _QJ.,;;IO ......... &IO;.......~ '* Cl C. ." Moisture Content 5 :S E B (Percent __ ) .0 Ul ~.3 ,,0 0 60 0 jt! Sample Data Rock Rock Rock Rock Page 2 of2 Piezometer Installation - Ground Water Data - - - - - - - - - - Boring Log -Figure A-4 ~r-------------------------------------------------------------------------------------------------, ~ ~ ~ o ~ a:l Boring B-4 Approximate Ground Surface Elevation: 278 feet 1 Soil/Rock Profile u.. Description ~c: o:::l _0 IOU Penetration Resistance (Blows/foot -.) ~ Q) c: t-_Jl ... O~~~O~~~ ... (O-:--&-l-IO_ .... ~ g' t ~ Moisture Content .8 ""r/I .v (5 (Percent --) C/)....J ~O <0 60 10 j~ 00 ""0 ~ ~"" ga"" Forest duff, topsoil and roots (drill cuttings) ~~~ -----------------------------------------------------------------------------------------------~ ------------------- 10 ~"" .., ;"" o .....l ""5 "" "" "" ~ ~1O ~ ~ ~ i~ ~ ~15 ~~ c: £"" 5 ~."" ..; ..9"" fi ",,20 Cl ~"" ~"" l"" c.._ ~25 """ ~ """ - "" 30 "" "" "" "" "" 35 8"" .J. ~"" o ~"" ~"" ~ ~""40 Light brown silty fine SAND ( loose, moist) (drill cuttings) SM -----------------------------------------------------------------------------------------------~~7.!_-------------------------------- Light brown SILTSTONE (very dense, moist) (Renton formation) t:::::::::::::::::::::::: Ittttfl r:::"::::::'" I!!ft!!!! r;::::::::::::::::::::::: Irr:III ~:::::::::::::::::::::::: Rock 53 ~ Rock 86/9" ~ Rock Rock Rock Rock Rock Rock See Figure A-I for explanation of symbols • Page I of 5 Piezometer Installation - Ground Water Data Icicle Creek Engineers Boring Log -Figure A-5 Soil Profile Description gJ -40 Light brown SILTSTONE (Renton formation) ee- gj-CQ ~- 1:45 - ~ ... l- I-50 --- I:" x-c ~- ~- ]- ~ -60 u-S "'-k 1-65 Dark brown carbonaceous SHALE with thin layers of coal (Renton formation) Boring B-4 Sample Data Rock ~ .:.:.:.:.:.:.:.:.:.:.:.:.: -------------------- Rock ~ Rock ~ I!!!!!!!!!~ Rock ~ 1--------------------------------------------------------------------------------------------------------------1--------- Brownish-gray SILTSTONE with thin layers of coal (Renton formation) 8~ ~ ~-o Gray SILTSTONE (Renton formation) *.-., [i;- ~ -80 ,ee Figure A-I for explanation of symbols Icicle Creek Engineers Rock ~ .:.:.:.:.:.:.:.:.:.:.:.:.---------------------------- Rock ~ Page 2 of5 Piezometer Installation - Ground Water Data -;."" ~- Boring Log -Figure A-5 Boring B-4 Soil Profile Description ~ I-80 Gray SILTSTONE (Renton formation) i: 1: I-1-:.::------------------------------------------------------------------------------------------ ] I-Brownish-gray SILTSTONE with thin layers of coal .~ (Renton formation) ....ll-85 l- I- l- I- 1-90 l- I- I- 1:·5 :i:-Black COAL (Renton formation) (INTACT COAL -NO.2 COAL SEAM -NOT MINED) occasional thin layers of carbonaceous shale Gray SILTSTONE (Renton formation) Icicle Creek Engineers Sample Data ------------------ Rock Rock Rock --------------~--- Rock Rock Page 3 of5 Piezometer Installation - Ground Water Data ---------+---------I---I---I---I--~----I Boring Log -Figure A-5 ~ i Boring B-4 Page 4 of5 Q; Soil Profile 8ClII'I"<:i Data -e".,u ""V, ".,_ .. " .. ;~,~e CD 40 \··"40<>l'~O ~ Piezometer II.. .5 .!l c.B CDC: ~~ Installation - £j Description .s::. ~"E "Q.,g Moisture Content Ground Water c. e~ E~ 0:;:0 c. I!!~ .25 ":0 (p~~cent~:o .cUI Data CD alo jt!? 0 c.!)...J c.!)(/) cou (/)...J !iO CIl r-120 Gray SILTSTONE with thin layers of coal ~-~ ~r-(Renton formation) ~r-I",~" ~ :-=-" - j r-Ivv"B~~krl!! · f~ --!=&~ r-~ ~-~125 Rock ~ ~--'~ -= ,- r-~ r-130 Rock ~ --... -~.~ ! - """ = Rock ~ H35 f.~ ::E -~ -= B_ ---------------------------------------------------------------------------------------------------------~ 5 Gray SILTSTONE (Renton formation) ~ -~ --~ -140 Rock i~ - J -~ -; -J - ~ ,':::::: ~ 1- r-14~ Rock ~ r-I- t- E t-- r-~ r-5C Rock f;' 1- r-~ ,':::::::::::, r~ r-- r- r-~ 1-Rock ~ r-155 ~~ -9 r-~~ -~ ~ r~ I(") 0 ~ ~ .-.-----------------------------------------------------------------------------------------':::::::::::. ----1---- .!! ~ Grayish-brown SILTSTONE with thin layers of coal '!=o!- ii: (Renton formation) Rock ~ ~ ~ ~160 ~-S2 see ~lgureA·l lor explanatIOn 01 symbols Icicle Creek Engineers Boring Log -Figure A-5 ~r-------------------------------------------------------------------------------------------~ ~ ~ ~ o ~ Boring B-4 al Soil Profile ~ u.. .5 ~ Q) o Description Penetration Resistance (Blows/foot -.) ~ Q) c: 1----.,;4J.;;'o~4~10~~QI0~.;J. ~10;"""_I.9 a. ,g Moisture Content I!! ~ E ~ (Percent __ ) .8 ~ ~.3 0 0 60 I 0 j~ Sample Data ~ : 160 .~rj~:~i~~;~~~~;r~.~~ .. ~~~~.~~i~.I~~~~.~~.~~~I ........... ~~= ga Gray SILTSTONE (Renton fonnation) t:::::::::::::::::::::::: i: 111IIIII ;1-f············ .3 : 165 !~I~ttIt~~ Rock s:: I- 1-170 ~I ~I-cj .51-~ 1-180 " Rock 1111111 Rock t:::::::::::::::::::::::: I"";";::;' Rock 1~:~:~{:}~{:~:~: Rock I- :ViiiDIPAiiiiAilYCOii.APSEDRENTONiiiNEi· i>< .. .......... .... .... . ... .... l----l--I---+---I----I 1-191q-----------------*--~-_+-__l-~-~-+_-~_+-~ l- I- l- I- 1-195 ijl- """ ~I-o ~I- <> ~I- ~ 1-200 Boring completed at 190 feet on May 11. 2005 See Figure A-I for explanation of symbols Page 5 of5 Piezometer Installation - Ground Water Data - - - - - Icicle Creek Engineers Boring Log -FigureA-5 Test Pit TP-1 CUENT GWC,lnc. PROJECT NAME Renton Hill ProQertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of 57th St and Cedar Ave 5, Renton, WA DATE EXCAVATED 4/12/05 TOTAL DEPTH 8.0 ft GROUND ELEVATION 179 ft (a~~rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell~s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOT 1 -SW of 629 Cedar Avenue South w z () 0. en 0 Q....J ~ffi I-J: ~~ ~C9 ::::>0 en b:=-MATERIAL DESCRIPTION 0.0 Oco Wco w REMARKS >E. a::~ ...J~ I-w~ ~...J 0.::::> co a w C9~ ...J C9 ~z ~ w « 0 en 1,1_D~r!.IL~_SJ1.L~ttLa.Qu"!!~I).tr.Q.O~.ll>Qft1-m..Qi§!).JfQ.r~!JI!lffl!IJQ!Q~Qi!L _1l8 ~ _ML Mottled orange and gray fine SAND with silt (medium dense. moist) ~j (outwash) SP- SM ~ 5~ ________________________________ ~74 ---Mottled orange and gray fine-grained SANDSTONE (dense. moist) ~ Rock 8.0 (moderately weathered bedrock) 171 ~ Test pit completed at 8.0 feet on 4/12/05 No ground water seepage observed Test Pit TP-2 CUENT GWC, Inc. PROJECT NAME Renton Hill ProQerty PROJECT NUMBER 0584-001 PROJECT LOCATION DATE EXCAVATED 4/12/05 TOTAL DEPTH 10.0 ft GROUND ELEVATION 214 ft (a~~rox.) LOGGED BY ....;C=B::...:T __ _ EXCAVATION CONTRACTOR Kell~s Excavating, Inc. GROUND WATER 8.0 ft IElev 206.0 ft "Sl CHECKED BY ....!B~R!!:B:.....-__ EXCAVATION EQUIPMENT NOTES w Z () 0. en 0 Q....J ~ffi I-J: ~~ ~C9 ::::>0 en I-~ Oco wco W Q.¢:: MATERIAL DESCRIPTION 0.0 REMARKS w~ >E. ~...J a::~ ...J~ I- a w C9~ 0.::::> co ...J C9 ~z ~ w « en _~~lLro~_S.lLI.~th.l:!QY!!~lJ!.rQO~~Q.ft.L..m.9i.§!UfQr~sLd!!..ff.llIJ9.!9Q..sgjl)_ 1---"'-'=-1.-',-Mottled orange and gray silty fine SAND (medium dense. moist) (outwash) ______ Q2~sjg!J!ll..PQ9~!§' Qf ~ ful9..m~IJ!LfrQ.m.J.!.o.2.1. ~e.t ___ - Black COAL with thin layers of carbonaceous shale (medium dense. moist) (highly weathered bedrock) ------------------------------~ SILTSTONE with thin layers of coal (hard. mOist) (Slightly weathered ,""",I~"\ Icicle Creek Engineers Test Pit Logs -Figure A-6 Test Pit TP-3 CUENT GWC,lnc. PROJECT NAME Renton Hill ProQertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12105 TOTAL DEPTH 8.0 ft GROUND ELEVATION 180 ft (a(2(2rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kellts Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOT 4 -SW of 629 Cedar Avenue South w z () Q. en J: 0 Q....J ~ffi I-~~ :rC) ::JO en I-~ o III Will W Q.¢:: MATERIAL DESCRIPTION Q.O REMARKS w~ >!::. ~...J I:l:~ ...J~ I- 0 W C)~ Q.::J III ...J C) ~z ~ w « 0 en il.3. _~r:!s. !:lro~~LI ~th.~lM)~t1! !:QOJ.slsQ.ft .. _!1}9imL(fQr~sLdM.ff.iln9.!9~9ilr 18fL ~ ~t ~..t ~ Q!;I!:!s Q.r<LW!!. ~L.I ~t.h ~~~o.!laLrQ9~ ~o..fk!!lQ!l!!) J.wj!~h~~ ~oj!L ./ '" -'~...J ~~ Mottled orange and gray silty fine SAND (loose to medium dense. moist) -=-~~ :8II ~.~ SM (outwash) "'-"- "--.-"- 6.0 ,..J74 id:"""~ --Orange and gray fine:Qrained SANDSTONE (dense.mOiSt) (moderaieiY--~ Rock t5<r2 8.0 weathered bedrock) 172 Test pit completed at 8.0 feet on 4/12105 No ground water seepage observed Test Pit TP-4 CUENT GWC,lnc. PROJECT NAME Renton Hill ProQertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12105 TOTAL DEPTH 12.0 ft GROUND ELEVATION 206 ft (a(2(2rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell~s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOTS 13/14 -SW of 629 Cedar Avenue South w z () Q. en J: 0 Q....J ~ffi I-~~ :rC) ::JO en ~= MATERIAL DESCRIPTION Q.O o III will w REMARKS w~ >!::. ~...J I:l:~ ...J~ I- 0 W C)~ Q.::J III ...J C) ~z ~ w 0 en ~_~r:!s.!:l~~LI~th.~lM)~t1!!:QOJ.slsQ.ft.L..l1}9imL(fQr~sLdM.ff.iln9,!,o~9ilr ~ ~ rp,": :'-0"-", :8II Mottled orange and gray fine SAND with silt and occasional cobbles (loose. /:Jj. 2!_I1}9~U~~J~ ________________________ .2.Q~ _ I-SM- Mottled orange and gray silty fine SAND with occasional fragments of r---.-_ siltstone and coal (medium dense. moist) (outwash) -c-SM >--- 6.3 -..Joo -,---rL- --Mottled orange and gray SiitYfine-SAND (medium dense.mOiSt) (outWash) -----~ -~ --SM --~-r--1L --10.5 1-1J!!l. --~ 1;-0-Gray fuie-graiii"ed SANDSTONE (cjense;-moi8t) (moderately weathered - -&: 1-- 194 Rock t-.. bedrock) Test pit completed at 12.0 feet on 4/12105 No ground water seepage observed Icicle Creek Engineers Test Pit Logs -Figure A-7 Test Pit TP-5 CUENT GWC,lnc. PROJECT NAME Renton Hill Pro(;!ertv PROJECT NUMBER 0584-001 PROJECT LOCATION 5W of 57th 5t and Cedar Ave 5, Renton, WA DATE EXCAVATED 4/12/05 TOTAL DEPTH 4.0 ft GROUND ELEVATION 168 ft (a!1!1rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell~s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOTS 7/8 -SW of 629 Cedar Avenue South z :I: 0 ~~ I-~ o..¢:: MATERIAL DESCRIPTION w~ >!:. e w ..J w 0 r-~~~~~~~~@~~m~~~~~~~L®~~~~~~~~~ 168 ,Q .... ~l! Q.ro_W!l. §!L.I ~lli. Q9Q{i1§i.o.!!.a.LrQ9~ ~o..n,...!JIQi@ .1~~h~~~qi.!L ../" _1§?_ 4.0 Brown fine-grained SANDSTONE (very dense, moist) (slightly weathered bedrock) 164 Test pit completed at 4.0 feet on 4/12/05 No ground water seepage observed CUENT GWC, Inc. PROJECT NUMBER PROJECT LOCATION w U 0.. CI) 0....J ~ffi I- :C(9 :::>0 CI) OeD weD W 0..0 REMARKS ~..J a::~ ..J~ l- (9~ 0..:::> eD (9 ~z ::5 « CI) -:: ML... ~ ..MI.. ~ ~ Rock . . Test Pit TP-6 DATE EXCAVATED 4/12/05 TOTAL DEPTH 17.0 ft GROUND ELEVATION 190 ft (a!1!1rox.) LOGGED BY -,C=..:B::....:T __ _ EXCAVATION CONTRACTOR Kelly's Excavating, Inc. GROUND WATER 16.5 ft IElev 173.5 ft~ CHECKED BY -=B~R.:::B,---__ EXCAVATION EQUIPMENT NOTES MATERIAL DESCRIPTION orange gray boulders (loose, moist) (outwash) occasional fragments of siltstone and coal below 1.8 feet =~i~~~~~@]@~~~L~~~===========:~ .0 Gray SILTSTONE with coal fragments (medium stiff, moist) (highly , .... ~~~~~~~--------------------_../" Gray SILTSTONE with thin layers of coal (hard, moist) (slightly weathered -"----'-"--' 0.5 bedrock) --BlaCk COAL (dense, mOist) (slightlY-weathered bedrock) - - - - - --- Icicle Creek Engineers w Z U 0.. CI) 0 0....J ~ffi I- ~~ :C(9 :::>0 CI) 0..0 OeD weD w REMARKS >!:. ~..J a::~ ..J~ I- W (9~ 0..:::> eD ..J (9 ~z ::5 w CI) Test Pit Logs -Figure A-8 Test Pit TP-7 CUENT GWC,lnc. PROJECT NAME Renton Hill Pro!;!ertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12105 TOTAL DEPTH 4.0 ft GROUND ELEVATION 146 ft (a!;1!;1rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kelll!'s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES Storm Vault Area -SW of 629 Cedar Avenue South w z c..> 0.. rJ) :c 0 0....J ~ffi I-~~ J:C) ~O rJ) ~= MATERIAL DESCRIPTION 0..0 OlD wID w REMARKS w->E. ~..J cr::::E ..J::E l- e w C)~ o..~ ID ..J C) ::Ez ~ w « 0 rJ) -0.6. _D~~ 12r.O~_Sl!-1. ~j.t!l. a..QlID~1J!. r:QO~ ~Q..ft1.... m..Qi§!UfQr~Ldy'ff.21JQ .!9~giI)-..14Q.. Z!l.: ML 2.5 Mottled orange and gray silty fine SAND (medium dense, moist) (outwash) . --r--SM . .1:1:4 .. ....:...:-.--" .. 4 ~ -Gray SiltYfineto-medium SAND With fuiegravel(verY dense~ moiSt) (QiaciBi ;;:~~. 1-- 142 SM ::xTT ....:. till) . _. Test pit completed at 4.0 feet on 4/12/05 No ground water seepage observed Test Pit TP-8 CUENT GWC,lnc. PROJECT NAME Renton Hill Pro!;!ertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12105 TOTAL DEPTH 10.5 ft GROUND ELEVATION 179 ft (a!;1!;1rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell:t:s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOTS 11/12 -SW of 629 Cedar Avenue South w z c..> 0.. rJ) :c 0 0....J ~ffi I-~~ J:C) ~O rJ) I-~ OlD WID W o..¢: MATERIAL DESCRIPTION 0..0 REMARKS w->E. ~..J cr::::E ..J::E l- e w C)~ o..~ ID ..J C) ~z ~ w 0 rJ) '{):.2._~~_Sl.L1.'Mt!l.a..QlID~lJ!.r:QO~~Q..ft.L..m..Qi§!UfQr~Ldy'ff.2IJQ.!9~Qi!L.// ~ ML 2:Q. _B!9~..Jli'!!y'!!~ §.A~Q. {Loo..Jl~ !!!~tl..1fjI!l. ______________ .. Fl .. -;':;"" _SJiI_ Gray broken rock (siltstone) with coal fragments (medium stiff, moist) (mine ,,--:8lI rock fill) -ML 5.0 174 F_..B.:<: r-ML-6:0 -Gray broken rock (Siitstone) With coal and occaSional WOOd fragments-- -....Ji3 "-,~@~~~~~~tl..wID~~~ID _______________ J/ SM :8JI 8.5 Orange and brown silty fine SAND (medium dense, mOist) (outwash) _1!1. ~-:=~ --- r--1Q..... --Gray SiltY fine-SAND With fine gravel(very dense. mOist} (giScTaitilQ - - -SM ~ 10.5 169 -~ .... Test pit completed at 10.5 feet on 4/12105 No ground water seepage observed Icicle Creek Engineers Test Pit Logs -Figure A-9 ~ ;::: b Cl ~ !!l ~ Cl 8 ~ Test Pit TP-9 CLIENT GWC, Inc. PROJECT NAME Renton Hill ProQertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12/05 TOTAL DEPTH 10.0 ft GROUND ELEVATION 280 ft (a!;!!;!rox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell~'s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOTS 2/3 -West of Renton Avenue South w z U a.. en J: 0 a.....J ~ffi I-~~ I(!) :::>0 en ~= MATERIAL DESCRIPTION a.. 0 o III Will W REMARKS w~ >!S ~...J a::::E ...J::E I- 0 w (!)fj; a..:::> III ...J (!) ~z :5 w 0 en :g;;_ ~r:! !2...ro~ S.lLI '!Yit!!.I!t>YD<liim rQO.!.s .isQ.tt......I1J9~tL(fQr~sLd.!!.ff...5l!J9 .!9~9ilr 280 -MI..., . '-~a!! QrQ..w!!' §.II:! ~t!1 Q9~~olla.!JQ9~ {§Qf! • ...!!1.Ql~ .JtQP~ill ____ .../"-f-~9_ r.-~.~ ...ML :1.,2 Brown silty fine SAND with occasional cobbles and coal fragments (medi~p1' .. ~~!I .. ..0...-:.: SM.. ~ '..9~~...rn.Qi~.JQ!!~.!hl ___________________ / --ML Mottled orange and gray SILT with a trace of sand (medium stiff to stiff. -- 6E. _m..Qi~U~e.5!.t!J!l~JQiIL _____________________ c-l74 ---Gray SILTSTONE with thin layers of coal (hard, moist) (slightly weathered bedrock) Rock ~ 10 10.0 270 ... Test pit completed at 10.0 feet on 4/12/05 No ground water seepage observed Test Pit TP-10 CLIENT GWC, Inc. PROJECT NAME Renton Hill ProQertv PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 4/12/05 TOTAL DEPTH -=8<:.:.0::...:ft.!--__ EXCAVATION CONTRACTOR Kell~'s Excavating, Inc. GROUND ELEVATION 274 ft (a!;!!;!rox.) GROUND WATER None observed LOGGED BY ....:C:<!:B::...:T __ _ CHECKED BY -=B"'-R;,:B'---__ EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOT 4 -West of Renton Avenue South J: I-~ a..=: w~ o o 8.0 MATERIAL DESCRIPTION Test pit completed at 8.0 feet on 4/12/05 No ground water seepage observed z 0 ~~ >!S w ...J w w U a.. a.....J ~ffi I(!) :::>0 a.. 0 o III Will ~...J a::::E ...J::E (!)fj; a..:::> (!) ::Ez « REMARKS en ~~ __ ~ ________________________________________________ -L __ ~ __ -L __ -L __ ~ __ -L __________________ ~ I-w o Icicle Creek Engineers Test Pit Logs -Figure A-tO Test Pit TP-11 CUENT GWC, Inc. PROJECT NAME Renton Hill Prol2ertv PROJECT NUMBER 0584-001 PROJECT LOCATION 5W of 57th 5t and Cedar Ave 5, Renton, WA DATE EXCAVATED 4/12105 TOTAL DEPTH 6.0 ft GROUND ELEVATION 278 ft (aQQrox.) LOGGED BY CBT EXCAVATION CONTRACTOR Kell~'s Excavating, Inc. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES LOT 7 -West of Renton Avenue South W z C,.) 0.. 0 0.....J ~ffi J: ~= J:(9 ::::>0 I-~ OlD WID 0..= MATERIAL DESCRIPTION 0..0 w~ >~ ~...J a:::E ...J::E 0 W (9~ 0..::::> ...J (9 ::Ez W « 0 en ~_~~~~~~~~@~®m~~~~~~~L®~~~~~~~~~ 278 [ff~ ML... ~-4 _~~ !2...r<Lwn... ~LI ~~ Qg~~on.aLI'QQt§. {§,o1! • ..!!lQls.!l ~QP~i!l ____ ,,/ ~U~ -ML... Orange and gray SILT with a trace of sand (medium stiff, moist) (weathered -- soil) -ML ---:xrT 6.0 272 - Test pit completed at 6.0 feet on 4/12105 due to steep slopes causing difficult access conditions No ground water seepage observed CUENT GWC, Inc. PROJECT NUMBER PROJECT NAME Renton Hill Prol2ertv PROJECT LOCATION DATE EXCAVATED ....!6!!../1!,!;/0~5~ __ TOTALDEPTH 10.0ft GROUND ELEVATION 206 ft (aQQ!:ox.) EXCAVATION CONTRACTOR Kelly's Excavating, Inc. EXCAVATION EQUIPMENT J: I-~ 0..= W~ o MATERIAL DESCRIPTION GROUND WATER NOTES z 0 i=~ ::;iE. W ...J W 204 -BlaCk COAL (mediUm densetodense-;-molSt){mOderateiY weatheied-- -....... bedrock) Test pit completed at 10.0 feet on 6/1/05 No ground water seepage observed None observed W C,.) 0.. 0.....J ~ffi J:(9 ::::>0 0..0 OlD WID ~...J a:::E ...J::E (9~ 0..::::> (9 ~z en en I-en W REMARKS I- ID ~ Test Pit TP-12 LOGGED BY BRB CHECKED BY CBTIKSK en I-en W REMARKS I- ID ~ Icicle Creek Engineers Test Pit Logs -Figure A-II CLIENT GWC, Inc. PROJECT NUMBER PROJECT NAME Renton Hill Property PROJECT LOCATION DATE EXCAVATED ....:6""/1.:..:./.:..:05=---__ TOTAL DEPTH ~9:..:..:.0:....:ft,,--__ EXCAVATION CONTRACTOR Kelly's Excavating, Inc. GROUND ELEVATION 198 ft (approx.) GROUND WATER None observed EXCAVATION EQUIPMENT NOTES :I: I-~ c..= w~ o MATERIAL DESCRIPTION ,Q, -P~r!.I2!:.<>~_SJ1. L ~t!L a.Qu1!d~lJ!.l'QO~ ,ll;QftL-.m...Qi§!).J~~UI!!ff ~QQ !Q~Qi!L Mottled light brown and brown silty fine SAND (loose to medium dense, moist) (outwash) 4.5 --BroWn-medium to 'Coarse SAND With' SiiCgraveiarld cobb'ies(medium--- dense, mOist) (outwash) B~CkCO~~~~m~~~o~~~~~)~~6r~~~~hered-- No ground water seepage observed CLIENT GWC, Inc. PROJECT NAME z o ~~ >!E. w ...J W Renton Hill Property ~ rn w I- ~ Test Pit TP-13 LOGGED BY ....:B=R..:.:B=---__ CHECKED BY CBT/KSK REMARKS Test Pit TP-14 PROJECT NUMBER 0584-001 PROJECT LOCATION SW of S 7th St and Cedar Ave S, Renton, WA DATE EXCAVATED 6/1/05 TOTAL DEPTH 7.0 ft GROUND ELEVATION 178 ft {approx.) LOGGED BY BRB EXCAVATION CONTRACTOR KellV:s Excavating, Inc. GROUND WATER None observed CHECKED BY CBTlKSK EXCAVATION EQUIPMENT Case 580K rubber-tired backhoe NOTES South of LOT 10 -SW of 629 Cedar Avenue South w z () c.. rn :I: 0 c.....J ~ffi I- ~~ I(!) =>0 rn Ii: = MATERIAL DESCRIPTION c..o OlD WID W REMARKS w~ >!E. ~...J a::::iE ...J::iE I- 0 W (!)~ c..=> ID ...J (!) ~z :5 w 0 rn '0.3. _ ~r:! !:Lr<LWI!.. SJE. '!'!'it.!:!.. @U...D<kim !:QO~ l.sQ.~ I1J9~L(fQr~sLd.l!ff..!l09.!9ru;9ilr U1L I-',-~-MLi Brown silty fine SAND with abundant roots and a rusted iron pipe (loose, -'--SM 3.5 moist) (mine rock fill) 175 .~ -- 4;[ =B~~~ Knis]jQQ~=m:Qi~JrTI!~ ~ml[ = = = = = = = = = = = = :1~:: F-'-=-= -ML-c.:.::-. --'--- Light brown silty fine SAND (medium dense, mOist) (outwash) ~-SM -:....;.~ 7.0 171 Test pit completed at 7.0 feet on 6/1/05 No ground water seepage observed Icicle Creek Engineers Test Pit Logs -Figure A-12 b o i § w 2 2 o 8 ~ Test Pit TP-15 CUENT GWC.lnc. PROJECT NAME Renton Hill Proj2ertv PROJECT NUMBER 0584-001 PROJECT LOCATION 5W of 57th 5t and Cedar Ave 5. Renton. WA DATE EXCAVATED 6/1/05 TOTAL DEPTH 6.5 ft GROUND ELEVATION 196 ft (al2l2rox.) LOGGED BY BRB EXCAVATION CONTRACTOR Kell~s Excavating. Inc. GROUND WATER None observed CHECKED BY CBT/KSK EXCAVATION EQUIPMENT Case 580K rubber-tired backhoe NOTES LOT 9 -SW of 629 Cedar Avenue South w z () Cl. en 0 Cl.....I ~ffi l-I ~~ ~C> ::::1 0 en I-~ Oal wal W Cl.¢:: MATERIAL DESCRIPTION Cl.0 REMARKS w~ >~ ~....I a:::E ....I::E I- 0 W C>~ Cl.::::I al ....I C> ~z :5 w 0 en ~.3._~ds.!Lro~S..!.LI'!Yith.~~~!:!![QO~1.sQ.ft.L.!,,!!9~L(fQr~sLdQff.JI!}9.!9Q!)gilr ~ I-',-·~. ML.... Brown silty fine SAND with occasional roots (loose, moist) (outwash) ~~~ SM .-. ....:...,.. 4.0 .1.!g .. ~~~ ----Light bro'Wn-sHtyfii1e SAND With a-trace of fine graveland-occBslOnal-- -~'-SM 6.5 cobbles (medium dense, moist) (outwash) 190 :--. ....:...,.. Test pit completed at 6.5 feet on 611/05 No ground water seepage observed Test Pit TP-16 CUENT GWC. Inc. PROJECT NAME Renton Hill Proj2ertv PROJECT NUMBER 0584-001 PROJECT LOCATION 5W of 57th 5t and Cedar Ave 5. Renton. WA DATE EXCAVATED ....:6::../1.:..:./0:..:5~ __ TOTAL DEPTH ....:6:..:;.0:...ft"'--__ GROUND ELEVATION 188 ft (al2l2rox.) GROUND WATER None observed LOGGED BY ....!B~R~B~ __ CHECKED BY CBT/KSK EXCAVATION CONTRACTOR Kelly's Excavating. Inc. EXCAVATION EQUIPMENT Case 580K rubber-tired backhoe NOTES LOT 8 -SW of 629 Cedar Avenue South o z () 0 Cl.....I ~~ ~C> ::::1 0 Cl.o Oal >~ ~....I a:::E w C>~ ....I C> w MATERIAL DESCRIPTION [0.5. _D.1!1'.!s. tw>~_S..!.LI ~th..~~~!:!! r:QO~Jl;Q.ft.L.m.Qi.§!UfQr~sLd'y'ff...!l!}9 .!9~gjJ)-~ ~ . ~ 2:Q._BkI~~!iJ1~sJ!QQS~..J.ll..Qi~.Jrni~Loc~1i!IL ____________ .. '!l:E! .. --1--_ Brown silty fine SAND with occasional gravel and cobbles (loose, moist) (OUtw?c:h\ - -SM occasional roots to 4.5 feet ~-'-,---6.0 grades to medium dense at 4.5 feet 182 -- Test pit completed at 6.0 feet on 6/1/05 No ground water seepage observed w Cl. en ~ffi I-en wal w REMARKS ....I::E I- Cl.::::I al ::Ez :5 c( en ~~_~ ________________________ -L_~_~_-L_~_-L _________ -i w o Icicle Creek Engineers Test Pit Logs -Figure A-13 Jason Seth -POR for LUA Oq-093 -... From: To: Date: Subject: r Andrea Petzel Jill Ding; Stacy Tucker 10/23/2006 10:35:20 AM POR for LUA 05-093 Kerrick Mainrender 405 S. 7th Street Renton, 98057 kerrickm@cnw.com Andrea Petzel City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98055 425-430-7289 apetzel@ci.renton.wa.us .. I Page 1 ~ TWP. 23 N.. RGE. 6 E.. W.M. DEFOOR PRELIMINARY PLA T LEGAL DE&cRIPTION _ .. TM4f P'OImCIN ~ na HoM. 'JCeN ICIClNoIoTlCN L.AfC) a.AI'I to. .1. 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" -.II FE£T; __ OIWl5"WTlI1.nFUTTOA~~_1HE_ Ull[0f1MlI'I.ATNlD1IIE'lDTU!C:0Ia:JMAS1REIl':'KMCI: ....... U .. usr JO.OOFEnTOTItl1llJ(PCIIIlOf--. I ....... 'I1LE II'GIIMlICII SIttC*I CII_ItAP_ aa. £XW!M:ftD f'IIIIII! hCIFIC 1Gt1lClT 1IU 0/tIIII'1Mf (F ....... WUlREllfllQ.5MU40.DA ...... 17.toCI5. .. ~TIII_.0IIII..-.1IC.. ~.::w..m~~~~c:."':\c1lC.._~0I,..,.1ITI.I-.a l._ ...... _-..:_-....r~~CII_ .. _ olU. ....:Y ____ 1IDAI~lM5MaM11B1R11t .. PII:Io£T.-.._ J..~I#EA,.lOI.-.... PrEJ\8..a!""'AaES). S. .. IIAAQ,D .... _SlURlllEY. A_Fnl:IECaJe~&llC-..:m ... ItA __ _ ....... ~~",.. / / i TO_M~_I8UIMCIEI!ElA-.....s ..... H~......an'A_AI ,...., Q.CIUI(1l~I_OIH .... _.,.GIlIDdIIII!D.,... ....... ..cIll_......-. /U. DIST.w«~........-.s_~KAI_IIMn' ..... II ......... '~.·.'IIE -'acftImI"SftDACA ____ 'lEMfIIH .... n:« .. aae:. ."_u~.,,t-.x« ~UlUTYUICA""_ ==:"~ti~ / 'i;h--- I k ~ .. I!< It' '----. 1. __ aIfQ,M ~ .. DEMaI'" IBM DATA _ '" N,,*, _ ... __ IIIt_OIUITY • .",....,·IT.A......-TA_«lIC .... .......,...., ~_~~.:: =-..,."-:-"cxu.::.~ == --.. !EGENO a: 9! t)( :;g ~ :.'~ ,:J ""TAPONT ,'lOTI'Il ,~- ~ --~ • ! \))~I i;.. "" i ! i!§!"{! I ~ it <I) I ~) )..1 '0:: : t ~ ti " :~:i!: ~:;;~i I\!) ~ ~"'~ Ie '<:: ... ~" ~::i t)'~~i I ~ ~ s~li I ~ a: ~ .. ~, I~ 0:: (:I iii ! It C I I~~ I ~ IjJI I I g 51 ~ n-Hil, II i I '~~ I~ I ~I ~~ ~ ~ ~ ~I~ ~ 0 -' 01 f, '" -~ IIoJ ~ ~ Ii .... III '" 0. • -< W II:: a. a a a ... ,.., 1":1c<L!. 04~9 Michael Chen Core Design, Inc. PARTIES OF RECORD DEFOOR PRELIMINARY PLAT LUA05-093, PP, ECF, MOD Terry Defoor GWC Inc. 14711 NE 29th Place ste: #101 24633 NE 133rd Street Duvall, WA 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue -Bellevue, WA 98007 tel: 425-885-7877 eml: mc@coredesigninc.com ( contact) Pat Conger 1301 S 9th Street Renton, WA 98055 (party of record) Ruth Larson 714 High Avenue S Renton, WA 98055 tel: 425-255-0290 (party of record) Claude J. Bouchard 1506 Beacon Way S Renton, WA 98055-3908 tel: 425-226-4357 (party of record) Eric & Karen Bernard PO Box 58306 Tukwila, WA 98138 tel: 206-200-4001 (party of record) Updated: 12/08/05 tel: 206-999-8874 (applicant) William Collins 420 Cedar Avenue S Renton, WA 98055 (party of record) Arthur c. Davis 1001 2nd Avenue W ste: #101 Seattle, WA 98119 tel: 206-498-1288 (party of record) Peter Hartley 600 Cedar Avenue S Renton, WA 98055 (party of record) Donn Coonrod 20702 SE 291st Place Covington, WA 98042 (party of record) San Gabriel, CA 91107 (owner) Mayor Kathy Keolker-Wheeler City of Renton 1055 S Grady Way Renton, WA 98055 (party of record) Diane B. Hyatt 720 Cedar Avenue S Renton, WA 98055 tel: 425-228-1725 (party of record) Gary Plicinski Cedar Crest HOA 629 Cedar Avenue S ste: #A-204 Renton, WA 98055 (party of record) (Page 1 of 1) DEFOOR PLAT NOTES May 8,2009 • Met with Ross, Bill, Chad (from DOT), Dave Halinen (Merlino Attorney) and Ann Nielsen (City Attorney) to discuss status of the Defoor Plat given DOT's acquisition. • DOT representatives stated they have no interest in preserving the vested rights of the Defoor Plat. Only interested in 405-improvement plan. Dave Halinen objected. • Chip/Ann asked DOT representatives to consider relinquishing plat's vested rights. Talk to Attorney General. • DOT said all actions on Defoor site will be consistent with their grading and filling and final landscape plan. • Dave Halinen said his client does not intend to amend plat at this time, but wants to preserve vested rights for the future. • By contract agreement DOT will offer Merlino most of the property after 405 improvements are complete. • DOT representatives all asserted the Defoor plat is now part of DOT R-O-W and therefore, not subject to City zoning and Development Standards. • Chip indicated once project is complete a new plat would be considered a major amendment due to change in conditions. • Chip had previously indicated a minor amendment* could be considered if the following standards were met: 1. Access had to stay the same. Rear load lots with alley -2-way. 2. Meet 2005 Surface Water Manual 3. Comply with current tree standards per RMC and develop an enhanced landscape plan. 4. Vertical curb (no curb cuts) along Cedar with a 6' landscape strip with street trees in between back of curb and 5' pedestrian sidewalk. 5. New SEPA with Geotech addressing the import of 135,000 cubic yards of fill. • 5/8/09, 10:00 a.m. -Chip spoke with Chad Brown from DOT. He indicated they will not be relinquishing their vested rights to the Defoor Plat. *See attached 12-lot plat from David Halinen. sent at least fourt&en (14) days prior to the public hearing. d. The failure of any property owner to receive said notice of hearing will not nec- essarily invalidate the proceedings. Fail- ure to receive notice will be grounds for a request for reconsideration by the Hear- ing Examiner. The Hearing Examiner shall reconsider when it is demonstrated that there is additional material testimony to provide that was not provided by others before the original decision. J. HEALTH AGENCY RECOMMENDATION: The health agencies responsible for approval of the proposed means of sewage disposal and wa- ter supply shall file with the Department, prior to the Council's consideration of the preliminary plat, written statements as to the general ade- quacy of the proposed means of sewage disposal and water supply. (Applicant is responsible for submitting appropriate application forms to the Seattle-King County Health Department and for paying the Health Department review fee.) K. CITY COUNCIL ACTION: The Hearing Examiner's recommendations shall be submitted to the City Council not later than fourteen (14) days following the public hearing. After receiving the Hearing Examiner's recom- mendation, the City Council shall consider the adoption or rejection of the recommendation. If the City Council deems that a change in the Hear- ing Examiner's recommendation is necessary, the change of the recommendation shall not be made until the City Council has adopted its own findings, conclusions recommendations and ap- proved or disapproved the preliminary plat. L. EXPIRATION DATE: 1. Expiration and Extension: Preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase thereof, is submitted within five (5) years from the date of preliminary plat approval. One one-year extension shall be granted to an ap- plicant who files a written request with the Ad- ministrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has attempted in good faith to submit the final plat 7-9 4-7-080M within the live (5) year period. (Amd. Ord. 4751,11-16-1998) 2. Additional Extensions: Additional time extensions beyond this one-year time period may be granted by the City Council if the ap- plicant can show need caused by unusual cir- cumstances or situations which make it unduly burdensome to file the final plat within the four (4) year time period. The applicant must file a written request with the City Coun- cil and Department for this additional time ex- tension; this request must be filed at least thirty (30) days prior to the plat expiration date. The request must include documenta- tion as to the need for the additional time pe- riod. 3. Extension Time Increments: Additional time extensions shall be granted in not greater than one-year increments. 4. Phased Subdivision: In the case of a phased subdivision, final plat approval by the City Council of any phase of the preliminary plat will constitute an automatic one-year ex- tension for the filing of the next phase of the subdivision. M. AMENDM~ilil AI gil; l!iiiS 2!1£ inary plat approval and be- fore final plat approval, the applicant may submit an application to the Administrator that proposes an amendment to the approved or conditionally approved preliminary plat. 1. Minor Amend~,nts: The Administrator s: IMii 11Mb Ii i@ 2mi Pl§@ administratively approve amendments that the Administrator deems to be minor. 2. Major Amendments: A major amend- iii@iii gila:: hibMa, Sdla not limited to, the following: va. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent (10%) or more; / lb. Any amendment that would result in increasing the number of lots in the sub- division beyond the number previously approved; (Revised 1/99) 4-7-090A c. Any amendment that would result in or have the effect of reducing the residen- tial dwelling unit density for the site below the allowed minimum density; d. Any amendment that would result in the relocation of any roadway access point to an exterior street from the plat; e. Any amendment that proposes phas- ing of plat development; or f. Any amendment that, in the opinion of the Administrator, would significantly in- crease any adverse impacts or undesir- able effects of the plat. 3. Process for Major Amendments: If the Administrator determines that the proposed amendment is major, the Hearing Examiner shall hold a public hearing on the proposed major amendment in accordance with the re- quirements for preliminary plat approval found in subsection I of this Section provided, however, that any public hearing on a pro- posed major amendment shall be limited to whether the proposed major amendment should or should not be approved. Within thirty (30) days following receipt of the Hear- ing Examiner's written recommendation, the City Council shall approve or disapprove any proposed major amendment and may make any modifications in the terms and conditions of the preliminary plat approval to the extent that they are reasonably related to the pro- posed amendment. If the applicant is unwill- ing to accept the proposed major amendment under the terms and conditions specified by the City Council, the applicant may withdraw the proposed major amendment and develop the subdivision in accordance with the origi- nal preliminary plat approval (as it may have previously been amended). (Ord. 4751, 11-16-1998) 4-7-090 PROPERTY ANNEXED TO CITY WITH PRELIMINARY PLAT APPROVAL IN COUNTY: In instances where property annexed to the City has received preliminary plat approval from King County prior to annexation, the following review shall occur: (Revised 1/99) 7 -10 A. CITY STAFF REVIEW: The Department and Fire Department shall re- view the plat. City plan checking review and in- spections shall be subject to fees pursuant to RMC 4-1-170. B. GENERAL REQUIREMENTS AND FINDINGS: If the City staff finds that the preliminary plat com- plies with the following requirements, the subdivi- sion can proceed to the final plat stage without a preliminary plat hearing by the Hearing Examiner and City Council: 1. Density Requirements: Overall density of the subdivision shall not exceed the maxi- mum density allowed pursuant to the Zoning Code. Lot size and lot width requirements need not comply with Zoning Code so long as overall density complies with the Code. 2. Public Works Improvements: Ade- quate provision shall be made for drainage, streets, alleys, public ways, water, and sani- tary wastes. The City may add conditions to the preliminary plat in order to ensure con- formance with City standards. C. EXPIRATION DATE: The preliminary plat shall comply with RMC 4-7-080L pertaining to expiration of the prelimi- nary plat. The date of approval will be that date on which King County approved the preliminary plat. D. INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF IMPROVEMENTS: If the improvements are not constructed prior to annexation to the City, the subdivision must com- ply with Rt\1C 4-7-100. E. FINAL PLAT PROCEDURES: The procedures for final plat shall be the same as those outlined in RMC 4-7-110. 4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF IMPROVEMENTS: A. REQUIRED IMPROVEMENTS: The following tangible improvements shall be re- quired before a final plat or a short subdivision is recorded: grading and paving of streets and al- leys, installation of curbs, gutters, sidewalks, Chip Vincent From: Sent: David Halinen [DavidHalinen@halinenlaw.com] Tuesday, May 05,200912:51 PM To: Chip Vincent Cc: brownca@wsdot.wa.gov; Peter Hahn; charlieo@gmccinc.com Subject: Attachments: FW: 1-405 Widening Project--"Defoor" Property City Fill Permit Issue RS2_Section_2.1.1.8.pdf; Appendix_M1_AL5.pdf; Appendix_R1_sht7.pdf; Appendix_R1_sht_ 6.pdf Chip: Please see the emails below and the attached documents. Chad Brown, Project Engineer with WSDOT for the 1-405 Widening Project, and 1 will be phoning you to discuss these materials. Dave Halinen Halinen Law Offices, P.S. 1019 Regents Blvd, Suite 202 Fircrest, Washington 98466-6037 (206) 443-4684 Seattle (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com CONFIDENTIALITY NOTICE: The information contained in this email, along with any attachments hereto, may contain privileged and confidential material and is intended only for the use of the individual(s) or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or forwarding of the communication is strictly prohibited. If you have received the communication in error, please immediately notify the sender by return email, or by calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and any attachments to it from any computer. Thank you. From: Brown, Chad [mailto:BrownCA@wsdot.wa.gov] Sent: Tuesday, May OS, 2009 12:14 PM To: David Halinen Cc: Hanson, Barrett (Consultant); Lavinder, Jeff (Consultant); Fenton, Ross Subject: RE: 1-405 Widening Project--"Defoor" Property City Fill Permit Issue Dave, The "Defoor Property" is currently owned by WSDOT and use of this site for construction of the Renton Stage 2 Project has already been permitted. The defoor site falls within the projects permanent impact lines and may be used to construct the project. (see RS2_section 2.1.1.8 and Appendix M1_AL5). This work would include placing fill from the project onto the defoor site. I have spoke with Bill Jordan, the 1-405 Permit Lead, and we are in agreement that any Clearing and Grading on the "defoor property" in order to construct the WSDOT project would be covered under the current permits and a grading permit would not be needed from the City of Renton. Any clearing and grading of the site will need to meet the requirements of the Stage 2 Contract. I have also attached the two of the Right of Way sheets showing WSDOTowns the property. Please let me know if you need more information. From: David Halinen [mailto:DavidHalinen@halinenlaw.com] Sent: Monday, May 04,20093:30 PM To: Brown, Chad Subject: 1-405 Widening Project--"Defoor" Property City Fill Permit Issue 1 Chad: As you know, I am an attorney for Gary Merlino Construction, Co, Inc. ("GMCC"), which is part of the Design- Build Team for the 1-405 Widening Project that has recently commenced. As I explained to you a moment ago by phone, this morning (May 4, 2009) Renton Planning Director Chip Vincent phoned me this morning to ask me about the status of the proposed filling ofthe WSDOT property formerly known as the "Defoor Property" (formerly owned by GWC, Inc.). When I explained to him that WSDOT has advised GMCC that no local permits are required for the proposed fill, Mr. Vincent told me that (1) a City of Renton approval/permit is legally required unless the subject property is WSDOT right-of-way and (2) he is pretty sure that the former Defoor property is not WSDOT right-of-way. As you and I discussed, if Mr. Vincent is correct, the filling schedule would likely be adversely impacted. Accordingly, please immediately circulate this message to appropriate WSDOT officials (perhaps in the Real Estate Division and at the Washington Attorney General's office) and get documentation to determine whether Mr. Vincent's contentions are true or false. Dave Halinen Halinen Law Offices, P.S. 1019 Regents Blvd, Suite 202 Fircrest, Washington 98466-6037 (206) 443-4684 Seattle (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com CONFIDENTIAUTY NOTICE: The information contained in this email, along with any attachments hereto, may contain privileged and confidential material and is intended only for the use of the individual(s) or entity to which it is addressed. If you are not the intended reCipient, you are hereby notified that any dissemination, distribution, copying or forwarding of the communication is strictly prohibited. If you have received the communication in error, please immediately notify the sender by return email, or by calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and any attachments to it from any computer. Thank you. 2 2 3 Washington State Department of Transportation 1-405/1-5 to SR 169 Stage 2 -Widening and SR 515 Interchange Project • City of Renton Rainier Avenue Improvement Project; and • 2.1.1.8 WSDOT SR 167 Paver Project. IMPACT AREA LINE 4 There are two Impact Area Lines depicted in the Conceptual Plans, a Permanent Impact 5 Area Line and a Temporary Impact Area Line. These Impact Area Lines were established 6 to quantify environmental impacts. 7 Within Environmentally Sensitive Areas, the area from the existing roadway to the limits 8 of the Permanent Impact Area Line, or the area enclosed by the Permanent Impact Area 9 Line, may be used to construct or build a permanent facility. No permanent facilities, 10 except permanent stream mitigation improvements and urban forest vegetation within 11 stream buffers, shall be built beyond this limit. Within Environmentally Sensitive Areas, 12 incidental work beyond the Permanent Impact Area Line, up to the Temporary Impact Line 13 and temporary construction easement line, is permitted only if the incidental Work is 14 temporary, and the disturbed area is restored to its original condition. Permits have been 15 obtained for Work within these Impact Area Lines. The Design-Builder is responsible for 16 obtaining any and all necessary permits for Work outside of these Impact Area Lines. All 17 areas which are temporarily disturbed during construction shall be restored to their pre- 18 construction condition by the Design-Builder. 19 The Design-Builder is further limited by the total disturbed (clear and grub) acreage. The 20 disturbed acreage is defined as the area between the existing edge of pavement and the 21 Temporary Impact Area Line. The total disturbed area acreage for the Project shall not 22 exceed 43 acres. 23 2.1.2 COMMUNICATIONS 24 2.1.2.1 PUBLIC INFORMATION 25 The Design-Builder shall establish and implement a Public Information Plan, which shall 26 describe the proposed methodology for maintaining a consistent level of communication 27 with the public, elected officials, emergency services, community leaders, tribal leadership, 28 and the news media. This Plan shall encourage broad public awareness and understanding 29 ofthe Project. Refer to Section 2.9 for additional requirements. 30 2.1.2.2 MEETINGS AND COORDINATION 31 2.1.2.2.1 All Meetings 32 The Design-Builder shall develop all meeting agendas and provide all meeting facilities. 33 Agendas shall be sent to invitees prior to meetings. 34 The Design-Builder shall record minutes of each meeting and distribute copies to WSDOT 35 attendees within seven Calendar Days of the meeting for review and comment. WSDOT 36 will return comments to the Design-Builder within seven Calendar Days of receipt of 37 meeting minutes, and the Design-Builder shall finalize minutes within seven Calendar 38 Days of receiving WSDOT comments. 39 2.1.2.2.2 Intentionally Omitted 40 2.1.2.2.3 Intentionally Omitted REQUEST FOR PROPOSAL October 6, 2008 Technical Requirements 2.1-5 CURVIDATA .. ..... ""T ...... .. ......,.T -... F"'1B\.T ...... 1"01'WlT ...... FILE NAME PH2;\515-STG2'\1Jraw11 11ME 12:58:58 PM DATE 11111I200I PLOT1EDBY .- DESIGNED BY t!. CARNAY ENTERED BY 0. IIINKMANt CHECKED BY PROJ.ENGR REGIONAl ADM.. .. -R.FENTOII C.IITONE ...... ..... .,... 1 .. 11 ..... ,~1 • .. .. .. .. EX .... EX .... SAII'SCLUB . 1IDOI5., ,a ... ~T_ ..... ",.,.. -:-1..,. FED.AlD PROJ.NO. 10 REl/lSION DATE BY PAVING LEGEND: / ~-"""'NfOOVEIILAY ~.-g;;g ........ ';<. -----....--- 1R-1I:!IIOW1I!!JCI1TING1IIf'!RVIIlW \ };- WMJ.1t .. ~",' ,'- ,-. ,-, ... ' '. ", " ------------------------------:::::. .. " ---------1:::"0:=---· \. .,//" ............ . " _IIIC'TIDII&.aIFOR,.....",~ ............ ........ ./' , . ........... ......... ,. • IlCAUINI'I!I!T ............ 1 • 15% DESIGN NOT FOR C0IISTRUCTION 8===~ 1-401 "'TO~R181 STAGE 2 • WIDENING AND SR 1111JilTERCHANGE AUGNIBIT_ PA_ ALI (0 r' ( .; 5122120011 1I58ta2 AM I PLOT6ICj'-."Wo..k\.S.-405\5A 51S vrc. fo 5. 6 tn St. Vic. F , O\2,)6"'W()2-0~LOOLC.d 'Orullfll' T.23N. ~01JW R.5E. W.M. ©lP 1Rl~(N]1J©(N] GOy'T LOT 10 ' m. "e.:; S ''<. "'~ '-._' '1 ~~' I?::;~'" t ' ',':, L " ' ," ~~""i' (i~~_;'::-'---_____ mm--: __ m ___ : _~,J-:'!";1.. " ---------' .', '. . _________ ...-...---:::.:.-----------...... :.:CC''----;== --. \---- "~--------j ~-n If::~M "lMC" ;. l\ ...... 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R,vteton O,ecI'fptfon ;;;;i!!!l 'Ott IASIS 01 IURIIGS AMI) 0151_U AM I)[TERlIUIlO FROM "'StlIItGTOM "Art Pl_ COOROI""TE SYSftll. NORTH ZOME CHIO .,"11. ne OI5TAMttS SHOn "'" GftOUIO DIST_n. fOR SUR"''' IWORMAliOIt Slt MCOIIO 01 SURVtY FOR WASHIMGTON " .. TE OlPAA11CIU OF TItNtSPOR'''"DII 200501,19000)9 ItlCIMOlO JULY ZI. 200!. OVIIERSHIP SHOULD IE V(RJrIlO. PROPERlY RIGHTS $KOlIN MA., NOT MAY£ 8(£11 ACOUIIt[O IY IllSOOT. END OF PLAN STA. 383+00 P.O.T • MP 3.38 THIS !'LAN SUP[ftS(D(S SMtUS 2 THRU T. IS AND I' Of' It SHUTS Of SA 405. Sit 511 ViC. 10 II.E. 'flO ST. VIC •• .u>PflQvtD ANO AOO!"TlO ItOVI!*R 11. 2005 fOR ACCl$S MARING .... Nt SU 'LAN Of' SANE nTU APPROY£O fEBRUARY 22. 200T EXHIBIT A LIMITED ACCESS ESUBLISHED BY THE DIRECTOR OF ENYIAQHNENUL AND ENGINEERING PROGRAMS FINDINGS AND ORDER ADOPTED NAY 11. 2007 SR 405 SR 515 VIC. TO S. 6TH ST. VIC. 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LEGEND ACO:ESS TO SE PROHIIIITEO SHOWft THUS PRQPERTY OWNERSHIP NUNar.RS 50 100 SCALE IN FEET .;..:..~--;"'----c:::) (,~~JNt.', NA: STREAM t. · MITIGATION .-...-:;1 :: ~1I0. , • _ ~c:iIi\1I O~·· AREA " _.~i.II'A~ . ..' . _-~!o~ 161LU'A'TJ --11(""'"""", NO.'THtIAI'f'fIOtoCH&tW.LaeOATED AHOLOCIIEO'WHDtNQTJ4U$(. 8TH1SA+'fI'ROACItaHAUPROYDEACtEHON..YTO lHESlORMWATEltOCtENTlONVAIAoT,ACC(U WI..L • fROM THE: IRS LWE QN.Y. 'OR ACCUS K[ARIMG PUN SU PL.M Of' SAMf TIlLl APPROYEO fEBRUARY 22. 1001 EXHIBIT A. L1NITED ACCESS ESTABLISHED BY THE DIRECTOR OF ENVIRONMENTAL AND ENGINEERING PROGRAMS FINDINGS AND ORDER ADOPTED MAY IT. 2001 SR 405 SR 515 VIC. TO S. 6TH ST. VIC. K INC COUNTY RIGHT OF WAY AND LIMITED ACCESS PLAN FULL CONTROL MP 3.00 TO MP 3.19 STATION 363+00 TO STATION 313+00 Ml4YI4.2007 I" .~ ... ~F,_ ~,. ,!,!E[TS R/W 0-1 SR 405/433.' 2662.59 REf. 3 NB91i9'25"W 2662.59 MEASURED ~4~liII"""'I!IIiIiM"'i-li~""ip.!~IIiiII!P"'~~~~~~~~~ 130.31 •• J ...... : ", r-; t\.J;'''; .. --, /i",' \. ,~ I.,.,. T) (C. , 'T.' ~ " ;;-. , c ;: ';, , " o ':co c ~ ~ 7 t; o s- o :i" o '2 o , PROPOSED AMENDED "DEFOOR" PRELIMINARY PLATIPUD GRADING CONCEPT (viewed from south to north) ~,..Ave.... '". ... ~ ",t ~ ~~ !J 0" . ......, 250 feet, I -U I I I I I 1 I I gr-1'''0 J I I I I I I I I I I ' I I I I J,..' "I I I 1 I U I I I I I : 'I I I I I I,... Ii', i"". I. I I I I ,f3 1 1 I I 1 I r 'I '.. I I I ~ I ~ r;... , .... """1.....0"" I I! I I I , I I I I I I I " "I I I '~No. i ,_" v·rr I I I I I I I I r I 200 feet I I I I I I, I ~ r-;.. ~~I-"r I I ~I! I! I I I I I I I I ' , I U I I I II c....J...f:::"""T"" ~."'r l-Vi I I I I I I I I I I I I : I Nil I ... ,...!Io.I..... I I I III I I I I I I I I I I I I I I I I I I I' I I I I i.."!fO.."1'" I I I I i J--..~-.J..l ~J. I ~ I. I I I I I I I 1 I 1::;i!s:P"" I I I I I I I I~U --". ~L.I I I I 1 150 feet, I I I 1....,.-~I I I I I I I I I I I I I I I I I I I I I I I II II ~'i II I I IIH+I II I I I I 1111111 I I 100 feet I I I I I I I .1 I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I .I I I I I I I I I I I I I I I I I I I I ! I I I I I I I I I I CROSS-SECTION A-A (TYPICAL CROSS-SECTION) SCALE: I" = SO feet horizontal 1" = 50 feet vertical 4/'S/ZOOT' Vc...-t1- AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 12th day of January 2006, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this 1,.2/M day of ~111J...A..7 ' 2006. Notary publi~r the State of Washington Residing at e..1/, therein. The Decision or Recommendation contains a complete list o/the Parties o/Record. HEARING EXAMINER'S REPORT January 12,2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Terry Defoor GWC,Inc. 24633 NE 133rd Street Duvall, W A 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 Defoor Preliminary Plat File No.: LUA 05-093, ECF, PP 700/800 block of Cedar Avenue S Approval for a 21-10t subdivision of a 6.91-acre site intended for the development of single-family residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 15,2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the December 20,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 20,2005, at approximately 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Conceptual Landscape Plan Defoor Preliminary Plat File No.; LUA-05-093, ECF, PP January 12,2006 Page 2 Exhibit No.5: Preliminary Grading and Utility Plan Exhibit No.7: Slope Analysis Exhibit No.9: Preliminary Site Sections D-D through F-F Exhibit No. 11: City's Determination of the unmapped StreamslWetland Classification Exhibit No. 13: City's Reconsideration of Unmapped Stream Determination Exhibit No.6: Tree Cutting and Land Clearing Plan Exhibit No.8: Preliminary Site Sections A-A through C-C Exhibit No. 10: ERC Mitigation Measures Exhibit No. 12: Reconsideration Request/Appeal of Determination of Unmapped Streams Exhibit No. 14: Plat map for Condominium The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located within the 700-800 block of Cedar Avenue South, which borders the eastern side of the site. The western portion is bordered by 1-405 and along the south is a Puget Sound Energy transmission line right-of-way. The site is located within the R-8 zone and the single-family comprehensive plan designation. The surrounding neighborhoods are primarily single- family, along the northwestern portion of the site there is a multi-family R-I0 zone and several condominiums located north of the subject site. The project area is approximately 6.91 acres and it is proposed to subdivide the site into 21 lots, there would be 6 Tracts created; 4 open space Tracts, 1 a utility Tract for a sewer lift station and 1 for a private access Tract. It was noted that the Tracts had a very unusual numbering system and that a couple of the numbers had been duplicated. The Examiner inquired as to why there were Access Tracts rather than Easements across some of the lots. Ms. Ding stated that the City typically does require an Access Easement as opposed to Access Tract, however the City's Sewer Department looked at the proposed location for the lift station and it was noted that the location for the lift station was not good. It was recommended that the lift station be moved to the Access Tract. The average slope of the site is approximately 24% and therefore is considered a hillside subdivision. There are protected slopes located on the subject site, one located in the northeast comer and a second along Cedar within proposed Lots 15, 16, and 17. There are a series of sensitive slopes, high coal mine hazard areas, a wetland and some streams located in Open Space Tract 995. All streams located on the subject site are unmapped, the City's Environmental regulations require that a deternlination be made on the classification of the streams. Stream A and C are classified as a Class 4 stream, Stream B as a Class 3 stream designation and wetland B as a Class 3 wetland. The applicant appealed the City's determination and the appeal has been scheduled for the end of January. If the modification were to be modified per the applicant, it would not change the plat other than possibly the buffer along the comer of Lot 11. Access for the subject site is proposed off of Cedar A venue or South 7th Street. The applicant has proposed construction of a new road (Road A) running north/south terminating at the south in a cul-de-sac turnaround. From the end of the turnaround, the applicant proposes a 26' wide private access Tract (998) that would serve Lots 9, 10, 11, 12, 13 and possibly 14. The applicant did request a modification from the required 50-foot internal access road down to 42-feet with a further reduction of 30-feet at the entrance of the plat. 6 mitigation measures. There were no appeals. This project is subject to the 2005 King County Surface Water Design Manual for the design of the detention facility. Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 3 The net density is 3.47 dwelling units per net acre after the required deductions, which is less than the minimum density permitted in the R-8 zone. The applicant requested a waiver and the City granted it due to the high coal mine hazard areas that are to be preserved within a large open space tract. All lots meet the requirements for lot size, setbacks and height of buildings. The City does require a 5-foot landscape strip along all public rights-of-way and also two trees within the front yard of each lot. All lots are rectangular in shape and are oriented towards the public street or access tract. The Fire Department has reviewed the plat and is recommending that for the emergency access roads "No Parking" signs should be posted along the private access tract. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The topography of the subject site is fairly steep, it does slope from east to west at an approximate grade of 24%. There is a protected slope in Tract 996, it does exceed 40% in grade and is above 15-feet in height. There is another 40% slope located within the rear yards of Lots 15, 16 and 17 along Cedar Avenue South. The applicant has requested an exception through modification to re-grade that slope within the rear yards of Lots 15, 16, and 17 due to the fact that that slope was created during the construction of Cedar Avenue South, that modification was granted by the City. Open space tract 995 contains 3 streams and a wetland as well as the majority ofthe high coal mine hazard areas. The Examiner clarified the tract numbering: 997 is the stormwater tract, 996 is the utility and sewer lift station tract, 996 is also the entrance tract. At this point the Examiner required that the applicant number the tracts in some consecutive order (Tract A through F). The City's critical area regulations required that a Native Growth Protection Easement be required to protect sensitive areas. Tract 996 (the entrance tract) and 995 will have Native Growth Protection Easements recorded to protect the sensitive areas. In addition a split rail fence be installed along the edges of those tracts and appropriate sign age so the residents of the plat are aware of the area. The Examiner inquired if there was a proposal for the sanitary lift tract should it not be used for that purpose and the applicant can try to make their case that staffs recommendation to moving it is wrong, should it be absorbed into the larger 995 or into the storm drainage tract, it should probably disappear if it is not used for the sanitary lift. Ms. Ding stated that is correct, it should disappear, it could depend on if the applicant needs a larger area for their st(i)rm water detention, then it could be absorbed within that tract, or it could be absorbed into Tract 995. At least the portion that is located above the high coal mine hazard areas should be located within Tract 995. The site is located within the Renton School District and they have indicated that they can handle the proposed 9 additional students. The existing runoff sheet flows west across the subject site and then south to an existing stream channel. The applicant has proposed a detention wet vault to be located within Tract 997. The project is required to comply with the 2005 King County Surface Water Design Manual. Defoor Preliminary Plat File No.: LUA-05-0~~ECF, rp. January 12,2006 Page 4 Water and Sewer Department have reviewed the proposed plat, the applicant will be required to extend an 8- inch water main to the end of the cul-de-sac and from there a 4-inch water main will be extended within the private access tract. An 8-inch sewer main is required to be extended within the plat. The Examiner inquired as to why so much grading was being done on the site. He also wanted to know if Tract 997, the detention system, large enough based on the 2005 Manual, how big is the vault that will be necessary for the site? Ms. Ding stated that the majority of the grading is to allow Road A to not exceed a 15% grade, the maximum grade that the Fire Department will approve. As far as the detention system, the applicant should be able to answer that question. The Defoor Short Plan, which is scheduled to be heard in a few weeks, is located near the open space tract, has a separate storm drainage plan but was not sure if water and sewer are available or if the Short Plat will be using some of the improvements for the Preliminary Plat. Michael Chen, Core Design, Inc., 14711 NE 29th Place, Ste., 101, Bellevue, WA 98007 stated that he represents the applicant and concur with the staff report. Regarding Item #8, the 25-foot trail easement he would like to know the exact location of the trail in order to be able to accommodate the City's needs and to be sure there are no conflicts with the site plan and utilities. The tract numbering will be corrected and use letters rather than numbers. Access will be provided for the Cedar Crest Condominiums during the final engineering design. All utilities from the Short Plat will be connected to Renton Avenue S. Brian Beaman, Engineer, Icicle Creek Engineers, 230 NE Juniper Street, Ste. 101, Issaquah, W A 98027 stated that the coal mine maps are quite detailed. The main entry to the mine is located on this site, later a rock tunnel was extended that exited on Benson Road. The mine goes about a mile to the east, extending completely under Renton Hill, it goes north all the way to Cedar River valley. The area involved is very large. There have been some problems in the past. They have drilled into the mine to make sure they were dealing with the #3 coal seam, the biggest unknown with the Renton mine is the vertical location. The mine maps did not have a lot of elevations for shallow areas. Rob Stevens, PE, Core Design, Inc., 14711 NE 29th Place, Ste., 101, Bellevue, WA 98007 stated that he is a senior engineer with Core Design. Regarding the 2005 King County Manual, it was noted in the staff comments that the design satisfied the 1998 Manual, there is not any significant changes in size and volumes between the 1998 and 2005. There will probably not be a large increase in size of the detention facility, but he would like to retain the possibility of expanding the stormwater facility into Tract 996 for any size increases that may be required. It is very helpful that the sewer district would like to have the lift station within the 30-foot wide access tract that gives them a more appropriate location to the south for the discharge and detention vault. Debra Ricci, Attorney, 1601 2nd Avenue, Ste. 1080, Seattle, W A 98101 would like to make some comments at the end of the hearing. Ruth Larson, 714 High Avenue South, Renton, WA 989055 stated that she was glad they were going to widen the extension from the cul-de-sac to the south (Tract 998). On the entrance to Road A, that seems to create a problem, cars will be in the South 7th right-of-way, if there were to be a stop sign, it would have to be on Road A as opposed to Cedar A venue, a car pulling out of there is going to be in the intersection before they can tum left enough in order to be able to stop at a stop sign there. How will the site be accessed in order to build the retaining wall on the far west property line? She was told the wall would be between 30' and 60' high. There has been no indication as to how much fill will be brought in, that might make a difference. The concern is how Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 . Page 5 traffic will get in and out of here to build this wall. An average size car must make a 3-point tum in order to get out, a truck, cement truck, or construction vehicle will not be able to do that. How will they build the wall without encroaching on the property to the west of the wall site? The Examiner stated that the applicant is confined to their own property, they cannot trespass off their site. They may get permission, but otherwise must stay on their own property. Ms. Larson continued with her concern about the west wall, there does not seem to be any indication of drainage that would take water to the drainage vault. Cedar A venue is not a standard size street, parking is allowed on both sides and the downhill traffic must yield. It is necessary that the construction people are aware of that yield. Gary Plicinski, 629 Cedar Avenue S., A-204, Renton, WA 98024 stated that he was representing the Cedar Crest Condominium complex. Their main concern is the access road to Lot 1 and the access to the condominiums. The access road conflicts with the plat plan submitted to the City, it looks like the road starts where their building starts. With the access road widening, it appears that it will affect the abandoned 7th Street. As this development takes place, drainage for the condos goes to the west and they would like to know where the additional drainage from this site would drain and how would it be kept from their property? The condominium association has not been contacted by the developer and they would like to have some contact with them in order to work out any issues concerning the easement. Kayren Kittrick, Development Services Division, City of Renton stated that South 7th Street does exist at this location. However, nothing does exist on the west side with the exception of the entrance over the access easement into the condos. South 7th Street ends at Cedar Avenue going west. One of the items that her staff will be looking at very closely is maintaining the access to the condominium during construction, in order to make sure that that access remains clear for both domestic and emergency access. A traffic plan with routing is approved through the Transportation Department and is constantly under review in order to alter as necessary to increase safety. If something isn't working or unsafe it is always open to change. This applies to Cedar Avenue and the yield issue to uphill traffic. There will be quite a bit of fill on this site in order to have safe emergency access. The construction of the wall will be dealt with when a final plan is submitted, right now it is at the conceptual stage. She stated that she had read the letter from Mr. Collins regarding retaining walls 30-40 feet high, again there are no final plans and the wall is always subject to building review and structural engineers will review the plan. Mr. Collins further raises the issue of the retaining wall and the fact that the lot sizes may need to be reduced in order for the wall to be built correctly. Tract 999 seems to give the developer the latitude to build a wall without impacting the building envelope of the lot sizes. No driveways will be permitted to have access onto Cedar Avenue. The fire flow meets the minimum requirements, however the homes must be 3,500 square feet or less in size. Sprinklers will not allow for larger homes due to the fact that the fire flow would feed the sprinklers. The Parks Department likes to work with the developer with the Park Trail in order to make sure that it is a viable trail and at the same time does not take away from the lots or too close or too far from the homes. There will be 20 feet of park trail but settling on an exact location is difficult. There are three stream crossings and a wetland in the area, however, if it goes over a utility easement that is fine with the Parks Department. Once the Defoor Preliminary Plat File No.: LUA-05::02~ECF. PP January 12,2006 Page 6 development is completed, the Transportation Department will be looking very carefully to make sure the appropriate signage is in place at the intersection of South 7th Street and Cedar Avenue. The Examiner inquired about a turnaround on Tract A, is a hammerhead needed for the easements and access to Lots 9, 10, 11, 12, and 13? Ms. Kittrick stated that one has not been proposed but it would be easy to construct one. It will have to be looked at for access both to the storm tract as well as to the sewer lift station. There is going to be plenty of room between Tract 998 and 997 to create a hammerhead, which will probably be required in the final design. Mr. Stevens, Core Design wanted to try to answer some of the questions that had been brought up in earlier discussions. The west walls have yet to be designed, there is a lot of flexibility on height, it could potentially be lowered by 10-feet (maximum height is 30'-40') and the grade would be taken up in the foundation of the buildings. The final design is open to decision, it could be a structural concrete wall, a lock and load wall, a mechanically stabilized earth wall, there are many possibilities. There should and will be some footing drains associated with the wall, they should be sheet flowed daylighted to the existing slopes on 999. They are ground water, not surface water flows that would be discharged to the slope, which is the existing natural flow of rainwater. Mr. Collins letter referred to the fact that the walls may not be high enough. It appears that he may be speaking of the rear yards of Lots 1-7 that may not be high enough to be captured and drained into the storm drainage vault. He is correct, the rear yards of Lot 1-10 would very likely need to sheet flow to the 1-405 property. The detention of the storm water vault would need to compensate for that. There is a 10-foot existing right-of-way that doesn't align exactly with the existing road to the east of7th Street, it is what is there. It is a difficult intersection and an existing condition, they are trying to align those intersections as best as can be with the existing right-of-way. This would be maintained to provide continued access to the Cedar Crest Condominiums. Tract 996 at the entry was mentioned to be preserved as a Native Growth Protection Easement, he would like to see it an open tract, NGPE would mean that they would not be able to clear any of the trees and that tract with the grading of the roads and the slopes they will definitely need to mass grade the area, they will not be able to save the trees within that area to allow construction of the road to minimum standard. Jill Ding stated that the purpose for requiring the NGPE tract over 996 is because the Critical Areas regulations require that if there is a critical area located on a site, in this case applicant has indicated that there is a protected slope (over 40%) located in that area, City code requires that it be protected within a NGPE tract or easement. The applicant has not requested a modification to regrade or clear those slopes. It is unclear if those are natural slopes or slopes that were created during the construction of Cedar Ave South, typically clearing and grading are not allowed on protective slopes if they have been naturally created. Larry Hobbs, PE, Traffex, 10104 111 th Avenue NE, Kirkland, W A 98033 stated that he prepared the traffic study for the project. Regarding the concern that the trip generation was low for the project, the average rates for single-family detached housing were used for the calculations. Kayren Kittrick stated that the trip generation rate is 9.57 trips per peak hour traffic. Mr. Beaman stated that as far as the protected slope on Tract 996 in the northeast portion of the site, it appears that that slope was created by some filling from Cedar Avenue South but mostly due to excavation that was done 50 plus years ago. The topography map shows very unusual contours that tighten in that area. Out in the Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 7 field you can see a pit that is overgrown with vegetation with slopes that appear to be sidewalls in the pit. The #3 coal seam daylights right at the site ofthe pit, they dug into it for the purpose of exposing the coal. The coal seam is exposed but there is no mining or hazard area exposed at that site. Ms. Ricci stated that it is very rare when she can compliment both the City and the Developer. The regulations are working extremely well and are serving the community. The addition of these new homes is a good addition and enhancement to the City environment. She would like to have an opportunity to review Exhibit 14 and see the cross platting situation between the Cedars condominium project and the developer of this site. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 11 :00 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Terry Defoor, GWC Inc., filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEP A) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 700 and 800 blocks of Cedar Avenue South. The subject site is located on west slope of Renton Hill immediately above 1-405. A Puget Sound transmission line runs along the south boundary of the subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family detached housing, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in June 1956. 9. The size of parcel is 6.91 acres or approximately 301,062 square feet. The subject site is a somewhat irregularly shaped rectangle. The subject site is approximately 400 feet wide (east to west) by 800 feet long. 10. The subject site slopes down to the west at an average of 24%. It has slopes exceeding 40% in the northeast comer of the plat and along the east central property line. The proposed plat qualifies as a hillside subdivision since the slope average exceeds 20%. It is subject to extra geotechnical review and may be subject to additional requirements such as larger lots. 11. There is an area that is defined as a High Coal Mine Hazard Area in the southern third ofthe subject site. It will be set aside as a separate tract and left undeveloped. Defoor Preliminary Plat File No.: LUA-ill-Q93~ ECF. PP January 12,2006 Page 8 12. There are both wetlands and three unnamed streams that are also located on the southern portion of the property. The wetland is a proposed Category 3 Wetland. It would require a 25-foot buffer. The City issued an official assessment of the streams, which varied from that proposed by the applicant. The City's classification is shown followed by a parenthetical value proposed by the applicant: Stream A was a Class 4 (4) Stream, Stream B was a Class 3 (5) Stream, and Stream C was a Class 4 (5) Stream. Class 3 streams require a 75-foot buffer and Class 4 streams require a 35-foot buffer. The applicant has appealed the City's stream determination for Streams Band C. The appeal is still pending a public hearing but staff noted that the outcome would not change the proposed layout of this plat. The streams are located in an area where coal mine hazards prevent development. 13. The subject site contains a forested mix of evergreen and deciduous trees and shrubs. The applicant proposes removing approximately 65% of the existing trees. Trees would be retained in steep slope areas, in the Coal Mine Hazard area and around streams and wetlands. 14. The applicant proposes approximately 10,100 cubic yards of grading including 7,500 cubic yards of cut and 2,600 cubic yards of fill. Retaining structures will be used to permit grading that accommodates level building pads and roads and driveways that meet code standards. 15. The applicant sought a modification to allow a 30-foot right-of-way for the public road that enters off the proposed plat at its northeast comer where the new road would intersect Cedar Avenue. The modification was denied. In addition, an easement in this location provides access to the adjacent condominium complex from Cedar. This easement or some form of access will have to be retained in this location both during construction and subsequently. 16. The applicant proposes dividing the subject site into 21 single-family lots and 6 tracts (the tracts were misnumbered). Tracts and their location and proposed purpose along with proposed new labels are identified in the following manner: A tract would be located in the northeast comer of the plat south of the entrance road (Tract A). A tract would be located in the northwest margin of the site above 1-405 (Tract B). A tract would provide an access to lots south of the cul-de-sac (Tract C). A tract would provide storm water detention southwest of the cul-de-sac (Tract D). A tract would contain the southerly located coal mine hazard area and wetland and stream areas (Tract E). A tract would provide a location for a sewer lift station south of the detention tract (Tract F). 17. Staff has recommended that the sewer lift station proposed for Tract F be relocated away from the coal mine hazard area to the access easement area defined by Tract C, a proposed 26-foot wide easement. They also recommended that Tract C be widened to 30 feet to accommodate the lift station. If the lift station is relocated, Tract F could be incorporated into Tracts D and E. 18. Access to the proposed plat would be via a new public road that would be a 42-foot right-of-way that intersects Cedar A venue in the vicinity of South 7th Street. It would not create a perfect 4-way intersection as it would have a slight offset due to the adjacent condominium north of the subject site. The road would enter toward the west and then curve to the south where it would terminate in a cul-de- Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 9 sac. A private roadway, proposed for Tract C, would provide access to interior lots and the stormwater detention system. As noted, staff recommended that the sewer lift station be located in this tract and that it be widened to accommodate the lift station. Staff has noted that parking should be prohibited along the access tract due to its narrow nature. 19. There would be a tier of lots on either side of the new roadway. Proposed Lots 1 to 9 would be located along the west side of the new road and Proposed Lots 14 to 21 would be located on the east side of the road. A similar arrangement would occur along the access roadway that takes off from the cul-de-sac. Proposed Lot 10 along with the storm drainage tract, Tract D, would be located along the west side of the access tract. Proposed Lots 11, 12 and 13 would be located along the east side of the access tract. It has not been determined if a hammerhead turnaround will be required or not. The Fire Department will make that decision. 20. Proposed Lots 13 to 21 would have rear yards abutting Cedar Avenue. Staff recommended that no access be permitted directly to Cedar. 21. Most of the lots are rectangular with those along the curve of the entrance road or arrayed around the cul-de-sac having curved frontages. The lots will vary from approximately 5,250 square feet to 8,500 square feet. 22. Density is calculated after subtracting sensitive areas and roads including access tracts or easements from the total acreage. These areas total approximately 37,284 square feet. The density for the plat would be 3.47 dwelling units per acre after subtracting sensitive areas. The R-8 Zone requires a density of 4 to 8 dwelling units per acre. While the coal mine hazard areas do not generally reduce the available acreage, the Geotechnical Report recommended that no single-family homes be constructed in those areas. Density may be reduced to below the minimum for good cause shown. 23. The subject site is located within the Renton School District. The project is expected to generate approximately 9 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will increase traffic approximately 10 trips per unit or approximately 210 trips for the 21 single-family homes. Approximately ten percent of the trips, or approximately 21 additional peak hour trips will be generated in the morning and evening. Neighbors are concerned about the additional traffic on the hilly streets surrounding the subject site. 25. Access to Renton Hill is limited to two ramps that cross 1-405 northwest of the subject site. Steep roads define the access to most areas of Renton Hill. Cedar Avenue has signs that provide that downhill vehicles yield the right-of-way to uphill vehicles. A new stop sign will be provided at the intersection of Cedar and South 7th. Staff noted that the direction of the stop sign would be dictated by traffic conditions. 26. Hauling routes and access for large construction related vehicles is controlled by the City. Staging and maneuvering would occur on-site. It was noted the emergency vehicles and routine garbage service employs large vehicles that currently drive in this area. 27. Existing stormwater sheet flows west, downslope towards 1-405 and then south in an existing stream. Stormwater on the developed site will be routed to Tract D slightly southwest of the cul-de-sac. A combined detention/wet vault will handle the stormwater. The system will be designed to meet a Level 2 flow control. The newer 2005 Storm Water Manual will govern release and containment. Staffhas Defoor Preliminary Plat Fil~ No.: LUA 05 093,ECE,..EP January 12,2006 Page 10 recommended that the storm drainage tract be landscaped. The applicant might expand the system toward the south, if needed under any control standards. 28. Erosion control standards have been adopted by the City based on State standards. 29. Sewer service will be provided by the City. The site sits downslope from the main sewer line in the area and a sewer lift station will be required. As noted above, the lift station was originally proposed for a tract near the south end of the plat adjacent to the coal mine hazard area. Staffhas recommended that it be relocated to the access tract to assure it is not subject to failure or damage. 30. Water service will also be provided by the City. Fire flow requirements will have to be met by the applicant in extending water service to the site. 31. The City's Trail Plan identifies a trail link across the southern portion of the site as part of the Thunder Creek Trail system. 32. The original entrance to the Renton Mine was located on the subject site. The mine was apparently well mapped and most of it runs toward the east. It ran at a 10 percent grade down into the hill. Borings confirmed the location of #3 coal seam. The area dominated the southern portion of the site as well as areas east of Proposed Lots 11, 12, and 13. A portion of Stream C's buffer is also located on Proposed Lot 11. 33. A native growth protection easement is recommended to protect the steep slopes and split rail fencing to delineate their boundaries. 34. Detailed engineering has not been completed and, therefore, details of retaining walls, wall heights and similar matters have not been worked out. Footing drains and similar engineering will be part of any building permits that are needed for larger structures such as retaining wall, the sewer lift station and the detention vault. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The applicant has taken a difficult site constrained by steep slopes, wetlands, streams and coal mine hazards and carved out a reasonably configured plat. That does not mean the plat will be without consequences including highly engineered retaining walls, a sewer lift station and large stormwater vault, the loss of vegetation on steep slopes and, of course, additional residents and the traffic that they will generate. But staff review coupled with the applicant's willingness to compromise has created an infill development that will provide twenty-one new homes for residents who want to live on the historic Renton Hill but who will obviously be affected by the noise of the omnipresent 1-405 immediately below the subject site. The lots are all reasonably rectangular, have reasonable access and can provide reasonable front, side and rear yards. The lots are larger than the 4,500 minimum lot size normally found in the R-8 Zone as an accommodation to the site being classified as a Hillside Subdivision. The project's density of 3.4 7 dwelling units per acre also falls below the normal low end of 4.0 dwelling units per acre but that is a consequence of the large area consumed by the coal mine hazards classification. Staff agreed to reduce the internal road to 42-feet but would not permit a further reduction at its intersection with Cedar A venue. Staff did permit some steep slopes to be categorized as man-made allowing development but required preservation of other slopes and required utilities to be suitably located in safe locations. In other words, this project was a balance of allowing development of private property with conditions permitting that development to go ahead only in a safe manner. Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 11 2. The proposed plat will provide additional housing choices for those desiring single-family housing. The proposed lots are slightly larger than the standard 4,500 square feet in deference to the hillside conditions found on the site but this larger size might also provide an additional choice for those who want larger lots. 3. The deVelopment of the new housing should increase the tax base of the City while avoiding sprawl by creating more in-town housing stock. The development should not overly tax the City's infrastructure and the applicant will be paying mitigation fees to offset the impacts on parks, fire and transportation services. 4. The development of the plat will clearly increase traffic on local streets. The nature of the streets on Renton Hill will require new residents to get adjusted to the steep roads and the courtesy necessary to drive up and down the hills. It would be anticipated that new residents like those before them will adjust to the hills and drive accordingly. The additional rush or peak hour traffic will generally be in the range of 16 to 21 additional trips and it appears that the existing intersections can handle this additional traffic. Traffic control signs will be located as appropriate to provide safe intersections. 5. The site does have constraints and the recommendation by staff that the necessary infrastructure be constructed in a safe manner and location is appropriate. The sewer lift station should be relocated to the access tract, Tract e. The steep slopes and sensitive areas need protection from both development and intrusion once the plat is populated. The applicant should create a native growth protection easement over those areas and provide appropriate fencing to prevent intrusion. The detention vault and tract surrounding it should be screened to blend with its residential surroundings. 6. The applicant will be required to assure access both along its internal access tract by installing appropriate "No Parking" signs as well as for access to the northern condominium complex. Both routes must be open for passage at all times. 7. The applicant should also comply with the City's Trail Plan and provide an easement across the southern portion of its site to complement the Thunder Creek Trail system. 8. In conclusion, like other larger plats in developed areas of the City, this one will create changes to not only the underlying property but to the surrounding neighborhood and community. These changes can be dramatic but were anticipated when both the Comprehensive Plan and Zoning designated the area for additional single family development in spite of its steep and sensitive nature. The City Council should approve the proposed plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. 2. Proposed Lots 13-21 shall be required to have front yards oriented to the west towards new Road A or Private Access Tract e. 3. The applicant shall place "No Parking" signage along the Private Access Tract e. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. Defoor Preliminary Plat Fil@No.: LUA 05093, ECF, PP January 12,2006 Page 12 4. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 5. The preliminary plat shall be revised to show a 42-foot right-of-way width along the entire length of Road A with 32 feet of paving, 5-foot sidewalks, and a 5-foot wide utility easement at the back of the sidewalk for street lighting, water meters, and all franchise utilities. A revised plat map showing the 42-foot right-of-way width shall be submitted at the time of Utility Construction Permit Application. 6. Access be provided during and after construction from the proposed Road A to the Cedar Crest Condominiums located on the property abutting the subject site to the north. Plans detailing the temporary and permanent access to the Cedar Crest Condominiums from Road A shall be submitted at the time of Utility Construction Permit Application. 7. A Native Growth Protection Easement shall be recorded over Open Space Tracts A and E. A note indicating the presence of such an easement shall be placed on the final plat map. 8. Open Space Tracts A and E be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. 9. A 20-foot wide trail easement on the southwestern portion of the subject site shall be dedicated to the City of Renton Parks Department for the Thunder Creek Trail. The Parks Department has indicated that a portion of the Parks Mitigation Fee may be waived with the dedication of the easement. A note indicating the presence of such easement shall be placed prior to the recording ofthe final plat map. 10. The stormwater detention tract (Open Space Tract D shall be landscaped, and irrigated (unless drought tolerant plants are used) appropriately. The applicant shall submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the final plat. 11. The sanitary sewer lift station shall be located within the 26-foot private access tract (Tract C) and that the width of the tract shall be increased to 30 feet. Plans detailing the lift station shall be submitted at the time of Utility Construction Permit Application. 12. The tracts shall be relabeled as following: A tract would be located in the northeast comer of the plat south of the entrance road (Tract A). A tract would be located in the northwest margin of the site above 1-405 (Tract B). A tract would provide an access to lots south of the cul-de-sac (Tract C). A tract would provide storm water detention southwest of the cul-de-sac (Tract D). A tract would contain the southerly located the coal mine hazard area and wetland and stream areas (Tract E). (see attached Map) Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12, 2006 Page 13 13. The lift station tract, Tract F, shall be eliminated. Its property placed into Tracts D and E as determined by staff. 14. The plat map shall have language prohibiting direct access to Cedar Avenue from any lot. 15. The Fire Department in its sole discretion may determine if a turnaround is required to serve the homes south of the cul-de-sac. ORDERED THIS 12th day of January 2006. HEARING EX INER TRANSMITTED THIS 12th day of January 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, W A 98055 Michael Chen Core Design, Inc. 14711 NE 29th Place, Ste. 101 Bellevue, W A 98007 Larry Hobbs, PE Traffex 10104 111 th Avenue NE Kirkland, W A 98033 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 Kayren Kittrick Development Services Division City of Renton Brian Beaman, Engineer Icicle Creek Engineers 230 NE Juniper Street, Ste. 101 Issaquah, W A 98027 Debra Ricci Attorney 1601 Second Avenue, Ste. 1080 Seattle, W A 98101 Gary Plicinski 629 Cedar South Renton, W A 98024 TRANSMITTED THIS 12th day of January 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Terry Defoor GWCInc. 24633 NE 133rd Street Duvall, W A 98019 Rob Stevens, PE Core Design, Inc 14711 NE 29th Place, Ste. 101 Bellevue, W A 98007 Ruth Larson 714 High Avenue S Renton, W A 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Defoor Preliminary Plat File No.: LUA 05 093,ECF, pp- January 12,2006 Page 14 Pursuant to Title IV, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be fIled in writing on or before 5:00 p.m., January 26,2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be fIled in writing on or before 5:00 p.m., January 26, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the fIle. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. ~.- .~ ~'-;.:~., ~ .' C\ I 0 /1 -1 I • ~ .. ' /' ~ . '. ~ I \7 ,: .-. ..... ;..,. - N I I I I I f . -.. ----&t:"=:"_ u. ........ --~k: -, r----t' '; I ' ---:-=..-----., . . . ,.:-. ~f!· . "-• .. J-:.; .' .. " . . : . . i ; f" : ~. f --~t; ~'····"'·'·--~~·'''''''·.'''_\"'"'''''''''''''''~M.<''~_'",,",'''''''''''''''''''_'''''''''' ............. " .. "''''~-... -_,,___ .... 1·t!$'· r, i '(1 'W'ibrl\~W(S j'ttt'''.iJl''-'WI¥M 11l"'*! 'iI'l F nnw M . ~'''', ~ :~ \'. il' '., ( I "{o_' __ _ t.~p: 1 ;, jrif « • lICIt QfJIDIr «WNr CIiClfGl&_ ...... ~ ... ~ "*' .(lflf'IIIt ON-SITE 42' ro/W SECTION .. ~ 7WP. 23 N.. ROE. 6 E.. W.M. Ita; U',=,," -II r i NOTa. 1U6Ic.Tl0N6. II-IHT 2 QII 2 PRIVATE ACCESs ROAD .. ~ <', .' 'r "' I'~ r~Cf.'~ !i' ~ ~ "> ~?~:~~~,~: .~, :' ylCINIIX MAl" .. - " /' / I J---i~ / SCALE: 1· -50' c-: T OJ!.NE!RIA,.a ICANT _ .... r£~-- I"LANNEMNCiINEER@JBVI=XQB =e:=..u:=, =.:::wn ......... """"= =~~.~ L.Ec.eNr> -.--...... CClNrcIt.Ii n •• .,.... ..... -~ ......... ~.~ ..... -- hi 'fl i II ~ ~l ~~ s~ s ~ f~ ~ ~~ I,,/t:i ~~ ~~e ~\tl ~~i i~~h ~ It ~ ~ i~ aQ ~ U\ -:t -0 :.2 X-U] / / { /1 ~ I e .. • r r • C •• f C I ,"" ~DEStGH ~""-~ (HCfHtf.tNC· ""''''NING -.. lIaVCf"",G f I I I f I f fxh;bi,L 7 / I I I / /1 ill I i PREllMINARY TREECtITT1NG & ClEARING PlAN DEFOOR PREUMINARY PLAr ~----------------------====- ,""'1 0iIlJlfo. __ ... --- '''0'''''.'''0 . "ANIf'HO -.",VlrING " .- ':'1 .. ':~~ .. ;,. ~. i. -: . , ~k' iii: I'~ • Site Area, 1975 ?;I ;roo -. cr "', ~ I::::'.:j:·tl.-J J , I" -~, 1,.) '-1 AI:~:=·l··cid·-··J··- f·--'-~ ___ .1 ! ' 'rJ J ~I I -t' .. ~ 1'---00·_· __ . __ ii a I~ d, 11-···/ ! -~ i .1 I ~ I ~ I I I I f r~ I g;~ I ~ s AI I (Xl ~ .. ;Q 31 ---.. ~// / / z i A /\ +. ~ ~ P-'I ~ t:t1 ~Q I!1N~ !?; ~ -_._"''''''"'''. ItA&;: n~1IWfN'''l!i ;i'J!'~ _____ ~I~___ .. _ .............. _,~_...., .. _ .... ,f'" " .;., ... , . \ \ \ \\ \ \ \ \ \ \ , , \ \ '\. \ " I. r' j/ , /' I ! Y / \ " \ , \ \ .' _ -VI ~ : j~ ---.... s CITY OF RENTON 'O:ETERMfNATIONOF NON-81GNfFICANCE-MITIGATED MfTlGATIONMEASORES APPLICATION NO(S): 'APPLICANT: ' PROJ~CTNAME: LUA05-093.PP,ECF . Terry Defoor, GWC,lnc. Defoor Preliminary Plat D.ESCRlFrnO~ QFPROPO$Al: ,The apPlicant ispropo$ing to subdivide a 6.91.'-8cre $~te zoned .ResJd,el1tial~ 8dW~lIing unItS pefaCte.(R~} intp 21 lotS ranging in ~jzefrOril5,250'square f~t to8!OO-Osquar~ feet. The Io~ ar~ fnterlde<! for tile ~ventuafdeVeIopment of singf&-fam!ly residences. The su~j~ ~econfuins a CI~s3 s~m,2C1aSs 4 streams; aela-55 3 w~aod. steep sloPes, and high coal mine h~rdar~. . LOCATION OF PROPOSP4-: 700 BloCk of Cedar Avenue S LEADA~NCY: . The City of Renton . DepartmentofPlanni~(;JifdrngJPublic Works .'. section .1t1JTf$~:rr0'N·~BE'S: 1. The apPfi~t~,CQmPfY, with. IftA5c6ittaiood5iif1nS"lfO'Ui'1kf.jjJ· Eng~oate(tJ.une10, '''''' .. .lVoJ'C1I ~:>te'.t~niCal report pr~~roo 1>1 IdeIe Creel< . , .. 2; .lbe·apPfroaht: ,s~ftbe -req(;lired .. tqftll'O~i<feitfi' ,.pursuant to: fu.e'O~ent cif Stom;wat~r'MailBgem~ 'MallWIl COnstructiOn ·Penriits. . thiS corlfitiion . DlVisroo. SetlterrlfJbl"3D '~fil1lEmtaliQo COnbDJ;Pf~,.(TE$9P) 'desi~ R~lJlIiilm'l:ent$'·Q.UJ,1jllM.jn.-Vo/u~[J offhe .. pdGr. to issuance ~()f J'!mwnll:ll of the . ~v~topment $etvi~. ',it '$taff reoomm~J1ds that.the ?ppliC$nt.cOJnP.i;Y~ the re.com~dafiol\S, ~ndinf!ie Trafticl;upaGt'!>'O,alysispliepafecf ..•... .by t~ dated ~~ber 23, 2()Q~)/l9lJlWng~ payment of a !~ffiQ -Miti9a~, Fee~B4 00:$75 per.net new, . . ' 'avaag~ Q,ailYtrip, .the. construction ~fth~,~reSldentiaf.a~s ,road $hall~ ~ to City of ~erttQn.sttOOt.st:tfldards; anl:1 a new street Sign soaH be installed foreastbb!IDd.1iaffic, at the Cedar AvenUe ~. and S 7tn.$treetioterseetiQri. " '. '. -- '6~StaffreCOnill1eods1hat the applicant:paya Fire Mitigation Fee based on $400.00 per new single family lot . ';. -' . . - -. ,'. ...". . ERe MitigaliOO Measures 8h.ib, t 10 Page.1ef1 --. wishing to take further action ~t file a fOl1I1,ai appeal within the followjrtgappeal timeftame. -APPEAL. This administrative d~ision will become filial if not appeaied in writing ro the Hearing Examiner on or before 5!OO PM: on November 11, 2OOS~ Appeals to the }jxariliner are governed by City of Renton M:unicipaICode Section 4-8-110. Additional info~tion regarding' the appeal process may be-obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals mUstbefiied-in writing, together with the required $75.00 appIicatiOiifee, to: Hearing Exaniiner, City of Rento~; 1055 South Grady Way, Renton. WA 98055. If you have any questions, you m~YCQi1tactJin Ding, Associate Planner at 425-4J~-7219. Sincerely, \ / I~ AJeul t(/M/V! CIT~ ~F RENTON Kathy Keolker, Mayor February 7, 2006 Terry Defoor GWC, Inc. 24633 NE 133rd St. Duvall, WA 98019 Re: Defoor Preliminary Plat, 700-800block of Cedar Ave. S. LUA-05-093, PP Dear Mr. Defoor: City Clerk Bonnie I. Walton At the regular Council meeting of February 6,2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If! can provide additional information or assistance, please feel free to call. Sincerely, Bonnie 1. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan, 835 Elm Ave., San Gabriel, CA 91107 -l-O-55-S-o-u-th-G-r-ad-y-W-a-y---R-en-to-n-, W-as-h-in-gt-on-9-80-5-5 --(-4-25-)-43-0--6-5-1O-/-F-AX-(-42-5-)-43-0--6-5-16-~ ® This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Defoor Preliminary ..... t Conditions of Development (Sumn~_ry) LUA05-093 Project Condition Source of When Compliance Party Responsible Notes Condition is Required The applicant shall be Code Prior to final plat Applicant required to install a 5-foot recording installation landscape strip along the is required prior to projects public street certificate of frontages and plant two occupancy ornamental trees, minimum caliper of 1-1/2 inches (deciduous) or 6-8 feet in height (conifer) within the 15-foot front yard area of each lot. A detailed landscape plan must be submitted with the construction drawings and the trees shall be planted prior to final building permit inspection. Pay Transportation ERC Prior to final plat Applicant $15,072.75 Mitigation Fee Mitigation recording Measure Applicant shall comply ERC During Construction Applicant!Contracto with the Mitigation r/Builder recommendations found Measure in the traffic study prepared by TraffEx dated September 23, 2005. Pay Fire Mitigation Fees ERC Prior to final plat Applicant $10,248 Mitigation recording Measure Pay Parks Mitigation ERC Prior to final plat Applicant $11,145.96 Fees Mitigation recording Measure Haul hours are limited Code During Construction Applicant! from 8:30 am to 3:30 pm Contractor/Builder Monday through Friday Within 30 days of Code During Project Applicant! completion of grading Construction Contractor/Builder work the applicant shall hydroseed or plant appropriate vegetation. Construction hours are Code During Project Applicant! from 7:00 am to 8:00 pm Construction Contractor/Builder Monday through Friday and 9:00 am to 8:00 pm on Saturday and no work is allowed on Sundays. Defoor Preliminary ....... t Conditions of Development (Summ ..... y) LUA05-093 The site work and ERC During Construction ApplicanUcontractor construction of the Mitigation Ibuilder proposed plat and the Measure future construction of the single-family residences shall comply with the recommendations contained within the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 with an addendum dated September 30, 2005. A homeowner's Hearing Prior to final plat Applicant association or Examiner Plat recording maintenance agreement Condition shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. The two divisions should be separately responsible for their respective common areas. The project shall be ERC During Construction ApplicanUContracto required to comply with Mitigation r/Builder the Department of Measure Ecology's (DOE) Manual for erosion control measures. The applicant shall be ERC Construction Permit Applicant required to comply with Mitigation Application the 2005 King County Measure Surface Water Design Manual for the design of the detention facility. Defoor Preliminary ___ t Conditions of Development (8.) LUA05-093 The applicant shall place Hearing Prior to final plat Applicant "No Parking" signage Examiner Plat recording near the emergency Condition vehicle hammerhead turnaround serving the development. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. Proposed Lots 13-21 Hearing During ApplicanVContracto shall be required to have Examiner Plat Construction/Building r/Builder front yards oriented to the Condition Perm it Review west towards new Road A or the private access Tract, access is not permitted directly onto Cedar Avenue S. The preliminary plat shall Hearing Construction Permit Applicant be revised to show a 42-Examiner Plat Application/During foot wide right-of-way for Condition Construction Road A along it's entire length. Defoor Preliminary ... aat Conditions of Development (Sumua.uY) LUAOS-093 The Open Space Tract Hearing Prior to final plat Applicant (Tract E) shall be Examiner Plat approval established as a Native Condition Growth Protection Area and shall be signed and fenced with a split rail or other approved fence. Plans detailing the fencing and signage proposed shall be submitted at the time of Utility Construction Permit for review and approval by the Development Services Division Project Manager. The fencing and signage shall be installed prior to final plat approval. A Native Growth Protection Easement shall be recorded over Tract E. A note indicating the presence of such easement shall be placed on the face of the final plat. The stormwater detention Hearing During Applicant! tract (Tract D) shall be Examiner Plat Construction/Prior to Contractor landscaped, and irrigated Condition final plat approval (unless drought tolerant plants are used) appropriately. The applicant is to submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. Access shall be provided Hearing Construction Perm it Applicant!Contracto during and after Examiner Review/During r construction to the Cedar Condition Construction Crest Condominiums located to the north of the subject site. Defoor Preliminary ..: .. at Conditions of Development (SUIDa .... C&ry) LUAOS-093 A 20-foot wide trail Hearing Prior to final plat Applicant easement on the Examiner approval southwestern portion of Condition the subject site shall be dedicated to the City of Renton Parks Department for the Thunder Creek Trail. A portion of the parks mitigation fees may be waived in exchange for the easement. The sanitary lift station Hearing Construction Permit ApplicanUContracto shall be located within the Examiner Review r private access tract (Tract Condition C); the width of the tract shall be increased from 26 feet to 30 feet. Plans detailing the lift station shall be submitted at the time of Construction Permit Application. ~ February 6, 2006 , . Finance: XML Interface Software License Transfer, Valley Communications Plat: Defoor, Cedar Ave S, PP--05-093 Plat: Langley Ridge at May Creek, SE May Valley Rd, PP- 05-083 Human Resources: Police & Fire Chiefs Exemption from Civil Service Transportation: FlexPass Program, King County & Sound Transit & Pierce Transit Utility: Annual Consultant Roster CAG: 05-001, Sunset Sewer Interceptor Phase II, Robison Construction Separate Consideration Item 7.c. EDNSP: Community Marketing Campaign, Hamilton/Saunderson Renton City Council Minutes Page 27 and Feasibility Studies, and Permit Preparation services in 2006, with the option of extending the roster annually in 2007 and 2008 upon department approval. Council concur. Finance and Information Services Department recommended approval of an agreement with Valley Communications Center to transfer ownership of the City's software license for the custom XML Interface that delivers closed computer aided dispatch incident data for fire and police to internal systems. Council concur. (See page 29 for resolution.) Hearing Examiner recommended approval, with conditions, of the Defoor Preliminary Plat; 21 single-family lots on 6.91 acres located on the 700 and 800 block of Cedar Ave. S. Council concur. Hearing Examiner recommended approval, with conditions, of the Langley Ridge at May Creek Preliminary Plat; 34 single-family lots on 34 acres located south of SE May Valley Rd. between Coal Creek Parkway and NE 26th St. Council concur. Human Resources and Risk Management Department recommended approval of the exemption of both the Police and Fire Chief positions from civil service. Refer to Public Safety Committee. Transportation Systems Division recommended approval of a contract with King County, Sound Transit, and Pierce Transit to continue the FlexPass Commute Trip Reduction Program for City employees in the amount of $22,770 for 2006-2007. Council concur. Utility Systems Division requested approval of the annual roster of consultants chosen to provide General Utility Engineering, Hydraulics/Hydrology, Soils/Geotechnical, Geohydrology, Plan Review, Construction!Inspection, and Corrosion Control services in 2006, with the option of extending the roster annually in 2007 and 2008 upon department administrator approval. Council concur. Utility Systems Division submitted CAG-05-001, Sunset Sewer Interceptor Phase II; and requested approval of the project, authorization for final pay estimate in the amount of $8,638.72, commencement of 60-day lien period, and release of retainage bond in the amount of $95,793.40 to Robison Construction Inc., contractor, if all required releases are obtained. Council concur. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 7.c. FOR SEPARATE CONSIDERATION. CARRIED. Economic Development, Neighborhoods and Strategic Planning Department (EDNSP) recommended approval of a contract with Hamilton/Saunderson Marketing Partnership in the corrected amount of $132,500 to administer the Renton Community Marketing Campaign. Councilman Clawson noted that Council approved the contract in the amount of $112,500 on 11912006, and asked why more money is needed. City Attorney Larry Warren explained that the contract is funded by lodging tax collections in the amount of $62,500, stakeholder contributions in the amount of $50,000, and EDNSP's "Business Recruitment" budget line item in the amount of $20,000. Although budgeted for, the $20,000 was not included when the contract was originally presented to Council. .. r OF RENTON COUNCIL AGENDl I AI#: Submitting Data: For Agenda of: 2/6/2006 DeptlDi v!Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Defoor Preliminary Plat Ordinance ............. File No. LUA-05-093, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other .............. . Fiscal Impact: Expenditure Required... NI A Transferl Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Defoor Preliminary Plat was published on January 12, 2006. The appeal period ended on January 26,2006. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 11 and 12 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. No appeals were filed. "STAFF RECOMMENDATION: Approve the Defoor Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh January 12, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Terry Defoor GWC, Inc. 24633 NE 133rd Street Duvall, W A 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 Defoor Preliminary Plat File No.: LUA 05-093, ECF, PP 700/800 block of Cedar Avenue S Approval for a 21-10t subdivision ofa 6.91-acre site intended for the development of single-family residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on December 15,2005. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the December 20,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 20,2005, at approximately 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation ~ertinent to this r~quest. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Conceptual Landscape Plan Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12, 2006 Page 2 Exhibit No.5: Preliminary Grading and Utility Plan Exhibit No.7: Slope Analysis Exhibit No.9: Preliminary Site Sections D-D through F-F Exhibit No. 11: City's Determination of the unmapped StrearnsIW etland Classification Exhibit No. 13: City's Reconsideration of Unmapped Stream Determination Exhibit No.6: Tree Cutting and Land Clearing_Plan Exhibit No.8: Preliminary Site Sections A-A through C-C Exhibit No. 10: ERC Mitigation Measures Exhibit No. 12: Reconsideration Request! Appeal of Determination of Unmapped Streams Exhibit No. 14: Plat map for Condominium The hearing opened with a presentation of the staff report by Jill Ding. Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located within the 700-800 block of Cedar Avenue South, which borders the eastern side of the site. The western portion is bordered by 1-405 and along the south is a Puget Sound Energy transmission line right-of-way. The site is located within the R-8 zone and the single-family comprehensive plan designation. The surrounding neighborhoods are primarily single- family, along the northwestern portion of the site there is a multi-family R-I0 zone and several condominiums located north of the subject site. The project area is approximately 6.91 acres and it is proposed to subdivide the site into 21 lots, there would be 6 Tracts created; 4 open space Tracts, 1 a utility Tract for a sewer lift station and 1 for a private access Tract. It was noted that the Tracts had a very unusual numbering system and that a couple of the numbers had been duplicated. The Examiner inquired as to why there were Access Tracts rather than Easements across some of the lots. Ms. Ding stated that the City typically does require an Access Easement as opposed to Access Tract, however the City's Sewer Department looked at the proposed location for the lift station and it was noted that the location for the lift station was not good. It was recommended that the lift station be moved to the Access Tract. The average slope of the site is approximately 24% and therefore is considered a hillside subdivision. There are protected slopes located on the subject site, one located in the northeast corner and a second along Cedar within proposed Lots 15, 16, and 17. There are a series of sensitive slopes, high coal mine hazard areas, a wetland and some streams located in Open Space Tract 995. All streams located on the subject site are unmapped, the City's Environmental regulations require that a determination be made on the classification of the streams. Stream A and C are classified as a Class 4 stream, Stream B as a Class 3 stream designation and wetland B as a Class 3 wetland. The applicant appealed the City's determination and the appeal has been scheduled for the end of January. If the modification were to be modified per the applicant, it would not change the plat other than possibly the buffer along the corner of Lot 11. Access for the subject site is proposed off of Cedar Avenue or South 7th Street. The applicant has proposed construction of a new road (Road A) running north/south terminating at the south in a cul-de-sac turnaround. From the end of the turnaround, the applicant proposes a 26' wide private access Tract (998) that would serve Lots 9, 10, 11, 12, 13 and possibly 14. The applicant did request a modification from the required 50-foot internal access road down to 42-feet with a further reduction of 30-feet at the entrance of the plat. 6 mitigation measures. There were no appeals. This project is subject to the 2005 King County Surface Water Design Manual for the design of the detention facility. " Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12, 2006 Page 3 The net density is 3.47 dwelling units per net acre after the required deductions, which is less than the minimum density permitted in the R-8 zone. The applicant requested a waiver and the City granted it due to the high coal mine hazard areas that are to be preserved within a large open space tract. All lots meet the requirements for lot size, setbacks and height of buildings. The City does require a 5-foot landscape strip along all public rights-of-way and also two trees within the front yard of each lot. All lots are rectangular in shape and are oriented towards the public street or access tract. The Fire Department has reviewed the plat and is recommending that for the emergency access roads "No Parking" signs should be posted along the private access tract. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The topography of the subject site is fairly steep, it does slope from east to west at an approximate grade of 24%. There is a protected slope in Tract 996, it does exceed 40% in grade and is above 15-feet in height. There is another 40% slope located within the rear yards of Lots 15, 16 and 17 along Cedar Avenue South. The applicant has requested an exception through modification to re-grade that slope within the rear yards of Lots 15, 16, and 17 due to the fact that that slope was created during the construction of Cedar A venue South, that modification was granted by the City. Open space tract 995 contains 3 streams and a wetland as well as the majority of the high coal mine hazard areas. The Examiner clarified the tract numbering: 997 is the stormwater tract, 996 is the utility and sewer lift station tract, 996 is also the entrance tract. At this point the Examiner required that the applicant number the tracts in some consecutive order (Tract A through F). The City's critical area regulations required that a Native Growth Protection Easement be required to protect sensitive areas. Tract 996 (the entrance tract) and 995 will have Native Growth Protection Easements recorded to protect the sensitive areas. In addition a split rail fence be installed along the edges of those tracts and appropriate signage so the residents of the plat are aware of the area. The Examiner inquired if there was a proposal for the sanitary lift tract should it not be used for that purpose and the applicant can try to make their case that staff s recommendation to moving it is wrong, should it be absorbed into the larger 995 or into the storm drainage tract, it should probably disappear if it is not used for the sanitary lift. Ms. Ding stated that is correct, it should disappear, it could depend on if the applicant needs a larger area for their storm water detention, then it could be absorbed within that tract, or it could be absorbed into Tract 995. At least the portion that is located above the high coal mine hazard areas should be located within Tract 995. The site is located within the Renton School District and they have indicated that they can handle the proposed 9 additional students. The existing runoff sheet flows west across the subject site and then south to an existing stream channel. The applicant has proposed a detention wet vault to be located within Tract 997. The project is required to comply with the 2005 King County Surface Water Design Manual. Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 4 Water and Sewer Department have reviewed the proposed plat, the applicant will be required to extend an 8- inch water main to the end of the cul-de-sac and from there a 4-inch water main will be extended within the private access tract. An 8-inch sewer main is required to be extended within the plat. The Examiner inquired as to why so much grading was being done on the site. He also wanted to lrnow if Tract 997, the detention system, large enough based on the 2005 Manual, how big is the vault that will be necessary for the site? Ms. Ding stated that the majority of the grading is to allow Road A to not exceed a 15% grade, the maximum grade that the Fire Department will approve. As far as the detention system, the applicant should be able to answer that question. The Defoor Short Plan, which is scheduled to be heard in a few weeks, is located near the open space tract, has a separate storm drainage plan but was not sure if water and sewer are available or if the Short Plat will be using some of the improvements for the Preliminary Plat. Michael Chen, Core Design, Inc., 14711 NE 29th Place, Ste., 101, Bellevue, WA 98007 stated that he represents the applicant and concur with the staff report. Regarding Item #8, the 25-foot trail easement he would like to lrnow the exact location of the trail in order to be able to accommodate the City's needs and to be sure there are no conflicts with the site plan and utilities. The tract numbering will be corrected and use letters rather than numbers. Access will be provided for the Cedar Crest Condominiums during the final engineering design. All utilities from the Short Plat will be connected to Renton Avenue S. Brian Beaman, Engineer, Icicle Creek Engineers, 230 NE Juniper Street, Ste. 101, Issaquah, W A 98027 stated that the coal mine maps are quite detailed. The main entry to the mine is located on this site, later a rock tunnel was extended that exited on Benson Road. The mine goes about a mile to the east, extending completely under Renton Hill, it goes north all the way to Cedar River valley. The area involved is very large. There have been some problems in the past. They have drilled into the mine to make sure they were dealing with the #3 coal seam, the biggest unlrnown with the Renton mine is the vertical location. The mine maps did not have a lot of elevations for shallow areas. Rob Stevens, PE, Core Design, Inc., 14711 NE 29th Place, Ste., 101, Bellevue, WA 98007 stated that he is a senior engineer with Core Design. Regarding the 2005 King County Manual, it was noted in the staff comments that the design satisfied the 1998 Manual, there is not any significant changes in size and volumes between the 1998 and 2005. There will probably not be a large increase in size of the detention facility, but he would like to retain the possibility of expanding the stormwater facility into Tract 996 for any size increases that may be required. It is very helpful that the sewer district would like to have the lift station within the 30-foot wide access tract that gives them a more appropriate location to the south for the discharge and detention vault. Debra Ricci, Attorney, 1601 2nd Avenue, Ste. 1080, Seattle, WA 98101 would like to make some comments at the end of the hearing. Ruth Larson, 714 High Avenue South, Renton, W A 989055 stated that she was glad they were going to widen the extension from the cul-de-sac to the south (Tract 998). On the entrance to Road A, that seems to create a problem, cars will be in the South 7th right-of-way, if there were to be a stop sign, it would have to be on Road A as opposed to Cedar Avenue, a car pulling out of there is going to be in the intersection before they can tum left enough in order to be able to stop at a stop sign there. How will the site be accessed in order to build the retaining wall on the far west property line? She was told the wall would be between 30' and 60' high. There has been no indication as to how much fill will be brought in, that might make a difference. The concern is how " " Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 5 traffic will get in and out of here to build this wall. An average size car must make a 3-point tum in order to get out, a truck, cement truck, or construction vehicle will not be able to do that. How will they build the wall without encroaching on the property to the west of the wall site? The Examiner stated that the applicant is confined to their own property, they cannot trespass off their site. They may get permission, but otherwise must stay on their own property. Ms. Larson continued with her concern about the west wall, there does not seem to be any indication of drainage that would take water to the drainage vault. Cedar Avenue is not a standard size street, parking is allowed on both sides and the downhill traffic must yield. It is necessary that the construction people are aware of that yield. Gary Plicinski, 629 Cedar Avenue S., A-204, Renton, W A 98024 stated that he was representing the Cedar Crest Condominium complex. Their main concern is the access road to Lot 1 and the access to the condominiums. The access road conflicts with the plat plan submitted to the City, it looks like the road starts where their building starts. With the access road widening, it appears that it will affect the abandoned 7th Street. As this development takes place, drainage for the condos goes to the west and they would like to know where the additional drainage from this site would drain and how would it be kept from their property? The condominium association has not been contacted by the developer and they would like to have some contact with them in order to work out any issues concerning the easement. Kayren Kittrick, Development Services Division, City of Renton stated that South 7th Street does exist at this location. However, nothing does exist on the west side with the exception of the entrance over the access easement into the condos. South 7th Street ends at Cedar Avenue going west. One of the items that her staff will be looking at very closely is maintaining the access to the condominium during construction, in order to make sure that that access remains clear for both domestic and emergency access. A traffic plan with routing is approved through the Transportation Department and is constantly under review in order to alter as necessary to increase safety. If something isn't working or unsafe it is always open to change. This applies to Cedar A venue and the yield issue to uphill traffic. There will be quite a bit of fill on this site in order to have safe emergency access. The construction of the wall will be dealt with when a final plan is submitted, right now it is at the conceptual stage. She stated that she had read the letter from Mr. Collins regarding retaining walls 30-40 feet high, again there are no final plans and the wall is always subject to building review and structural engineers will review the plan. Mr. Collins further raises the issue of the retaining wall and the fact that the lot sizes may need to be reduced in order for the wall to be built correctly. Tract 999 seems to give the developer the latitude to build a wall without impacting the building envelope of the lot sizes. No driveways will be permitted to have access onto Cedar Avenue. The fire flow meets the minimum requirements, however the homes must be 3,500 square feet or less in size. Sprinklers will not allow for larger homes due to the fact that the fire flow would feed the sprinklers. The Parks Department likes to work with the developer with the Park Trail in order to make sure that it is a viable trail and at the same time does not take away from the lots or too close or too far from the homes. There will be 20 feet of park trail but settling on an exact location is difficult. There are three stream crossings and a wetland in the area, however, if it goes over a utility easement that is fine with the Parks Department. Once the Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12, 2006 Page 6 development is completed, the Transportation Department will be looking very carefully to make sure the appropriate signage is in place at the intersection of South 7th Street and Cedar Avenue. The Examiner inquired about a turnaround on Tract A, is a hammerhead needed for the easements and access to Lots 9, 10, 11, 12, and 13? Ms. Kittrick stated that one has not been proposed but it would be easy to construct one. It will have to be looked at for access both to the storm tract as well as to the sewer lift station. There is going to be plenty of room between Tract 998 and 997 to create a hammerhead, which will probably be required in the final design. Mr. Stevens, Core Design wanted to try to answer some of the questions that had been brought up in earlier discussions. The west walls have yet to be designed, there is a lot of flexibility on height, it could potentially be lowered by lO-feet (maximum height is 30'-40') and the grade would be taken up in the foundation of the buildings. The final design is open to decision, it could be a structural concrete wall, a lock and load wall, a mechanically stabilized earth wall, there are many possibilities. There should and will be some footing drains associated with the wall, they should be sheet flowed daylighted to the existing slopes on 999. They are ground water, not surface water flows that would be discharged to the slope, which is the existing natural flow of rainwater. Mr. Collins letter referred to the fact that the walls may not be high enough. It appears that he may be speaking of the rear yards of Lots 1-7 that may not be high enough to be captured and drained into the storm drainage vault. He is correct, the rear yards of Lot 1-10 would very likely need to sheet flow to the 1-405 property. The detention of the storm water vault would need to compensate for that. There is a 10-foot existing right-of-way that doesn't align exactly with the existing road to the east of 7th Street, it is what is there. It is a difficult intersection and an existing condition, they are trying to align those intersections as best as can be with the existing right-of-way. This would be maintained to provide continued access to the Cedar Crest Condominiums. Tract 996 at the entry was mentioned to be preserved as a Native Growth Protection Easement, he would like to see it an open tract, NGPE would mean that they would not be able to clear any of the trees and that tract with the grading of the roads and the slopes they will defmitely need to mass grade the area, they will not be able to save the trees within that area to allow construction of the road to minimum standard. Jill Ding stated that the purpose for requiring the NGPE tract over 996 is because the Critical Areas regulations require that if there is a critical area located on a site, in this case applicant has indicated that there is a protected slope (over 40%) located in that area, City code requires that it be protected within a NGPE tract or easement. The applicant has not requested a modification to regrade or clear those slopes. It is unclear if those are natural slopes or slopes that were created during the construction of Cedar Ave South, typically clearing and grading are not allowed on protective slopes if they have been naturally created. Larry Hobbs, PE, Traffex, 10104 111 th Avenue NE, Kirkland, W A 98033 stated that he prepared the traffic study for the project. Regarding the concern that the trip generation was low for the project, the average rates for single-family detached housing were used for the calculations. Kayren Kittrick stated that the trip generation rate is 9.57 trips per peak hour traffic. Mr. Beaman stated that as far as the protected slope on Tract 996 in the northeast portion of the site, it appears that that slope was created by some filling from Cedar A venue South but mostly due to excavation that was done 50 plus years ago. The topography map shows very unusual contours that tighten in that area. Out in the : Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 7 field you can see a pit that is overgrown with vegetation with slopes that appear to be sidewalls in the pit. The #3 coal seam daylights right at the site of the pit, they dug into it for the purpose of exposing the coal. The coal seam is exposed but there is no mining or hazard area exposed at that site. Ms. Ricci stated that it is very rare when she can compliment both the City and the Developer. The regulations are working extremely well and are serving the community. The addition of these new homes is a good addition and enhancement to the City environment. She would like to have an opportunity to review Exhibit 14 and see the cross platting situation between the Cedars condominium project and the developer of this site. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 11 :00 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Terry Defoor, GWC Inc., filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located in the 700 and 800 blocks of Cedar Avenue South. The subject site is located on west slope of Renton Hill immediately above 1-405. A Puget Sound transmission line runs along the south boundary of the subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family detached housing, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-S (Single Family -S dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in June 1956. 9. The size of parcel is 6.91 acres or approximately 301,062 square feet. The subject site is a somewhat irregularly shaped rectangle. The subject site is approximately 400 feet wide (east to west) by 800 feet long. to. The subject site slopes down to the west at an average of 24%. It has slopes exceeding 40% in the northeast comer of the plat and along the east central property line. The proposed plat qualifies as a hillside subdivision since the slope average exceeds 20%. It is subject to extra geotechnical review and may be subject to additional requirements such as larger lots. 11. There is an area that is defined as a High Coal Mine Hazard Area in the southern third of the subject site. It will be set aside as a separate tract and left undeveloped. Defoor Preliminary Plat File No.: LUA-05-093. ECF. PP January 12, 2006 Page 8 12. There are both wetlands and three unnamed streams that are also located on the southern portion of the property. The wetland is a proposed Category 3 Wetland. It would require a 25-foot buffer. The City issued an official assessment of the streams, which varied from that proposed by the applicant. The City's classification is shown followed by a parenthetical value proposed by the applicant: Stream A was a Class 4 (4) Stream, Stream B was a Class 3 (5) Stream, and Stream C was a Class 4 (5) Stream. Class 3 streams require a 75-foot buffer and Class 4 streams require a 35-foot buffer. The applicant has appealed the City's stream determination for Streams Band C. The appeal is still pending a public hearing but staff noted that the outcome would not change the proposed layout of this plat. The streams are located in an area where coal mine hazards prevent development. 13. The subject site contains a forested mix of evergreen and deciduous trees and shrubs. The applicant proposes removing approximately 65% of the existing trees. Trees would be retained in steep slope areas, in the Coal Mine Hazard area and around streams and wetlands. 14. The applicant proposes approximately 10,100 cubic yards of grading including 7,500 cubic yards of cut and 2,600 cubic yards of fill. Retaining structures will be used to permit grading that accommodates level building pads and roads and driveways that meet code standards. 15. The applicant sought a modification to allow a 30-foot right-of-way for the public road that enters off the proposed plat at its northeast comer where the new road would intersect Cedar Avenue. The modification was denied. In addition, an easement in this location provides access to the adjacent condominium complex from Cedar. This easement or some form of access will have to be retained in this location both during construction and subsequently. 16. The applicant proposes dividing the subject site into 21 single-family lots and 6 tracts (the tracts were misnumbered). Tracts and their location and proposed purpose along with proposed new labels are identified in the following manner: A tract would be located in the northeast comer of the plat south of the entrance road (Tract A). A tract would be located in the northwest margin of the site above 1-405 (Tract B). A tract would provide an access to lots south of the cul-de-sac (Tract C). A tract would provide storm water detention southwest of the cul-de-sac (Tract D). A tract would contain the southerly located coal mine hazard area and wetland and stream areas (Tract E). A tract would provide a location for a sewer lift station south of the detention tract (Tract F). 17. Staff has recommended that the sewer lift station proposed for Tract F be relocated away from the coal mine hazard area to the access easement area defined by Tract C, a proposed 26-foot wide easement. They also recommended that Tract C be widened to 30 feet to accommodate the lift station. If the lift station is relocated, Tract F could be incorporated into Tracts D and E. 18. Access to the proposed plat would be via a new public road that would be a 42-foot right-of-way that intersects Cedar Avenue in the vicinity of South 7th Street. It would not create a perfect 4-way intersection as it would have a slight offset due to the adjacent condominium north of the subject site. The road would enter toward the west and then curve to the south where it would terminate in a cul-de- : Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 9 sac. A private roadway, proposed for Tract C, would provide access to interior lots and the stormwater detention system. As noted, staff recommended that the sewer lift station be located in this tract and that it be widened to accommodate the lift station. Staff has noted that parking should be prohibited along the access tract due to its narrow nature. 19. There would be a tier oflots on either side of the new roadway. Proposed Lots 1 to 9 would be located along the west side of the new road and Proposed Lots 14 to 21 would be located on the east side ofthe road. A similar arrangement would occur along the access roadway that takes off from the cul-de-sac. Proposed Lot 10 along with the storm drainage tract, Tract D, would be located along the west side of the access tract. Proposed Lots 11, 12 and 13 would be located along the east side of the access tract. It has not been determined if a hammerhead turnaround will be required or not. The Fire Department will make that decision. 20. Proposed Lots 13 to 21 would have rear yards abutting Cedar Avenue. Staff recommended that no access be permitted directly to Cedar. 21. Most of the lots are rectangular with those along the curve of the entrance road or arrayed around the cul-de-sac having curved frontages. The lots will vary from approximately 5,250 square feet to 8,500 square feet. 22. Density is calculated after subtracting sensitive areas and roads including access tracts or easements from the total acreage. These areas total approximately 37,284 square feet. The density for the plat would be 3.47 dwelling units per acre after subtracting sensitive areas. The R-8 Zone requires a density of 4 to 8 dwelling units per acre. While the coal mine hazard areas do not generally reduce the available acreage, the Geotechnical Report recommended that no single-family homes be constructed in those areas. Density may be reduced to below the minimum for good cause shown. 23. The subject site is located within the Renton School District. The project is expected to generate approximately 9 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will increase traffic approximately 10 trips per unit or approximately 210 trips for the 21 single-family homes. Approximately ten percent of the trips, or approximately 21 additional peak hour trips will be generated in the morning and evening. Neighbors are concerned about the additional traffic on the hilly streets surrounding the subject site. 25. Access to Renton Hill is limited to two ramps that cross 1-405 northwest of the subject site. Steep roads define the access to most areas of Renton Hill. Cedar Avenue has signs that provide that downhill vehicles yield the right-of-way to uphill vehicles. A new stop sign will be provided at the intersection of Cedar and South 7th. Staff noted that the direction of the stop sign would be dictated by traffic conditions. 26. Hauling routes and access for large construction related vehicles is controlled by the City. Staging and maneuvering would occur on-site. It was noted the emergency vehicles and routine garbage service employs large vehicles that currently drive in this area. 27. Existing stormwater sheet flows west, downslope towards 1-405 and then south in an existing stream. Stormwater on the developed site will be routed to Tract D slightly southwest of the cul-de-sac. A combined detention/wet vault will handle the stormwater. The system will be designed to meet a Level 2 flow control. The newer 2005 Storm Water Manual will govern release and containment. Staff has Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 10 recommended that the storm drainage tract be landscaped. The applicant might expand the system toward the south, ifneeded under any control standards. 28. Erosion control standards have been adopted by the City based on State standards. 29. Sewer service will be provided by the City. The site sits downslope from the main sewer line in the area and a sewer lift station will be required. As noted above, the lift station was originally proposed for a tract near the south end of the plat adjacent to the coal mine hazard area. Staff has recommended that it be relocated to the access tract to assure it is not subject to failure or damage. 30. Water service will also be provided by the City. Fire flow requirements will have to be met by the applicant in extending water service to the site. 31. The City's Trail Plan identifies a trail link across the southern portion of the site as part of the Thunder Creek Trail system. 32. The original entrance to the Renton Mine was located on the subject site. The mine was apparently well mapped and most of it runs toward the east. It ran at a 10 percent grade down into the hill. Borings confirmed the location of #3 coal seam. The area dominated the southern portion of the site as well as areas east of Proposed Lots 11, 12, and 13. A portion of Stream C's buffer is also located on Proposed Lot 11. 33. A native growth protection easement is recommended to protect the steep slopes and split rail fencing to delineate their boundaries. 34. Detailed engineering has not been completed and, therefore, details of retaining walls, wall heights and similar matters have not been worked out. Footing drains and similar engineering will be part of any building permits that are needed for larger structures such as retaining wall, the sewer lift station and the detention vault. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The applicant has taken a difficult site constrained by steep slopes, wetlands, streams and coal mine hazards and carved out a reasonably configured plat. That does not mean the plat will be without consequences including highly engineered retaining walls, a sewer lift station and large stormwater vault, the loss of vegetation on steep slopes and, of course, additional residents and the traffic that they will generate. But staff review coupled with the applicant's willingness to compromise has created an infill development that will provide twenty-one new homes for residents who want to live on the historic Renton Hill but who will obviously be affected by the noise of the omnipresent 1-405 immediately below the subject site. The lots are all reasonably rectangular, have reasonable access and can provide reasonable front, side and rear yards. The lots are larger than the 4,500 minimum lot size normally found in the R-8 Zone as an accommodation to the site being classified as a Hillside Subdivision. The project's density of3.47 dwelling units per acre also falls below the normal low end of 4.0 dwelling units per acre but that is a consequence of the large area consumed by the coal mine hazards classification. Staff agreed to reduce the internal road to 42-feet but would not permit a further reduction at its intersection with Cedar Avenue. Staff did permit some steep slopes to be categorized as man-made allowing development but required preservation of other slopes and required utilities to be suitably located in safe locations. In other words, this project was a balance of allowing development of private property with conditions permitting that development to go ahead only in a safe manner. · Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 11 2. The proposed plat will provide additional housing choices for those desiring single-family housing. The proposed lots are slightly larger than the standard 4,500 square feet in deference to the hillside conditions found on the site but this larger size might also provide an additional choice for those who want larger lots. 3. The development of the new housing should increase the tax base of the City while avoiding sprawl by creating more in-town housing stock. The development should not overly tax the City's infrastructure and the applicant will be paying mitigation fees to offset the impacts on parks, fire and transportation services. 4. The development of the plat will clearly increase traffic on local streets. The nature of the streets on Renton Hill will require new residents to get adjusted to the steep roads and the courtesy necessary to drive up and down the hills. It would be anticipated that new residents like those before them will adjust to the hills and drive accordingly. The additional rush or peak hour traffic will generally be in the range of 16 to 21 additional trips and it appears that the existing intersections can handle this additional traffic. Traffic control signs will be located as appropriate to provide safe intersections. 5. The site does have constraints and the recommendation by staff that the necessary infrastructure be constructed in a safe manner and location is appropriate. The sewer lift station should be relocated to the access tract, Tract C. The steep slopes and sensitive areas need protection from both development and intrusion once the plat is populated. The applicant should create a native growth protection easement over those areas and provide appropriate fencing to prevent intrusion. The detention vault and tract surrounding it should be screened to blend with its residential surroundings. 6. The applicant will be required to assure access both along its internal access tract by installing appropriate "No Parking" signs as weB as for access to the northern condominium complex. Both routes must be open for passage at all times. 7. The applicant should also comply with the City's Trail Plan and provide an easement across the southern portion of its site to complement the Thunder Creek Trail system. 8. In conclusion, like other larger plats in developed areas of the City, this one will create changes to not only the underlying property but to the surrounding neighborhood and community. These changes can be dramatic but were anticipated when both the Comprehensive Plan and Zoning designated the area for additional single family development in spite of its steep and sensitive nature. The City Council should approve the proposed plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. Proposed Lots 13-21 shall be required to have front yards oriented to the west towards new Road A or Private Access Tract C. 3. The applicant shall place "No Parking" signage along the Private Access Tract C. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 12 4. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. 5. The preliminary plat shall be revised to show a 42-foot right-of-way width along the entire length of Road A with 32 feet of paving, 5-foot sidewalks, and a 5-foot wide utility easement at the back of the sidewalk for street lighting, water meters, and all franchise utilities. A revised plat map showing the 42-foot right-of-way width shall be submitted at the time of Utility Construction Permit Application. 6. Access be provided during and after construction from the proposed Road A to the Cedar Crest Condominiums located on the property abutting the subject site to the north. Plans detailing the temporary and permanent access to the Cedar Crest Condominiums from Road A shall be submitted at the time of Utility Construction Permit Application. 7. A Native Growth Protection Easement shall be recorded over Open Space Tracts A and E. A note indicating the presence of such an easement shall be placed on the final plat map. 8. Open Space Tracts A and E be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. 9. A 20-foot wide trail easement on the southwestern portion of the subject site shall be dedicated to the City of Renton Parks Department for the Thunder Creek Trail. The Parks Department has indicated that a portion of the Parks Mitigation Fee may be waived with the dedication of the easement. A note indicating the presence of such easement shall be placed prior to the recording of the final plat map. 10. The stormwater detention tract (Open Space Tract D shall be landscaped, and irrigated (unless drought tolerant plants are used) appropriately. The applicant shall submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the final plat. 11. The sanitary sewer lift station shall be located within the 26-foot private access tract (Tract C) and that the width of the tract shall be increased to 30 feet. Plans detailing the lift station shall be submitted at the time of Utility Construction Permit Application. 12. The tracts shall be relabeled as following: A tract would be located in the northeast corner of the plat south of the entrance road (Tract A). A tract would be located in the northwest margin of the site above 1-405 (Tract B). A tract would provide an access to lots south of the cul-de-sac (Tract C). A tract would provide storm water detention southwest of the cul-de-sac (Tract D). A tract would contain the southerly located the coal mine hazard area and wetland and stream areas (Tract E). (see attached Map) '. : Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 13 13. The lift station tract, Tract F, shall be eliminated. Its property placed into Tracts D and E as determined by staff. 14. The plat map shall have language prohibiting direct access to Cedar Avenue from any lot. 15. The Fire Department in its sole discretion may determine if a turnaround is required to serve the homes south of the cul-de-sac. ORDERED THIS 1zth day of January 2006. HEARINGEX INER TRANSMITTED THIS 12th day of January 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, W A 98055 Michael Chen Core Design, Inc. 14711 NE 29th Place, Ste. 101 Bellevue, W A 98007 Larry Hobbs, PE Traffex 10104 111 th Avenue NE Kirkland, W A 98033 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 Kayren Kittrick Development Services Division City of Renton Brian Beaman, Engineer Icicle Creek Engineers 230 NE Juniper Street, Ste. 101 Issaquah, W A 98027 Debra Ricci Attorney 1601 Second Avenue, Ste. 1080 Seattle, W A 98101 Gary Plicinski 629 Cedar South Renton, W A 98024 TRANSMITTED THIS 12th day of January 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Terry Defoor GWCInc. 24633 NE 133rd Street Duvall, WA 98019 Rob Stevens, PE Core Design, Inc 14711 NE 29th Place, Ste. 101 Bellevue, W A 98007 Ruth Larson 714 High Avenue S Renton, W A 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Defoor Preliminary Plat File No.: LUA-05-093, ECF, PP January 12,2006 Page 14 Pursuant to Title IV, Chapter 8, Section 100(G) of the City's Code, request for reconsideration must be fIled in writing on or before 5:00 p.m., January 26, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be fIled in writing on or before 5:00 p.m., January 26, 2006. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. " i-'~' ---L __ ge Pl. R-8 ZONING R-8 PIBIPW 'l'JIaINICAL IIEIlVICIIS WZ8IU4 , ----I ~M--F-· .-.. ,- ..,_L_-----l_L.J-~-_ ~:~._----- RM-F G4 20 T23N R5E W 1/2 5320 Site Area, 1975 / I I ..... -9' k ~IIC i:l ~- /1 i'I I I f lIP. r r u'BI [~ ~s J ~ii tt- I PRElIMINARY TREE ClITT1NG & ClEARING Pt.A DEFOOR PREUMINARY PLAr ~0E$fGH ~,..~ c6ilE-....... -_ .... - . --..........-.... '''OI''''.U~O . HAHHIHO· • ."r, .. ,HO I I I ! I I I ! I I I \ I j I I I i i I I II I f / I j- .. -- '-.......... --... ~ .................. I~ III . ~ -'. If ~ -', en ',-[~ fl, s J I~III H I s. 1 PREUMINARY GRADING AND CIT1U1Y PLAN DEFOOR PRELIMINARY PLAT L , .... '.~ .. :.~ . " . • S. 7TH S~a. ~ t .... , .... I ............... /. ---PI!$IGH fNGltll'"tHG . ,.tA.NNING· SlIall"fYING J .~ !.J: . ~f'" ." . . .. I' ...... " ,.'. ~:~ '", .. ' •. L-........ '----i '. . .~ : .. - 'v .... ,:. .... £\ 4/ "1 . ,~. /!! I ./M( II , v \- I I u ~ '" I ... ~:.!.~ .i. . ' I ~ / ,! N -" ~ ...... ~, ~ ~gtw.-r; ~ '. , CiTY OF RENTON ,,' "DETERMINATION ,OF NONoSfGNfF'.GANCE-M1TIGATlID MfT1GA nON MEASURES APPllCATfON NO(S): 'APPL1GANT: PROJECT NAME: LUA05-093,PP,ECF , Terry Defoor, GWC, Inc. Defoor PreHminary Plat DE~CR'PTI~ OF'PROPO$Al: ,The appUcant isprop<)Sing to subdivid~a .6.9t,"8¢r.e$~e zoned, ,R~dential ... 8 dwelling unftS per a¢r~{R~} into 21 rots ranging in ~e' fronl5.2~0' square f~t to :8;~OO' squru:e ~' 'The lo~ are (ntend~'for ~ eventU~devcloptnent of singfe-tam(fy res1denOO$.Thesu!i>iecit ~conJaInS a Clil$s3' s~m,? ctaSS 4 SfiealnSj' a Class'a' w~and .. steep sloPes, and high coal mine h~rdareas; -' .".' -" 'LQCAOONOF PROPOSAL: .' ~ ,700BJoCk of cedar Avenu~ S LEAD AGl;tNCY: The' Cit}tof Rentofl , Depal"fnlentofPlanni~ifdinglPubf;c'Worf<s " section ' '.2~ ,,1;M' ~PCi«iI1t.s~ffb& req~red tqfJlto~k1ei~: T'." ___ ' ,S\Qlimeltlf8ljC:i1fl control!"~,,(T-esc;p)d6$i9~ R~JUit~Emts:-'( )U\fi'~,'in:VoluIJl&JI at,~ , ,pursuant te' fO.e'pepactment of Sfotnlwa~ 'Man9gem~rrt '1\A.:)I'U.m COnstructiOn -P~. This conllltfnn ,DiViSion. p' fa is$uance ~Of armllbv,al of the, ~vetopment' $efv~ , ".' . .... . " "3., ThisprqiOOt $haD-be subject to the:;~~~~~lty SuIfaLOO",~~~iJ9flfM.anlJlaf fQr-'lh'e'deslgn-of the, det~~cjn facility, ifd~teiifjon is required 'per the -Manual. -,,' , : ' . c. , ->(3, "'~ff reeomm¢Jlds thattne ~pplicant.~Wtttf the recommf)lld<;l'tiOiw~nd in .the TratfiC-llilpact~~lysi$;prepare(f " " ' ,~y tntffl~k ~ted ~Ptembei 23, ~1Pc.ip$tig,~p~t ()f aTmffic Mitigation, fee'~ Oh:$75 p9rnel new,' ":" " ", :av.erag~ c;taflY:trip,the. eoosfructian ofth~,~:re.stdential. aCCess Joa({$flal~ l>e' to Cityot ~fQriStteet, standards, anC1 " " , ,a new sfteetSig,/fsnatl be installed forea~d,1famGatthe Cedar AVfmlre ~ and S 7enstreeUO~~,on. '. ' ,', , ,'~t,~ftreCOrTimeodS'that the appiicantpayafff~ Mitigation F~ based on $400.00 per nEiwsi~9Iefa~ly IoL ,ERC MitigatlOo Measures , j 1 i ~ I , I I wishing to take further action must file a formal appeal Within the follOwing appeal timeftame. APPEAL. This adi'ninistrative ~ision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 pM on November 17, 200S. Appeals to the Exariiiner are governed by City ofRehton M:unicipalCode Section 4-8-110. Additional information regarding the appeal process .may be' obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must befiied'mWriting, together wjth the required $75.00appIicationfee, to:' Hearing EXaminer, City ofRento~; 1055 South Grady Way, Renton. WA 98055. If you bave any questions, you may .coiltact Jill Ding, Associate Planner at 425-43~-7219. " A.L.T.A. COMMITMENT SCHEDULE A Page 2 Order No. 578234 The land referred to in this commitment is situated in the State of Washington, and described as follows: PARCEL A: That portion of the H. H. Tobin Donation Land Claim No. 37, lying southerly and westerly of the plat of Highland Addition to the Town of Renton, according to the plat thereof recorded in Volume 17 of Plats, page 32, in King County, Washington; AND that portion of the northwest quarter of the northwest quarter of Section 20, Township 23 North, Range 5 East, W.M., in King County, Washington, lying northerly of Puget Sound Power and Light Company's transmission right-of-way and east of Primary State Highway No.1, described as follows: Beginning at the intersection of the north line of said Section 20, with the west line of said plat, which point is north 89°59'27" west 1,386.85 feet from the north quarter corner of said section; thence south 01°29'35" west along the west line of said plat and said line produced southerly 973.04 feet to the northerly line of Puget Sound Power and Light Company's transmission right-of-way; thence north 67°03'41" west 471.66 feet to the easterly line of Primary State Highway No.1; thence northerly along said highway to the north line of said section; thence south 89°59'27" east along said north line 316.54 feet to the point of beginning. PARCEL B: That portion of the H. H. Tobin Donation Land Claim No. 37, lying southerly of the Plat of Highland Addition to the Town of Renton, according to the plat thereof recorded in Volume 17 of Plats, page 32, in King County, Washington, described as follows: Beginning at a point on the north line of Section 20, Township 23 North, Range 5 East, W.M., in King County, washington, which is north 89°59'27" west 1,366.85 feet from the north quarter corner thereof; thence south 01°29'35" west along the centerline of Cedar Street 611.82 feet to the south line of said plat, and the TRUE POINT OF BEGINNING; thence south 88°33'25" east 310.14 feet to the west line of Renton Street; (continued) A.L.T.A. COMMITMENT SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: Order No. 578234 thence south 01°24'21" west 491.98 feet along said west line and west line produced southerly to the northerly line of Puget Sound Power and Light Company's transmission right-of-way; thence north 67°03'41" west along said right-of-way 355.51 feet; thence north 01°29'35" east 361.72 feet to a point coincident with the south line of said plat and the west line of Cedar Street; thence south 88°33'35" east 20.00 feet to the TRUE POINT OF BEGINNING. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. H.H. Donation Land Claim #37 and ptn. 20-23-5, W.M. !-- I -----i_ R-B 18th RM-F .", //------~1V1-f"'" , -. I "'.~-f" R-B RM-f" H4 -2.9 T2.3N RSB W V2. .. ---/ G4 20 T23N R5E W 1/2 5320 " Kathy Keolker. Mayor January 13,2006 Michael Chen Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue, W A 98007 -:t1lu CITY JF RENTON Planning/Building/Public Worl(S Department Gregg Zimmerman P.E., Administrator Subject: Protected Slopes Exception through Modification Dear Mr. Chen: The City of Renton has reviewed your request for an Exception through Modification dated January 3, 2006 for the construction of proposed plat improvements for the Defoor Preliminary Plat located at 700-800 block of Cedar Avenue S (parcel nos. 0007200194, and20230S908S). Per your letter and the attached geotechnical report dated September 30, 200S prepared by Icicle Creek Engineers two slopes having an inclination of 40% or greater are located onsite. One is located along the road embankment of Cedar Avenue S and the other is located within the ravine on the southeast portion ofthe property. These slopes meet the City's definition of a protected slope per RMC Section 4-11-190 as they also have a vertical rise of at least IS feet. According to RMC Section 4-3-0S0J.S development is prohibited on protected slopes unless the applicant can meet the provisions of Exceptions through Modification, Exceptions through Variance, or Exceptions through Waiver. In your letter you request an Exception through Modification per RMC Section 4-3-0S0J.S.b to alter the slope located along the road embankment of Cedar Avenue S. Section 4-3-0S0J.5.b provides an exception to the prohibition of development on slopes over 40% "to allow reconfiguration of protected slopes created through public or private road installation or widening and related transportation improvements." To support your request you attached a geotechnical report dated September 30, 200S, which states that the slopes located along the road embankment of Cedar Avenue S were created as a resu!t of the construction of Cedar Avenue S. In addition, the geotechnical report proposed design and construction practices that should be followed. The City's Environmental Review Committee has previously reviewed the attached geotechnical report and imposed a mitigation measure requiring the applicant to comply with the recommendations provided in the report, which would include the recommendations for construction on the slope located along the road embankment of Cedar A venue S. This mitigation measure is still effective and shall be complied with. Decision Based on the information provided in your letter and the attached geotechnical report it is my determination that the slopes located along the road embankment for Cedar Avenue S qualify for an Exception through Modification, per RMC Section 4-3-0S0J.S.b. Therefore grading activities may be permitted on the slopes identified in your letter and attached site plan, with the benefit of the applicable permits and land use approvals. Although the slopes qualify for an Exception through Modification, additional approvals from the City may be required. Please submit the required materials to the Development Services Division for the appropriate permit processes prior to beginning any work on site. Furthermore, this determination that the slopes qualify for an -------}-05-5-S-ou-th-Gr-a-dy-W-ay---R-e-nt-o-n,-W-as-h-in-gt-o-n-9-g-05-5------~ ~-. AHEAD OF THE CURVE Michael Chen Protected Slopes Exception through Modification Page Two January 13, 2006 Exception through Modification does not mean that development or construction will be allowed on the slopes. Further geotechnical review will be required as part of any proposed land use action on the subject site. This determination will be final unless a written appeal of the administrative determination is filed with the City's Hearing Examiner within 14 days of the date of this letter. See Section 4-8-11 of the Renton Municipal Code for further information on the appeal process. Sincerely, ~tle'11 ~!II!I1Ir!1HttfY- Gregg Zimmerman, Administrator PlanninglBuildinglPublic Works Department Enclosures cc: Neil Watts Jennifer Henning Jill Ding I,. ! / / ';n / ~~ , . / EXPLANATION i PROTECTED SLOPES (> 40 Percent Grade -more than 15 feet high) \ SENSITIVE SLOPES (25 to 40 percent Grade -includes slopes >40 percent grade and less than 15 feet high) 10 to 25 Percent Grade D < 10 Percent Grade o 100 200 i Scale in Feet Base map reference: 'Slope Analysis, DeFoor Short Pial Icicle Creek eers !d and Sensitive S 2 '. ---~gesign,Ine. CORE ~DESIGN 1471 1 N.E.29thPlace,Suite 101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 January 3, 2006 Ms. Jill Ding City of Renton, Development Services Division 1055 South Grady Way Renton, W A 98055 Re: Defoor Preliminary Plat -LUA-05-093, PP, ECF Tract 996, Exemption from protected slope Dear Ms. Ding: www.coredesigninc.com Please accept this letter as our fonnal request to include tract 996 (located at the entrance of the plat) in the modification request that will allow grading on the slopes that were created from the construction of Cedar Ave South. The geotechnical report prepared by Icicle Creek Engineers, dated September 30, 2005 provides recommendations for grading within the protected slope areas. Please let me know if you have any questions or need any additional information. Sincerely, Core Design, Inc. Senior Land Planner Attachment: Icicle Creek Engineers Geotechnical Report, dated September 30,2005. ENGINEERING· PLANNING· SURVEYING ,1 September 30, 2005 Terry DeFoor GWC,Inc. 95 Anchor Court Marka, Florida 34145 • • lCICLE CREEK ENGINEERS Geote(hn1cai, GeoioglC and Environmental Services INTRODUCTION Report Geotechnical Consultation Protected and Sensitive Slopes Renton Hill Property Renton, Washington File No. 0584-001 This report presents the results of Icicle Creek Engineers (ICE's) evaluation of Protected and Sensitive Slopes and related buffer requirements within King County Parcel Numbers 2023059085 and 00072001941196 in Renton, Washington. These parcels occupy an area of about 10 acres and are situated southwest of the intersection of South 7th Street and Cedar Avenue South in Renton, Washington. In this report, the land parcels are collectively referred to as the "Renton Hill Property." The location of the Renton Hill Property is shown on the Vicinity Map, Figure 1. ICE previously completed a preliminary geotechnical evaluation and coal mine hazard assessment of the Renton Hill Property; the results were presented in ICE's report dated June 10,2005. We understand that the City of Renton requested additional information regarding Protected and Sensitive Slopes (Geologic Hazards) within the property. This report provides that additional information. Core Design, Inc, the project civil engineer, provided ICE with plans showing topographic data and conceptual development plans referenced as follows: • Core Design, Inc., April 2005, "Slope Analysis, DeFoor Short Plat & Preliminary Plat," prepared for GWC, Inc., scale 1 inch == 50 feet. • Core Design, Inc., August 2005, "Preliminary Grading and Utility Plan, DeFoor Preliminary Plat," prepared for GWC, Inc., scale 1 inch == 50 feet. SCOPE OF SERVICES The purpose of our services was to evaluate the Protected and Sensitive Slopes within the Renton Hill Property as a basis for providing recommendations for buffers and/or mitigation, as appropriate. Specifically, our services included the following: • Evaluate the present stability of Protected and Sensitive Slope areas and the effects of the proposed construction on future slope stability. • Provide recommendations for buffers and/or design and construction mitigation adjacent to or within Protected and Sensitive Slope areas. 230 NF Juniper Street, Suite "101 • Issaquah, W/~ 98027-2519 • IIVww"lciciecreekenqineers"co~ • (425) 427-8187 phone. (425) 427-6629 fax Terry DeFoor GWC,Inc. September 30, 2005 Page 2 • • ICE's June 2005 report contains information on site conditions including surface, subsurface and hydrogeologic conditions. Information included in the June 2005 report is restated in the current report only if it is pertinent to the discussion of Protected and Sensitive Slopes. REGULATORY ISSUES -SENSITIVE AND PROTECTED SLOPES GENERAL The project site contains Geologic Hazards including Sensitive and Protected Slopes. According to the City of Renton Municipal Code (Chapter 4-3-050.J.2), when geologic hazards are present on a site, a "Special Study" is required. The intent of the Special Study is to demonstrate that: Hi. The proposal will not increase the threat of the geological hazard to adjacent properties beyond pre-development conditions; and ii. The proposal will not adversely impact other critical areas; and iii. The development can be safely accommodated on the site. " SENSITIVE SLOPES The City of Renton Municipal Code (RMC) Chapter 4-11-190 defmes "Sensitive Slopes" as follows: A hillside, or portion thereof, characterized by: (1) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to less than forty percent (40%); or (2) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (400/6) or greater with a vertical rise of less than fifteen feet (15 '), abutting an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to forty percent (400/6). This definition excludes engineered retaining walls. " RMC Chapter 4-3-050.J.6 allows development. in Sensitive Slope areas subject to the following requirements: "a. Erosion Control Plans: Development applications shall submit erosion control plans consistent with subsection J2 of this Section, Special Studies Required, and chapter ~-,\ RMC, Permits and Appeal; b. Conditions of Approval: The Reviewing Official may condition a development proposal to achieve minimal site erosion, including, but not limited to, timing of construction and vegetation stabilization, sequencing or phasing of construction, clearing and grading limits, and other measures. Mitigation plans may be required consistent with subsection F8 of this Section; c On-Site Inspections: During construction, weekly on-site inspections shall be required at the applicant's expense. Weekly reports documenting erosion control measures shall be required" PROTECTED SLOPES RMC Chapter 4-11-190 defmes "Protected Slopes" as follows: HA hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, offorty percent (40%) or greater grade and having a minimum vertical rise offifteenfeet (15 feet). " According to RMC Chapter 4-3-050.J.5.a., "Development is prohibited on protected slopes." However, an exception to the prohibition may be granted for: "Grading to the extent that it eliminates all or portions of a mound or to allow reconfiguration of protected slopes created through mineral and natural resource recovery activities or public or private road installation or widening and related transportation improvements, railroad track installati9n or improvement, or public or private utility installation activities" (RMC Chapter 4-3-050J.5.b) Icicle Creek Engineers 058400 11093005 ' . Terry DeFoor GWC,Inc. September 30, 2005 Page 3 BUFFER RMC Chapter 4-11-120 defmes a "Buffer" as follows: "A naturally vegetated and wuiisturbed, enhanced, or revegetated area that surrounds and protects a critical area from adverse impacts to its functions and values, and/or which protects adjacent developed areas from potentially hazardous conditions. " SITE CONDITIONS GENERAL As previously mentioned, the overall site conditions of the Renton Hill Property are adequately described in ICE's June 2005 report. In brief, the Renton Hill Property is underlain by Renton fonnation bedrock (sandstone, siltstone and coal), overlain by a relatively thin (less than 20 feet thick) layer of weathered soil and glacial drift. Locally, fill soils mantle the site. These fill areas include road embankment fill adjacent to the west shoulder of Cedar Avenue South, and fill related to historic coal mining in the southwest portion of the site. The Protected and Sensitive Slope areas within the Renton Hill Property are shown on the Protected and Sensitive Slopes Map, Figure 2. PROTECTED SLOPES Protected Slopes occur in two areas; the first is located along the road embankment of Cedar Avenue South (a constructed fill), and the second is located within the ravine in the southeast portion of the property as shown on Figure 2. The road embankment for Cedar Avenue South is constructed somewhat steeper than it would be using current standards, but appears to be stable. The road embankment surface is planar and the adjacent road surface does not exhibit longitudinal cracking that might be expected if the fill was unstable. Based on our review of historic maps and aerial photographs, this road embankment appears to be at least 70 years old. Protected Slopes within the ravine in the southeast portion of the property as shown on Figure 2 appear to be the result of long-term stream incision. These slopes are relatively planar and do not exhibit evidence of landsliding. Based on our site observations, the Protected Slopes in the ravine appear to be underlain by bedrock. Renton Formation bedrock is not particularly sensitive to deep-seated landsliding. However, the surficial soils that mantle the slope are susceptible to severe erosion if exposed to uncontrolled surface water runoff or removal of existing vegetation. No ground water seepage was observed in Protected Slope areas. However, we expect that seasonal, shallow ground water locally occurs along the contact between the bedrock and the overlying weathered soil or glacial drift. SENSITIVE SLOPES Sensitive Slopes occur across most of the Renton Hill Property as shown on Figure 2. These areas are relatively planar with no obvious surficial evidence of landsliding, such as bare soil scarps or groups of leaning or toppled trees. The Sensitive Slope areas are generally underlain by bedrock at a relatively shallow depth. As previously described, the Renton Fonnation bedrock is not particularly sensitive to deep-seated landsliding. However, as previously described, the weathered soils and glacial drift that overlie the bedrock are susceptible to severe erosion if exposed to uncontrolled surface water runoff or removal of existing vegetation. Ground water seepage was observed in the central portion of the site in the north portion of Lot 12 at the time our field work was completed for our June 2005 report. Icicle Creek Engineers 058400 11093005 TenyDeFoor -----------------GWC, Inc. September 30, 2005 Page 4 GENERAL CONCLUSIONS AND RECOMMENDATIONS Protected and Sensitive Slope areas are shown on Figure 2. ICE's conclusions associated with Protected and Sensitive Slopes presented in the following sections are contingent upon our recommendations being implemented during design and construction of this project. In addition, ICE will need to complete additional analysis of the stability of Protected Slope areas (including adjacent areas), where lot development is planned, specifically along the road embankment on the west side of Cedar A venue South, once design details are known for fills and retaining walls in this area. The primary goals to maintain and/or enhance the stability of Protected and Sensitive Slope areas are to; 1) control surface water runoff, 2) provide adequate subsurface drainage, 3) provide proper embedment of retaining walls and reinforced earth wall systems and keying of fills into slopes, and 4) maintain existing vegetation including a buffer, where applicable. The following sections describe general recommendations for development and buffer requirements in Protected and Sensitive Slope areas. We expect that additional analyses will be required as specific project design details become available in order to provide design criteria for elements that may impact or may be impacted by Protected and/or Sensitive Slope areas. PROTECTED SLOPES-CEDARAVENUE SOUTH In our opinion, the road embankment slope along Cedar Avenue South, a portion of which is a Protected Slope, may be modified pursuant to City of Renton Municipal Code 4-3-050.J.5.b, provided the following design and construction practices are followed: • The surface of slopes should be stripped and roots grubbed to medium dense or denser inorganic soil. Concrete rubble, loose fill and other deleterious material should be removed from slope areas. • New fill should be keyed (benched) into slopes. Keys should be at least 6 feet wide. • New fill should be compacted as structural fill. Structural fill should be compacted to at least 95 percent of the maximum dry density obtained from ASTM Test Method D 1557. • Based on the conceptual development plan, a retaining wall is proposed along the toe of the embankment slope west of Cedar Avenue North. We recommend a soldier pile retaining wall be used for this purpose where wall heights exceed 2 feet. • Retaining walls or reinforced earth wall systems should be properly embedded. The depth of embedment depends on several factors, such as wall height, foreslope inclination, etc., all of which are not known at this time. ICE can provide design criteria for retaining walls or reinforced fill systems once this information is available. • Fills, retaining walls and reinforced earth wall systems should be analyzed for sliding, toppling, overturning and overall stability, once the configuration of these improvements is known. • Proper surface and subsurface drainage should be installed to reduce the potential for accumulation of ground water and to reduce the risk of erosion. • Construction of fills, retaining walls and reinforced earth wall systems should be conducted during extended periods of dry weather. PROTECTED SLOPES -RAVINE AREA Based on our interpretation of the subsurface conditions in the ravine area where Protected Slopes are present, and our geologic reconnaissan~, we recommend that foundation elements of structures be set back at least 35 feet from the tops of Protected Slopes. This setback includes a 20 foot buffer and 15 foot building setback. This setback may be reduced to a minimum of 25 feet (10 foot buffer and 15 foot building setback) if foundations are supported directly on bedrock and/or extend at Icicle Creek Engineers 058400 11093005 · . Terry DeFoor GWC,Inc. September 30, 2005 Page 5 least 6 feet below the ground surface. Our recommendation for setback distance is contingent on vegetation in Protected Slope areas not being disturbed. It is our opinion that selected trees in the Protected Slope area may be removed or limbed if it is determined that these trees pose a hazard to the proposed property improvements. ICE should be contacted to review tree removal plans if selected trees are to be cut from the Protected Slope area. SENSITIVE SLOPES Sensitive Slopes occur across a major portion of the Renton Hill Property where development is planned. Along the western edge of the development area, new fill and wall systems to retain new fills are planned that may be as much as 30 feet high. In our opinion, all of the above recommendations presented in the previous section, PROTECTED SLOPES -CEDAR A VENUE SOUTH, are applicable to Sensitive Slope areas with exception of the soldier pile wall recommendation which is specific to Cedar Avenue South. USE OF THIS REPORT We have prepared this report for use by GWC, Inc. and their associates and engineers for their use in planning development of the Renton Hill Property. The data and report should be provided to permitting agencies for their information, but our report conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are significant changes in the grades, configurations or types of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. When the design has been finalized, we recommend that we be retained to review those portions of the specifications and drawings which relate to geotechnical considerations to see that our recommendations have been interpreted and implemented as intended. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. ******************** Icicle Creek Engineers 058400 11093005 Terry DeFoor awe,mc. September 30,2005 Page 6 We trust this information meets your present needs. If you have any questions or if we can be of further assistance, please call. Document ill: 0584001.Report3 Attachments: Figure 1 -Vicinity Map Figure 2 -Protected and Sensitive Slopes Map Three copies submitted cc: Michael Chen (three copies) Core Design. Inc. 14711 NE 29th Place, Suite 101 Bellevue, Washington 98007 Icicle Creek Engineers Yours very truly, Icicle Creek Engineers, Inc. Brian R Beaman, P.E., L.G. Principal Engineer/Geologist ~s~~ Principal Geologist 05840011093005 '" .... o o ;i IC) o o z , . .. 11 . . ~ ---'';;' .. . .! . •••• ••• N o 1t\1I fH r 0 ~ HXXH/Hf:RS Ed Eri Ed r:=E-... J E··) ,.............. e-=' F?3 Printedfiom TOPO! @2000 NationalGeo~phic Ho~ (WWW.tOpo.COm) ~ u:: ~ Icicle Creek Engineers Vicinity Map -Figure 1 ..-o ~ 10 o ci z ~ II a:: co ~ '" ~ ~ c ... : 15 < 8 d Base map reference: "Slope Analysis, DeFoor Short Pial / / / .t r / EXPLANATION PROTECTED SLOPES <t / :/ o (> 40 Percent Grade -more than 15 feet high) SENSITIVE SLOPES r"O ;"1 ~1~;s ~4ge~~~~~~~r~~~ :~du~~~ than 15 feet high} 10 to 25 Percent Grade D < 10 Percent Grade 100 200 I Scale in Feet ~ Icicle Creek En ineers ~d and Sensitive Slopes Map -Figure 2 '. December 19, 2005 Jill Ding Associate Planner Development Services Division Development / Planning City of Renton Subject: Dear Jill: LUA 05-093 Defoor Property Short Plat (Cedar A venue Portion) Thank you for allowing the parties of record to review the "Preliminary Report to the Hearing Examiner" concerning this proposed short plat. My comment only concerns Exhibits 8 and 9. It appears that Sections D and E (and to a lesser extent B) show retaining walls nearest the 1-405 corridor that do not extend upwards to the full extent of the required height to retain the soil and vegetation behind them. The slopes alongside the top of the walls, shown in these section cuts, are quite severe, thus allowing a considerable chance of runoff of water, or sliding of material over the top of the wall. It should also be noted that the drawings indicate these particular walls will be from 30 to 40 feet in height. Walls of this magnitude will require a considerably wide footing. The base of this footing must be kept entirely within the property lines. This will affect the depth and ultimate size (square footage) of each lot along this edge of the property. 1 believe that the dimensions of the lots, as submitted to the City, will actually decrease after these retaining walls have been designed. These walls are considered to be "cantilevered retaining walls" with considerable soil and water pressure behind them. The length of the "toe" of the footings of walls of these heights could be from 8 to 12 feet, or more, depending on the design. Therefore, the lots must be reduced in size to account for the walls being pushed eastward to allow for the larger footings to fall within the property lines. Thank you very much. 1 hope these observations may be of some use to the City as well as the developer. Sincerely, dn~ William Collins 420 Cedar Ave So Renton, WA 98055 Cc: Ruth Larson Kathy Keolker-Wheeler. Mayor December 13, 2005 Terry Defoor GWC, Inc. 24633 NE 133rd Street Duvall, WA 98019 Michael Chen Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue, W A 98007 SUBJECT: DEFOOR PRELIMINARY PLAT STREET WIDTH MODIFICATION Dear Mr. Defoor and Mr. Chen: CITvtIiF RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator The proposed street modification requests associated with the proposed single-family residential plat located generally off Cedar A venue S., south of S. 7th Street have been reviewed. This is an infill development on an undeveloped parcel. The existing streets have narrow pavement width and no pedestrian improvements. The proposed modifications include a request to narrow the dedicated width of the roads within the plat to 42 feet with the standard cross-section of32 feet of pavement and five feet (5') of sidewalk, curb and gutter on both sides. The second request is for the entrance to be narrowed down to a total of 30 feet of dedication transitioning gradually to the 42 feet (approximately 120 feet into the proposed road). The Street Modification for narrowing the interior street of the proposed plat to 42 feet is approved. The Modification request for less than 42 feet is denied. City Code 4-6-060 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within and dedicated by a plat. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must, "find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance, based upon sound engineering judgment; and (b) Will not be injurious to other property(s) in the vicinity; and -------------lO-5-5-S-o-ut-h-G-r-ad~y-W-a-y--~R-e-nt-on-,~W~a-Sh~i-ng-t-on~9~80~5~5-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE -- Terry Defoor and Michael Chen December 13,2005 Page 2 of2 (c) Confonn to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other properties in the vicinity." The request for the modified street width to 42 feet meets all the criteria for safety and access for domestic, emergency and pedestrian traffic. Thus it is approved. The request to modify the entrance section of the proposed roadway down to 30 feet cannot be approved, as it does not meet the same .criteria. The intent oflining up the access point to the southerly right-of-way boundary, while laudable, is not significant enough to approve a narrow single entrance for the plat. The entrance must meet the 42-foot dedication and street width criteria as above. The modification as requested is denied. This decision to deny the proposed Street Modification is subjectto a.fourteen -(14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner byS:OO p.m., December 29, 2005. Appeals must be filed in writing, together with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Hearing Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430.:6510. Sincerely, ~j~~Vv Development Engineering Supervisor Public Works Inspections & Pennits Development Services Division cc: Neil Watts, Development Services Director Stan Engler, Fire Marshal Jill Ding, Associate Planner Land Use File City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: OCTOBER 24, 2005 , APPLICATION NO: LUA05-093, PP, ECF DATE CIRCULATED: OCTOB~ 2005) APPLICANT: Terry Defoor PROJECT MANAGER(Jill""Ding ~ PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: Mike Dotson ~ 0 !-- SITE AREA: BUILDING AREAJgross): N/A LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinfl Air Aesthetics Water UghflGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet .' WJm B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a diti I information is needed to properly assess this proposal. Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of December, 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: Name Representing Michael Chen Contact Terry Defoor Applicant Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Owners Dang, Wei Kang Kho, Chiu-Chu Tuan Pat Conger Party of Record William Collins Party of Record Mayor Kathy Keolker Party of Record Ruth Larson Party of Record Arthur C. Davis Party of Record Diane B. Hyatt Party of Record Claude J. Bouchard Party of Record Peter Hartley Party of Record Gary Plicinski Party of Record Eric & Karen Bernard Party of Record Donn Coonrod Party of Record (Signature of Sender): .A~ STATE OF WASHIN~~ON ) --,:' .",~·,.;3"1 .. ,Vh,\v ' ) SS , ~,:OTARY PUBLIC f' ) ~TATE OF WAUmlGTC~.1 , ')~lIrv'iSS10'" . \iW:l-:::,-' I certify that I know or have satisfactory evidence that Stacy Tucker ''d'' 1£~. ;'; ',::-... y ., signed this instrument and acknowledged it to be his/her/th ir free and voluntary act for ft1~"'u5es and COUNTY OF KING purposes mentioned in the instrument. Dated: Noctary !~.b~iC ,in;;d e ~~e/;tate of Washington Notary (print): ___ ---. .......... ~...,...."._r,-Itd---,-G-tqJ'J----------- My appointment expires: 3/ trio£:, Project Name: Defoor Preliminary Plat Project Number: LUA05-093, PP, ECF From: To: Date: Subject: Jan, <rhs@coredesigninc.com> <Jillian@ci.renton.wa.us> 11/09/2005 8:48:52 AM RE: Defoor Plat I did confirm that the road is designed at 15% -----Original Message----- From: Jan lilian [mailto:Jillian@ci.renton.wa.us] Sent: Wednesday, November 09,20058:34 AM To: CORE -Rob Stevens Cc: Jill Ding Subject: Re: Defoor Plat Thanks Rob, I will pass this along. »> "CORE -Rob Stevens" <rhs@coredesigninc.com> 11/08/055:48 PM »> Jan, I believe we designed the road as steep as the code allowed to both minimize wall heights and help balance the site. The storm system will need to be designed to require the roof drains to be connected, but allow some of the footing drains to daylight. The one big issue I see that can be improved at final design phase is reducing the wall height at the back end of the lots by taking up to 20 ft of elevation in the foundation, rather than the 10ft currently shown. I believe this will help the site out a good bit. -----Original Message----- From: "Jan lilian" <Jillian@ci.renton.wa.us> Subj: Defoor Plat Date: Tue Nov 8,20054:12 pm Size: 447 bytes To: "rhs@coredesigninc.com" <rhs@coredesigninc.com> cc: "Jill Ding" <JDing@ci.renton.wa.us> Good morning Rob, During the ERC meeting yesterday, a question came up about the final grade of the internal road and another asking how drainage was going to be collected from the homes along the downhill side of the road. I understand these are Code items, however due to the high visibility, steep slopes, and location of this project, would you please address these two issues? The Hearing Examiner will ask as well. Thank you. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 8, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Tuesday, November 8,2005 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Defoor Short Plat (Ding) LUA05-089, SHPL-H, ECF The applicant is proposing to subdivide a 140,723 square foot (3.2 acre) site zoned Residential - 8 dwelling units per acre (R-8) into 5 lots and an open space tract (Parcel B). The lots are proposed to range in size from 5,500 square feet to 11,574 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. Defoor Preliminary Plat (Ding) LUA05-093, PP, ECF The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. Akers Farm Annexation Prezone (Erickson) LUA05-120, A, PZ, ECF The applicant has requested Environmental Review for the proposed prezoning of this 13-acres annexation site (excluding streets) to Renton R-S. Because annexations are SEPA exempt (RCW 43.21C.222) this environmental review is only for the rezone. Under Renton's proposed zoning the 13- acre site (excluding street right-of-way) could theoretically accommodate .:!:. S3 dwelling units. The proposed rezone is consistent with Renton's Residential Single Family land use deSignation, as shown on the City's Comprehensive Plan Land Use Map. Falk /I Annexation Prezone (Erickson) LUA05-121, A, PZ, ECF The applicant has requested Environmental Review for the proposed prezoning of this 6.29-acres annexation site (excluding streets) to Renton R-S. Because annexations are SEPA exempt (RCW 43.21C.222) this environmental review is only for the rezone. Under Renton's proposed zoning the 6.29- acre site (excluding street right-of-way) could theoretically accommodate .:!:. 40 dwelling units. The proposed rezone is consistent with Renton's Residential Single Family land use deSignation, as shown on the City's Comprehensive Plan Land Use Map cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attomey ® Defoor Preliminary Plat (Continued) (Ding) LUA05-093, PP, ECF The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman. Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® Page 2 of2 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 1, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Tuesday, November 1, 2005 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Defoor Preliminary Plat (Ding) LUA05-093, PP, ECF The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. Kennydale Business Park (Wei/) LUA05-114, SA-H, ECF The applicant is requesting Environmental Review (SEPA) and Hearing Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th Street. According to the City's Critical Areas map, the site contains Protected Slopes. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING December 20,2005 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Defoor Preliminary Plat PROJECT NUMBER: LUA-05-093, PP, ECF PROJECT DESCRIPTION: Applicant proposed to subdivide a 6.91-acre site (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 6 tracts would be created (4 Open Space tracts, 1 Access tract and 1 Utility tract). The subject site contains an unmapped wetland, and three unmapped streams, Coal Mine Hazard Areas, Erosion Hazard Areas, Landslide Hazard Areas, and Steep Slope areas. The project meets the City's definition of a Hillside Subdivision as the average slopes on the project site are greater than 20%. Access to the proposed lots would be via an internal access road, which terminates in a cul-de- sac turnaround. HEX Agenda 12-20-05 PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: Contact! Address File Number: Project Description: Project Location: ./ ./ > December 20,2005 Defoor Preliminary Plat Terry Defoor GWC Inc. 24633 N E 133rd Street Duvall, W A 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 Michael Chen Core Design, Inc. 14711 NE 29th Place Suite #101 Bellevue, W A 98007 LUA05-093, PP, ECF Project Manager: Jill K. Ding, Associate Planner Applicant proposed to subdivide a 6.91-acre site (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single- family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 6 tracts would be created (4 Open Space tracts, 1 Access tract and 1 Utility tract). The subject site contains an unmapped wetland, and three unmapped streams, Coal Mine Hazard Areas, Erosion Hazard Areas, Landslide Hazard Areas, and Steep Slope areas. The project meets the City's definition of a Hillside Subdivision as the average slopes on the project site are greater than 20%. Access to the proposed lots would be via an internal access road, which terminates in a cul-de-sac turnaround. 700/800 block of Cedar Avenue S (parcels 202305-9085 and 000720-0194) , ... _._ .. _. __ l_.~ ___ .l._·._·· City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T l/iminary Report to the Hearing Examiner LUA05-093, PP, ECF PUBLIC HEARING DA TE DECEMBER 20, 2005 Page20f2 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map / Zoning Map page G4 west (dated 12/28/04) Exhibit 3: Preliminary Plat Plan (dated 10/23/05) Exhibit 4: Conceptual Landscape Plan (dated August, 2005) Exhibit 5: Preliminary Grading and Utility Plan (dated August, 2005) Exhibit 6: Tree Cutting / Land Clearing Plan (dated August, 2005) Exhibit 7: Slope Analysis (dated August, 2005) Exhibit 8: Preliminary Site Sections A-A through C-C (dated August, 2005) Exhibit 9: Preliminary Site Sections D-D through F-F (dated August, 2005) Exhibit 10: Environmental Review Committee Mitigation Measures (dated 11/15/05) Exhibit 11: City's Determination of the Unmapped Streams/Wetland Classification (dated 11/3/05) Exhibit 12: Reconsideration Request/Appeal of Determination of Unmapped Streams (dated 11/17/05) Exhibit 13: City's Reconsideration of Unmapped Stream Determination (dated 12/7/05) C. GENERAL INFORMATION: 1. Owner of Record: Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue San Gabriel, CA 91107 2. Zoning Designation: Residential - 8 Dwelling Units per Acre (R-8) 3. Comprehensive Plan Residential Single-Family (RSF) Land Use Designation: 4. Existing Site Use: The site is currently undeveloped. 5. Neighborhood Characteristics: Oefoor_HEXRPT.doc North: Mulit family residential/Single family residential; zoned R-10/R-8 East: Single family residential; zoned R-8 South: Puget Sound Energy Right-of-Way; zoned R-8 West: Interstate-405; zoned CA City ot Renton PIBIPW Department DEFOOR PRELIMINARY PLA T liminary Report to the Hearing Examiner LUA05-093, PP, ECF PUBLIC HEARING DA TE DECEMBER 20, 2005 6. Access: Cedar Avenue S or S 7'h Street 7. Site Area: 301,062 square feet (6.91 acres) 8. Project Data: area comments Existing Building Area: New Building Area: Total Building Area: N/A N/A N/A D. HISTORICAUBACKGROUND: N/A N/A N/A Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 1547 5099 5100 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 30t3 Date 6/05/1956 11/01/2004 11/01/2004 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family, objectives and policies. 2. Community Design Element: 3. Environmental Element: Oefoor_HEXRPT.doc City of Renton P/BIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DATE DECEMBER 20, 2005 G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND _ liminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 4 of4 The proposal is to subdivide two parcels totaling 301,062 square feet (6.91 acres) located within the Residential - 8 dwelling units per acre (R-8) zone. The proposal would create 21 lots intended for the development of detached single-family residences. The lots are proposed to range in size from 5,417 square feet to 8,500 square feet. In addition, the applicant has proposed to include 4 open space tracts (Tracts 995, 996, 997, and 998), 1 access tract (Tract 998) and 1 utility tract (Tract 996). The subject site slopes from east to west and has an average slope of approximately 24%. The project meets the City's definition of a Hillside Subdivision as the average slopes exceed 20%. The High Landslide Hazard Areas, Erosion Hazard Areas, and Steep Slope areas are located on the majority of the subject site. The Protected Slope Areas (slopes greater than 40%) are located within proposed open space tract, Tract 996, and within the rear yards (eastern portion) of proposed Lots 15, 16, and 17. The site is currently forested with a mix of deciduous and evergreen trees, shrubs, and emergent vegetation. As proposed approximately 65% of the existing vegetation will be removed during the construction of the proposed plat improvements. Preliminary earthwork quantities are estimated at approximately 10,100 cubic yards. A high coal mine hazard area is located on the southern portion of the subject site. The majority of the high coal mine hazard area is proposed to located within Open Space Tract 995, however a portion of the high coal mine hazard area would be located within the southwestern portion of Utility Tract 996 and within the southeastern portion of lots 11 and 13. An unmapped wetland and three unmapped streams (streams A, B, and C) are located on the southern portion of the subject site within proposed Open Space Tract 995. A Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc. dated June 28, 2005 and a subsequent revision dated October 3,2005 were submitted with the project application. The report proposed a Category 3 classification for the wetland, a Class 4 classification for stream A, and a Class 5 classification for streams Band C. The City and the City's environmental consultant (The Watershed Company) have reviewed the report submitted by Talasea Consultants, Inc. and the City issued a determination dated November 3, 2005 classifying the wetland as a Category 3 wetland, stream A as a Class 4 stream, stream B as a Class 3 stream, and stream C as a Class 4 stream. A Category 3 wetland requires a 25-foot buffer, a Class 3 stream requires a 75-foot buffer, and a Class 4 stream requires a 35-foot buffer. The streams and the required buffer areas, as determined by the City's stream determination, are located entirely within Open Space Tract 995 with the exception of a small portion of the 35-foot buffer of stream C, which is located on the southeastern corner of proposed Lot 11. The applicant has subsequently appealed the City's stream determination of the classification for stream B and stream C, however the outcome of the appeal would not affect the layout of the proposed plat. Access to the proposed lots would be provided through a new 42-foot wide internal access road (Road A) that will access off of Cedar Avenue S at the northeast corner of the subject site. The proposed access road will terminate in a cul-de-sac turn around. The new right-of-way would include 32 feet of pavement, with curb gutter and sidewalks on both sides of the street. A modification has been requested to reduce the right-of-way width at the entrance to the subdivision to 30 feet. The modification requested has been reviewed and is being denied. A 26- foot wide access tract is proposed to access Lots 9, 10, 11, 12, and 13 from the south end of the proposed cul-de-sac. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on November 15, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the project. The DNS-M included 6 Oefoor_HEXRPT.doc City of Renton P/BIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 ~ liminary Report to the Hearing Examiner LUA05-093, PP, ECF PageS of5 mitigation measures. A 14-day appeal period commenced on November 21, 2005 and ended on December 5,2005. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC 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: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 and the addendum dated September 30,2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for the design of the detention facility, if detention is required per the 1990 King County Surface Water Design Manual. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 5. Staff recommends that the applicant comply with the recommendations found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2005 including the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip, the construction of the new residential access road shall be to City of Renton street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue Sand S ih Street intersection. 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: 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 objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, Community Design, and Environmental Elements: Land Use Element Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at DefoocHEXRPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 !/iminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 60f6 urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would add 21 residential lots to an existing neighborhood and would result in a net density of 3.47 dwelling units per acre, which is less than the density desired under the Growth Management Act, however the applicant has designed the plat with fewer dwelling units in the effort to preserved sensitive areas. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The proposal for 21 lots on the subject site would arrive at a net density of 3.47 dwelling units per net acre after the required deductions, which is below the minimum density permitted in the R-8 zone, however the justification for a density below 4.0 dulac is that there are high coal mine hazard areas located on the subject site that are proposed to be preserved within a large open space tract. Policy LU-14B. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than 4,500 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. A private access tract is proposed to serve Lots 9, 10, 11, 12, and 13. The area within the private access tract was not included within the individual lot areas. In addition an access easement serving the Cedar Crest Condominiums is located over proposed Lot 1, it is anticipated that upon recording of the preliminary plat the access easement will be released due to the dedication of Road A as public right-of-way, however in the event the easement is not released the area within Lot 1 after deducting the area for the access easement would exceed the minimum lot size required of 4,500 square feet. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposal is to connect proposed Road A to Cedar Avenue S. Road A would terminate in a cul-de-sac turn around. An interconnected road network is not feasible on the subject site due to the high coal mine hazard area located to the south of the proposed lots within Open Space Tract 995. See section under Access for further discussion. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. All lots are proposed to front on a public street or access easement. Lots 8-10 would have rear yards facing Interstate -405 and Lots 13-21 would have rear yards facing Cedar Avenue S, however the topography of the subject site prevents an alternative lot arrangement. Policy CD-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. New Road A would provide access for the proposed lots to Cedar Avenue S, no other access is available for the proposed lots due to the high coal mine hazard area located to the south of the proposed lots within Open Space Tract 995. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was submitted and approved as apart of the preliminary plat submittal. Two trees are proposed to be located within the front yards of planting strips of each of the lots and a 5-foot landscaped strip is proposed along existing and proposed rights-of-way. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant is proposing to remove approximately 65% of all vegetation within the plat. Most of the vegetation retained would be preserved within Open Space Tracts 995 996, 997, and 999. The proposed open space tracts are also proposed to protect Protected Slope sensitive areas, a High Coal Mine Hazard, a Category 3 wetland and it's associated buffer, and Defoor_HEXRPT.doc City ot Renton P/BIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 'liminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 70t 7 three streams and their associated buffers. In addition, two new trees per lot and street frontage landscaping are required to be planted to compensate for the lost vegetation. Policy CD-53. Landscape plans tor proposed development projects should include public entryways, street rights-ot-way, storm-water detention ponds, and all common areas. A conceptual landscape plan was submitted with the preliminary application and proposes 2 trees in the front yards of each lot as well as a 5-foot landscaped strip along public rights-of-way. Policy CD-55. Maintenance programs should be required tor landscaped areas in development projects, including entryways, street rights-ot-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a homeowners association or a maintenance agreement. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Three streams (streams A, B, and C) are located along the southern portion of the subject site. The streams and their associated buffers are proposed to be located within Open Space Tract 995, over which a Native Growth Protection Easement will be required to be recorded. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlite habitat values by preserving and enhancing existing vegetation to the maximum extent possible. Protected slope areas are located on the northeastern portion of the subject site (within proposed Open Space Tract 996) and on the eastern portion of the subject site (within the rear yard areas of proposed Lots 15, 16, and 17). No development is proposed on the protected slope located within Open Space Tract 996. A modification was requested and was granted by the Development Services Director permitting the applicant to regrade the protect slopes located within the rear yards of Lots 15, 16, and 17, due to the information provided by the applicant that these slopes were created as a result of the construction of Cedar Avenue S. (b) Compliance with the Underlying Zoning Designation. The 6.91-acre site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 21 new dwelling units and associated plat improvements. Density -The allowed density range in the R-8 zone is a minimum of 4.0 up to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after critical areas, public rights-of-way, and private access easements are deducted from the gross acreage of the site. After the deduction of the area within the streams, wetland, protected slopes, proposed access easements, and proposed public right-of-way (37,284 square feet) from the 301,062 gross square foot site area (301,062 gross square feet -37,284 total deducted area = 263,778 net square feet = 6.05 net acres), the proposal would arrive at a net density of 3.47 dwelling units per acre (21 units I 6.05 acre = 3.47 dulac), which is below the minimum density allowed range permitted in the R-8 zone. The proposed density is due to the presence of High Coal Mine Hazard areas on the subject site. A geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 and a subsequent addendum dated September 30, 2005 provided an analysis of the High Coal Mine Hazard Area located on the subject site and recommended that no building of single family residences occur over the High Coal Mine Hazard Area. Based on the information provided by the applicant a waiver from the minimum density requirements has been granted by the Development Services Director. Lot Dimensions -The minimum lot size permitted in the R-8 zone is 4,500 square feet for parcels greater than 1 acre in area or 5,000 square feet for parcels less than 1 acre in area. The subject site totals 6.91 acres in area; therefore a minimum lots size of 4,500 square feet is required. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Oefoor_HEXRPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DATE DECEMBER 20, 2005 liminary Report to the Hearing Examiner LUA05-093, PP, ECF Page BofB Proposed lot widths range from 50 to 86 feet and lot depths range from 90 feet to 170 feet. The proposed plat would create 21 lots with the following lot sizes: Lot Number Lot Size (square feet) Access 1 8,136 Road A 2 6,008 Road A 3 5,528 Road A 4 5,559 Road A 5 5,587 Road A 6 5,526 Road A 7 5,456 Road A 8 7,144 Road A 9 5,507 Private Access Easement 10 6,032 Private Access Easement 11 6,550 Private Access Easement 12 5,250 Private Access Easement 13 8,500 Private Access Easement 14 7,880 Road A or Private Access Easement 15 6,115 Road A 16 6,228 Road A 17 6,104 Road A 18 5,859 Road A 19 5,620 Road A 20 5,503 Road A 21 5,417 Road A As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-8 zone. In addition, the proposal includes 6 tracts one is for utilities, one is for access, and four are for open space. The proposed Utility Tract 996 is 4,030 square feet in area, the proposed Access Tract 998 is 3,402 square feet in area, proposed Open Space Tract 995 is 113,718 square feet in area, proposed Open Space Tract 996 is 5,069 square feet in area, proposed Open Space Tract 997 is 4,900 square feet in area, and proposed Open Space Tract 999 is 20,127 square feet in area. Setbacks -The required setbacks for the R-8 zone are 15 feet in front for the primary structure and 20 feet for the attached garage, 5 feet along interior side yards, 15 feet for the primary structure for side yards along streets (including access easements) and 20 feet for the attached garage for side yards along streets (including access easements), and 20 feet for rear yards. The preliminary plat map indicates the setback lines on each lot. The setbacks will be verified at the time of building permit review, however each of the proposed lots appears to provide adequate area to comply with the required setbacks. 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 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-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. OefoocHEXAPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 Uminary Report to the Hearing Examiner LUA05-093, PP, ECF Page90f9 Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to the new internal access road (Road A), Cedar Avenue S, and the proposed Private Access Tract. All lots would gain access to public roadways either directly, or via private access easements. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. The preliminary plat is classified as a Hillside Subdivision. The Hillside Subdivision Section, RMC 4-7-220, states that lots may be required to be larger than the underlying zoning minimum lot size. All of the lots proposed within the subdivision are proposed to be larger than 4,500 sq. ft. Due to the proposed extensive grading on the site the topography will be substantially altered and the slope of the proposed building pads will be greatly diminished. It appears that the applicant has proposed adequate lot sizes for the subdivision after the consideration of the grading that will occur for the construction of the building pads. Each of the proposed lots is rectangular in shape. Lots 1-8, and 15-21 have front yards oriented towards a public right-of-way (Road A). Lots 9-17 have front yards oriented towards the private access easement. Due to the project's proposal to create through lots within the subdivision, to ensure that the current lot orientation is maintained, staff recommends as a condition of approval that proposed Lots 13-21 be required to have front yards oriented to the west towards new Road A or Private Access Tract 998. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. There are no property corners to be dedicated for right-of-way purposed as part of this plat. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: The subdivision proposes to provide access to the new lots via a new 42-foot wide public right-of-way (Road A), which terminates in a cul-de-sac turnaround. From the end of the cul-de-sac, a 26-foot wide private access tract (Tract 998) is proposed to serve Lots 9-14. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the private access easement prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. Defoor_HEXRPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 Iiminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 10 of 10 Street improvements including sidewalks, curb and gutter, paving, storm drainage, streetlights and street signs are required within the plat along the proposed internal access street (Road A) and fronting the site in Cedar Avenue S. Sixteen feet of pavement from the centerline in Cedar Avenue S and five foot sidewalks will be required to be installed along the length of the property fronting Cedar Avenue S. The applicant has proposed a reduction in the required 50-foot right-of- way width for the internal access street (Road A) to 42 feet of right-of-way with 32 feet of paving and five foot sidewalks. The applicant has also requested a modification to further reduce the right-of-way width of proposed Road A at the intersection with Cedar Avenue S to 30 feet due to a preferred alignment of S yth Street with proposed Road A. Staff has reviewed the proposed reductions in the right-of-way width and has approved the reduction of the right-of-way for Road A from 50 feet to 42 feet. However, the proposal to further reduce the right-of-way width of Road A to 30 feet at the intersection with Cedar Avenue S is not approved. The City's Transportation Division reviewed the proposed right-of-way alignment of Road A with S yth Street and determined that an offset alignment would be an acceptable situation at the subject location. Therefore, staff recommends as a condition of approval that the preliminary plat map be revised to show a 42-foot right-of-way width along the entire length of Road A with 32 feet of paving, 5- foot sidewalks, and a 5-foot wide utility easement at the back of the sidewalk for street lighting, water meters, and all franchise utilities. The Hillside Subdivision Section, RMC 4-7-220 provides that streets may have a grade exceeding 15% if approved by the Development Services Division and Fire Department, and street widths may be less than those required in the street standards for streets with grades steeper than 15% if parking prohibition on one or both side of the street is approved by the Planning/Building/Public Works Administrator. The applicant has indicated to the City's Plan Review Section that the grade of Proposed Road A would not exceed a grade of 15%. A reduction in the required right- of-way width was requested and has been denied as previously stated. An existing access and utility easement is located on the northeastern portion of the subject property and provides access to the abutting Cedar Crest Condominiums to the north via a 28- foot wide driveway. Therefore, staff recommends as a condition of approval that access be provided during and after construction from the proposed Road A to the Cedar Crest Condominiums located on the property abutting the subject site to the north. A Traffic Impact Analysis (TIA) prepared by TraffEx dated September 23, 2005 was submitted with the project application. According to the TIA, the proposed project would result in the addition of 9.57 average weekday trips per lot for a total of 201 trips entering and exiting the project site during the week. The additional AM peak hour trips would be 0.75 per lot for a total of 16 trips entering and exiting the project site. The PM peak hour trips would be 1 .01 per lot for a total of 21 trips entering and exiting the project site. The TIA recommended the following measures to mitigate for the increased number of trips resulting from the proposed plat: 1. The payment of $75 per net new average daily trip to the City's traffic impact fee program; 2. The proposed residential access road and private driveways should be constructed to City of Renton standards; and 3. A new street sign should be installed for eastbound traffic at the Cedar Avenue Sand S yth Street intersection. To mitigate impacts to the local street system, the City's Environmental Review Committee imposed the following mitigation: the applicant shall comply with the recommendations found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2005 including the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip, the construction of the new residential access road shall be to City of Renton street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue Sand S yth Street intersection. The proposed 21 new residential lots would be expected to generate approximately 200.97 new average weekday trips (21 new homes x 9.57 trips per home = 200.97). The fee for the proposed plat is estimated to be $15,072.75 (200.97 total trips x $75.00 = $15,072.75) and is payable prior to the recording of the plat. Topography: The topography of the subject site slopes from east to west and has an average slope of approximately 24%. The project is classified as a Hillside Subdivision as the average Oefoor_HEXRPT.doc City of Renton P/B/PW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DATE DECEMBER 20, 2005 liminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 11 of 11 slopes across the site exceed 20%. High Landslide Hazard Areas, Erosion Hazard Areas, and Sensitive Slope areas are located on the majority of the subject site. Protected Slope Areas (slopes greater than 40%) are located within proposed Open Space Tract 996, and within the rear yards (eastern portion) of proposed Lots 15, 16, and 17. A geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 with a subsequent Addendum dated September 30, 2005 was submitted with the project application. The report requests an Exception through Modification to allow for the protected slopes within Lots 15, 16, and 17 to be regarded as the slopes were artificially created during the construction of Cedar Avenue S. RMC 4-3-050J.5.b provides that an Exception through Modification may be granted to allow for regarding of Protected Slopes that were created through the installation of public roads. The City reviewed the request for an Exception through a Modification and concurs with the applicant's conclusions that the Protected Slopes located within the rear yard areas of proposed Lots 15, 16, and 17 were created during the construction of Cedar Avenue S, therefore the Exception through Modification to allow for the regarding of these Protected Slopes is granted. The Hillside Subdivision Section, RMC 4-7-220, requires that additional information regarding the soils, geology, drainage patterns, and vegetation be submitted with the project application. In addition, detailed grading plans and erosion control plans are also required. As previously stated a geotechnical report and subsequent addendum were submitted with the project application and provided additional information on the soils, geology, drainage patterns, and vegetation located on the subject site. Preliminary earthwork quantities are estimated at 10,100 cubic yards (7,500 cubic yards of cut and 2,600 cubic yards of fill). The preliminary grading plans indicate that the majority of the site will be regarded such that the slopes on the project site will be reduced creating adequate areas for the construction of plat improvements and building pads. 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 application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the 2001 DOE manual regarding erosion control, as conditioned by the ERC. A high coal mine hazard area is located on the southern portion of the subject site. The majority of the high coal mine hazard area is proposed to located within Open Space Tract 995, however a portion of the high coal mine hazard area would be located within the southwestern portion of Utility Tract 996 and within the southeastern portion of lots 11 and 13. The geotechnical report submitted by the applicant recommended that no single family residential structures be built within the high coal mine hazard area. The City's Environmental Review Committee imposed a mitigation measure that the applicant comply with all of the recommendations found in the geotechnical report. Three unmapped streams and an unmapped wetland are located within Open Space Tract 995. As previously stated in the Project Description/Background section of this report the City's determination of the Classification of two of the streams (Stream B and Stream C) has been appealed by the applicant. The wetland (Wetland A) has been classified as a Category 3 wetland with a 25-foot associated buffer and Stream A has been classified as a Class 4 stream with a 35- foot associated buffer. The wetland and streams and the required buffer areas, as determined by the City's stream determination, are located entirely within Open Space Tract 995 with the exception of a small portion of the 35-foot buffer of stream C, which is located on the southeastern corner of proposed Lot 11 . The City's critical area regulations require that critical areas (including protected slopes, wetlands, and Class 2-4 streams) be protected under a Native Growth Protection Easement (NGPE). Therefore, Open Space Tracts 995 and 996 shall have a NGPE recorded over them. Staff recommends as a condition of approval that a Native Growth Protection Easement shall be recorded over Open Space Tracts 995 and 996 prior to the recording of the final plat map. In addition, staff further recommends as a condition of approval that Open Space Tracts 995 and 996 be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted Oefoor_HEXRPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 liminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 120f 12 to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. Relationship to Existing Uses: The subject site is currently undeveloped. The surrounding area includes single-family residences developed under the R-8 and R-10 zoning deSignations. The proposed lots are compatible with other existing and newly created lots in this area of the City. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $10,248.00 (21 new lots x $488.00 = $10,248.00) and is payable prior to the recording of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $11,145.96 (21 new lots x $530.76 = $11,145.96) and is also payable prior to the recording of the plat. The City of Renton Trail Plan identifies a potential link of the Thunder Creek Trail on the southern portion of the subject property within Open Space Tract 995. Therefore, staff recommends as a condition of approval the dedication of a 20-foot wide trail easement on the southwestern portion of the subject site for the Thunder Creek Trail. The Parks Department has indicated that a portion of the Parks Mitigation Fee may be waived with the dedication of the easement. Schools: The site is located within the boundaries of the Renton School District No. 403. 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 generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 9 additional students (0.44 x 21 = 9.2). The schools would include: Tiffany Park Elementary School, Nelsen Middle School, and Renton High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Water: The applicant submitted a Drainage Report prepared by Core Design, Inc. dated August 2005. The existing runoff sheet flows west across the subject site and then south to an existing stream channel. The surface water runoff that will be created as a result of the construction of the plat improvements and subsequent single-family residences is proposed to be directed to a combination detention/wet vault located within a storm drainage tract in the western portion of the property (Open Space Tract 997). The report indicates that the vault will be designed to Level 2 Flow Control and Basic Water Quality. All of the drainage discharging from the vault will be piped approximately 200 feet to the south via a 12" storm drain where it discharges into a shallow channel. Staff from the City's Plan Review Section reviewed the applicant's storm drainage report and noted that it complied with the requirements of the 1998 King County Surface Water Design Manual. As a condition imposed by the City's Environmental Review Committee, this project is required to meet a higher standard for flow control. The project is required to comply with the 2005 King County Surface Water Design Manual. The proposed vault is required to have a Oefoor_HEXAPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 ,/iminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 130f 13 separate building permit. The applicant shall submit separate structural plans for review and approval under a separate building permit for the proposed vault. A special inspection from the building department is required during the construction of the vault. All of the roof downspout systems shall be tightlined to a new storm conveyance system to be built within Road A. Strip drains shall be required at the end of driveways where the slope exceeds 8%. Staff recommends as a condition of approval that the storm water detention tract (Open Space Tract 997) be landscaped, and irrigated (unless drought tolerant plants are used) appropriately. The applicant shall submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the plat. A Surface Water System Development Charge, based on the current rate of $715.00 per new single-family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The subject site is served by the City of Renton Water and Sewer Utilities. There is an existing 4-inch City of Renton water main fronting the site in Cedar Avenue S. The site is in the 490 water pressure zone. Static pressure at street level is approximately 80 psi. Pressure reducing valves may be required to be installed on the domestic water meters. Available fire flow in the area is less than 1,000 gpm. The water improvements required for the proposed subdivision include a water main extension. The applicant will be required to tie into an existing 12-inch water main located just north of the NE property corner in Cedar Avenue S and extend an 8-inch water main within the plat to the end of the cul-de-sac. From that point, a 4-inch water main will be extended in the private drive to the end of proposed Lot 11. This will provided 1,250 gpm for fire flow. A System Development Charge at the current rate of $1,525 per single-family building lot shall be paid at the time of Utility Construction Permit. There is an existing 8-inch sewer main fronting the property in Cedar Avenue S. An 8-inch sewer main will be required to be extended within the plat. The sewer main shall be placed deep enough to provide gravity service to Lots 1-10. Due to the elevation of the site, gravity service will not be able to be provided from the site to Cedar Avenue S, therefore a lift station is required. The applicant has proposed to locate the lift station within Utility Tract 996. Staff from the City's Plan Review Section have reviewed the proposed location of the lift station and have concerns with regards to the lift station being placed on steep slopes and a portion of the lift station would be located within the High Coal Mine Hazard. Staff recommends as a condition of preliminary plat approval, that the sanitary sewer lift station shall be located within the 26-foot private access tract (Tract 998) and that the width of the tract shall be increased to 30 feet. A System Development Charge at the current rate of $900 per new single-family lot shall be paid at the time of Utility Construction Permit. H. RECOMMENDATION: Staff recommends approval of the Defoor Preliminary Plat, Project File No. LUA-05-093, PP, ECF subject to the following conditions: 1. Proposed Lots 13-21 shall be required to have front yards oriented to the west towards new Road A or Private Access Tract 998. 2. The applicant shall place "No Parking" signage along the Private Access Tract 998. The satisfaction of this requirement shall be subject to the Development Services Division prior to recording of the plat. 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the plat in order to establish maintenance responsibilities for this development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the plat. Defoor_HEXRPT.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLA T PUBLIC HEARING DA TE DECEMBER 20, 2005 Iiminary Report to the Hearing Examiner LUA05-093, PP, ECF Page 14 of 14 4. The preliminary plat shall be revised to show a 42-foot right-of-way width along the entire length of Road A with 32 feet of paving, 5-foot sidewalks, and a 5-foot wide utility easement at the back of the sidewalk for street lighting, water meters, and all franchise utilities. A revised plat map showing the 42-foot right-of-way width shall be submitted at the time of Utility Construction Permit Application. 5. Access be provided during and after construction from the proposed Road A to the Cedar Crest Condominiums located on the property abutting the subject site to the north. Plans detailing the temporary and permanent access to the Cedar Crest Condominiums from Road A shall be submitted at the time of Utility Construction Permit Application. 6. A Native Growth Protection Easement shall be recorded over Open Space Tracts 995 and 996. A note indicating the presence of such an easement shall be placed on the final plat map. 7. Open Space Tracts 995 and 996 be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. 8. A 20-foot wide trail easement on the southwestern portion of the subject site shall be dedicated to the City of Renton Parks Department for the Thunder Creek Trail. The Parks Department has indicated that a portion of the Parks Mitigation Fee may be waived with the dedication of the easement. A note indicating the presence of such easement shall be place prior to the recording of the final plat map. 9. The stormwater detention tract (Open Space Tract 997) shall be landscaped, and irrigated (unless drought tolerant plants are used) appropriately. The applicant shall submit a landscape plan for the review and approval of the Development Services Project Manager prior to recording of the final plat. 10. The sanitary sewer lift station shall be located within the 26-foot private access tract (Tract 998) and that the width of the tract shall be increased to 30 feet. Plans detailing the lift station shall be submitted at the time of Utility Construction Permit Application. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years of the dates of approval, the preliminary plat shall be null and void. Oefoor_HEXAPT.doc ge PI. ._ ... _ .. IT·_·_·) . _ .... _ ... _J J F4 -17 T23N R5E W 112 \,\ '. CD ~ .'.~'.' ··.CP..(X) : .•. ~ •••.••........ 'O!" ~ ... ~ L...."'--L....;....J ,0) •••••.......... J •.. ~ ... ....... L~ ............ .i.. .... <> ~[l]IJ 8~~ -.-r-T---' ............................. . j o ~ .... J ............... , ............................ . .... ~\_ ....... 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DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUAOS-093, PP, ECF · APPLICANT: Terry Defoor, GWC, Inc. PROJECT NAME: Defoor Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is proposing to subdivide a 6.91~acre site zoned · Res.idential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250' square feet to 8,500 square feet. The lots are intended for the eventual development of sing1e;..family residences. The subject site contains a Class3stream,2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. LOCA nON OF PROPOSAL: LEAD AGENCY: 700 Block of Cedar Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section . ,~,xt~}.;.1·~j+n~f$~:;.2.:f':: ;~"+::\, ,:f-J";' MITiGATION MEASURES: "J'r;li 5;i1&',::;z", ."1'" 1. The applicantshafl. comply with the.r~comwenc1!itioTl~'rOOl1'd"lQ lhe .!feIDf~~nical report prepared by IciCle Creek . Engineers dated June ·10, 2005 and tf\~addek9tirn dated . . ' ... . . ,~~"~,, ,{ 2. The appticantshall.be required ,,",,,,,,,,,\\,,tI10 ,pursuant to th,eDepartment of L.\j'''Ulllf;Y Stormwater Management Construction Permits. . This f'nr~"'itjnn Division. C;;:lb'1im,""nf·ati/~n. Control Plail (TESCP) designed <e.clur~~men1:s Qutlined in Volume II of the U"' • .IauF"Mllig;atio.n Plan prior to issuance of ::InnlrnV::I1 of the Development Services' .. it.! ;.~,;4'i'i' 3. This project shall be subject to the ~5~ unty Surface ,watW;J:>· anuaf for the design of the detention facility, if detention is required per the ~~~ . Qo Goti'f!tyStnfq,C6Yllate nManual. · ~f;t~~j,,>" ";'>,' , '~,; . '~i:'",:~v 4. The.applicantshall pay a Parks MitigatiOriFe~a_Ei~\R~~,!~~g~Jp.~~ach·new single family lot ·5. Staff recommends that the applicant cOlTIP(ywith the re,comm~ndatidns found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2QQ5inCIUQingthe payment of a Traffic Mitigation Fee 'based on $75 per net new average daily trip, the construction of the new residential. access road shall be to City of Ren~on'street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue S a.nd S 7th Street intersection. 6 .. Staff recommends that the applicant 'Pay a Fire Mitigation Fee based on $488.00 per new single family lot. ERe Mitigation Measures wishing to take further action must file a fonnal appeal within the following appeal timeframe. APPEAL. This administrative de~ision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 17,2005. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. If you have any questions, you may contact Jill Ding, Associate Planner at 425-430-7219. Sincerely, 1, f Ji;I;W" \ I ,j // /~ I // rv 1!0't ~·'v?UT/i { Neil Watts Development Services Direcwr cc: Project File Jennifer Henning Jill Ding Terry Defoor/Applicant _ , Ronnie CS Teng~ .. Leng.silengTeng, Mei-Vb Teti Dang, Wei Kang Kho, Cbia:'C4_l'uan/Owners,";,F", Parties of Record ~·fe Kathy Keolker-Wheeler, Mayor November 3, 2005 Michael Chen Core Design, Inc. CITY ~ RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator 14711 NE 29th Place, Suite 101 Bellevue, W A 98007 Subject: Administrative Determination of Un-:mapped StreamlWetland Classification for Defoor Properties (parcel Nos. 0007200196, 0007200194, and 2023059085) Dear Mr. Chen: This letter is in response to your request for the classification of 4 un-mapped streams and two unmapped wetlands as identified in the Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea . Consultants, Inc. dated Iune 28, 2005 (revised October 3, 2005). BACKGROUND A Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants~ Inc. dated Iune 28, 2005 was submitted to the City of Renton with the preliminary short plat and preliminary plat applications for the Defoor Preliminary Short Plat and the Defoor Preliminary Plat. The report identified 3 streams, 2 drainages, and 1 wetland on the subjeCt properties. The report recommended that Streams B and C and Drainages 1 and 2 be classified as Class 5 streams, which are exempt from the City's critical areas regulations per RMC 4-3-050B.1. Stream A was recommended to be classified asa Class 4 stream, which requires a 35;..footbuffer and Wetland A was recommended to be a Class 3 wetland with 25-foot required buffers. The Watershed Company (City's environmental consultant) conducted a site visit August 25th, 2005 and reviewed the applicant's report. A comment letter from The Watershed Company dated September 15, 2005 concurred with the applicant's recommended classification for Wetland A, Stream A, and Stream C, however did not concur with the applicant's recommended classification for Stream B and Drainage 2 and identified a wetland that had not been delineated. The Watershed Company recommended that Stream B be classified as a Class 3 stream, that Drainage 2 be identified as an extension of Stream A, a Class 4 stream, and that the unmapped wetland be classified as a Class 3 wetland. Arevised Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talas.ea Consultants, Inc. (revised October 3,2005) was submitted to the City October 5, 2005. The revised report identified Drainage 2 as an extension of Stream A (a Class 4 stream), delineated the unmapped wetland and labeledit as Wetland B, and Stream B was labeled as a Class 3 stream with a 75-foot required 1055 South Grady Way -Renton, Washington 98055 €:x 'h,'bt'l II R E N TON ~ AHEAD OF THE CURVE ~ This paper contains 50% recycled material, 30"10 post oonsume< buffer. However, Talasea requested a reconsideration of the classification of Stream Bas' a Class 3 stream and recommended that Stream B be reclassified as an unregulated Class 5 stream. City staff met with Hugh Mortensen of The Watershed Company to discuss the classification of the streams and drainage. Particularly the City's classification criteria of streams (RMC 4-3-050L.l.a) was reviewed. Per Section RMC 4-3-050L.l.c.iii of the City's critical areas regulations, "Classification of an unmapped stream or lake is effective upon expiration of the fourteen (14) day appeal period following the Administrator's determination." The Administrator has reviewed the City's critical areas regulations (RMC 4-3-050), and the Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc and has rendered a decision. FINDINGS/CONCLUSION 1. The applicant has requested the determination of the classification of 3 streams, one drainage, and two wetlands .. ' . '. 2. The applicant submitted.~·'W~tlandStudy, Stre~'( sessment, Habitat Study, Watershed Restoratj$}n"and Mitigation Plan pre'pare,y Talasea Consultants, Inc. (revised October 3~C20(5):\ v, 3. The City's Admiflis,trator and environmental con$ldf~t ('the Watershed Company) have:revle\V~ the weltuut$_~~Stre-am Ass~sment, Habitat Study, Watershed Res~ratjonr; an,~~timiion'lan;:jfepaied by TWasea Consultants, Inc. (revised October 3'#lOO5)a1iiI;{tpjfi~a*~€tiftcal area,~l$tions found in RMC 4-3-050. . .' . DECISION The City concurs that Wetl~ A and B shalt be cla~sifi&t wCategory 3 wetlands, and . that· Stream A shall be classifi~~ a Class 4 stream. 'S'Ufti61ent information has not been ',', 4" . -provided to the City to show that Stream B Should<~erassified as a Class 5 Stream, that StreamC shall be classfied as a Class 5 stream, and that Drainage 1 shall be classfied as a Class 5 stream. The A<iministrator determined that: 1) Drainage 1 shall be classified as a Class 4 stream; 2) StreamB shall be classified as a Class 3 stream; and 3) Stream C shall be classified as a Class 4 stream. Therefore, the decision has been made not to accept the Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc, revised October 3,2005. REC()NSIDERATION. Within 14 days of the effective date of the decision, any party' may request that the Administrator reopen a decision. The Administrator may modify his decision if material evidence not readily discoverable prior to the original decision is found ar if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator finds insuffici~nt evidence to amend the ,original decision, there will be no further extension of the appeal period. Any person ~B] To~~!~!E~PMENl S~CES . CIlY OF RENTON NOV 18 2005 17 November 2005 RECEIVED Mr. Neil Watts, Development Services Director City of Renton 1055 South Grady Way Renton, WA 98055 CITY OF RENTON NOV 1 7 2005 / :,/0 ~ RECEIVED /ft;., CITY CLERK'S OFFICE hQ.\'\.d-dQlii<?re.J 10'1 .Ta..SD11 v'I1Uar who s~-kJ v-e.r'Wly 4--hA..+ t1u 1 ',S 0.. ((.J\A.~ f-fi,'(' J<1e.c.eps;c:lev-aol-, f y L It TAL-931.r . A-ffe. 711 T71~ tH~_G..rl Wf..!J E)cC1..w,,'t1 ex, t&~ e.t·. Ci+y A +-1-0 (/I e..r 1-1 ea.r ,. Y1 j £)qo...m t' ~ ~ y- Subject: Reference: Defoor Properties (Parcel Nos. 0007200196, 0007200194, and 2023059085) Request for Reconsideration and Appeal ( L-UA -(J 5 -0 8 Cf ) Dear Mr. Watts: We have reviewed your 3 November 2005 letter addressed to Michael Chen of Core Design in regards to the classifications of four un-mapped streams and two un-mapped wetlands on the Defoor properties. Due to the availability of additional information, both enclosed and forthcoming, we request a reconsideration of your determination, and request your examination of the information and historical factors that have effectively created several drainage features on the subject properties. We also request a reconsideration of the decision to allow a Class 5 rating for Stream B, Stream C and Drainage 1 based upon historical evidences suggesting the feature's artificial origin and past precedent set by the City in the previous review and classification of similar features. To preserve our options for a formal appeal, we also request that this notification be filed at this time for this purpose. We understand that there has been some difference of opinion, and subsequent internal discussion and meetings regarding the definition of a Class 5 classification for Stream C and Drainage 1. From communication between Hugh Mortensen (The Watershed Company) and Per Johnson (Talasaea Ecologist) on 25 October 2005, and from your 3 November letter, we understand that the City has declined the guidance of their peer review consultant and is attempting to regulate artificial drainages that have been intentionally created due to the discharge of untreated and undetained stormwater. Furthermore, Jill Ding, of the City of Renton, told us (in a telephone conversation on 25 October 2005) that the City desires to conduct a hearing regarding the Defoor project to clarify the new code for the purpose of defining City policy. If future meetings are scheduled between the City's peer review consultant and staff to discuss the Defoor properties, we would appreciate the opportunity to attend and provide any necessary information or clarification, as this would expedite the coordination and correspondence involved for this project, and associated time and costs for all parties. We wish to continue a dialogue with the City on this issue and avoid a hearing if at all possible, as it is Resource 'd? Environmental Planning 15020 Bear Creek Road Northeast • Woodinville, Washington 98077 • Bus: (425) 861-7550 • Fax: (425) 861-7549 Mr. Neil Watts 17 November 2005 Page 3 existence, of Stream S, Stream C and Drainage 1. We request the decision provided in the 3 November 2005 letter is reconsidered and, if necessary, be addressed in an appeal hearing (barring all other available means in which we can discuss and potentially resolve this issue). Please contact Per Johnson or me at (425) 861-7550 if you have any further questions at this time. Thank you for the consideration of the City in this matter. Sincerely, Jason Walker, RLA, ASLA Senior Project Manager Attachment cc: Michael Chen, Core Design Terry Defoor, Owner Site Area, 1946 Site Area, 1965 .. " Ai'" '-"'~"".' ... T~~' .:',', Site Area, 1975 Kathy Keolker-Wheeler, Mayor December 7, 2005 Jason Walker, RLA, ASLA Talasea Consultants, Inc. 15020 Bear Creek Road NE Woodinville, W A 98077 CITY ~F RENTON Planning/BuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Reconsideration Request of Administrative Determination of Un-mapped StreamlWetland Classification for Defoor Properties (parcel Nos. 0007200196, 0007200194, and 2023059085) Dear Mr. Walker: This letter is in response to your letter dated November 17, 2005 requesting reconsideration of the classification of 3 un-mapped streams (Stream B, Stream C, and Drainage 1) as identified in the Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc. dated. June 28,2005 (revised October 3,20(5). In your letter you indicate that the creation of the 3 un-mapped streams was·the result of erosion due to point-discharge of stOrmwater and should be considered artificial and regulated as Class 5 streams. RMC 4-3- 050L.l.a. v defines a Class 5 stream as non-regulated waters that "flow within an artificially constructed channel where no naturally defined channel had previously existed." The point discharge of stormwater onto the subject site does not constitute an . artificially constructed channel that would be classified as a Class 5 stream. In your letter you also cite a previous project within the City, Sunnybrook Preliminary Plat (LUA05-127, SA-H, PP, ECF), where the modification of 7 drainage channels was permitted. You indicate that the previous approval should serve as a precedent for the streams located on the subject property. Since the review and approval of the .. Sunnybrook Preliminary Plat, subsequent critical area regulations have been adopted, which include a new stream definition and stream classification system. Therefore, as the current project was submitted under the subsequent regulations, the previous approval of the alteration of 7 drainages would not be a precedent. The previous determination of the classification of the streams dated November 3, 2005 stands. 1055 South Grady Way -Renton. Washington 98055 E xl.\! 'J,,:J ,)' ~ (I) This paper contains 50% recycled material, 30% post consumer AHEAD 0 F THE C URV E , Defoor Reconsideration December 7. 2005 Page2of2 The reconsideration request letter also requested ~ appeaL The appeal of the determination will continue. You will be notified of the date of the appeal,hearing when' the Office of the Hearing Examiner has scheduled it. Please feel free to contact Jill Ding at (425) 430-7219 if you h~e any questions. Sincerely, Neil Watts Development Services Director" Cc: Project File Jennifer Henning Jill Ding Terry Defoor! Applican,t, "", " Michael ChenlContil~r" "," ,,', Ronnie CS Teng, ~Rg .. S~'Teng, Mei-Yu'Teag'D~ Wei Kang Kho, ~u-CllUt'TwmlOwners ',' .'f"" "f",;" Parties of Reccni\~;;;;,;' .' ,",. {, ". " Kathy Keolker-Wheeler, Mayor December 9,2005 Gary Plicinski Cedar Crest Condominium Association 629 Cedar Avenue S Renton, WA 98055 RE: Defoor Preliminary Plat Comment Letter Dear Mr. Plicinski; CITY F RENTON Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Thank you for your comment letter dated November 28, 2005 regarding the Defoor preliminary plat. Your comments have been added to the official file and you have been made a party of record. The decision maker will consider your comments when rendering a decision on the Defoor preliminary plat. If you have any additional comments or concerns feel free to contact me at (425) 430- 7219. In addition, a public hearing has been scheduled on the matter for December 20, 2005 at 9am, you may want to attend the hearing and testify. (J::/t~ ~II K. Ding ~~~ lJ . Associate Planner -------------lO-S-S-s-ou-t-h-G-ra-d-y-W-a-y--R-e-n-w-n-,-W-as-h-in-g-to-n-9-8-0-SS-------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Kathy Keolker-Wheeler, Mayor December 9,2005 William Collins 420 Cedar Avenue S Renton, WA 98055 CITY F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Defoor Preliminary Plat Comment Letter Dear Mr. Collins; Thank you for your comment letter dated August 17, 2005 regarding the Defoor preliminary plat. Your comments have been added to the official file and you have been made a party of record. The decision maker will consider your comments when rendering a decision on the Defoor preliminary plat. If you have any additional comments or concerns feel free to contact me at (425) 430- 7219. In addition, a public hearing has been scheduled on the matter for December 20, 2005 at 9am, you may want to attend the hearing and testify. Sincerely, (/j) *.~ allK.Din9 U Associate Planner ------------}-O-S-S-So-u-th--G-ra-d-y-W-ay---R-e-n-to-n-,w--as-h-in-g-to-n-9-8-0-SS-------------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE Jill K. Ding, Cedar Crest Condominium Association 629 Cedar Ave. South Renton, WA 1 am writing to you in regard to the application of land use at the 700-900 block of Cedar Ave. S. The project name in question is Defloor Preliminary Plat 1 LUA05-093, PP, ECF. The plan shows a dispute over boundary lines between Cedar Crest Condominiums and the Defloor Preliminary Plat boundary. 1 have included a copy of our plat plan with a description of our land. 1 would like to work out the dispute with the intended builder Applicant Terry Defoor over this dispute. There is also a dispute over abandoned 7th street. City records show the street still in existence that run from Cedar Ave. S. to 1-405. That street no longer exists. As president of Cedar Crest Homeowners Association 1 would like to submit a formal challenge to the plat of the Defloor Preliminary Plat. 1 am also willing to negotiate a settlement. Thank you. Sincerely, Gary Plicinski President 11128/05 CITY OF RENTOI'o RECEIVED NOV 23 2005 BUILDING DIVISION City of Renton DEVELOPME CITY OF 'tJfrr~~NING LAND USE PERMIT AUG -92005 MASTER APPLICATIO~ECElvED PROPERTY OWNER(S) NAME: Ronnie CS Teng,/Leng-Sheng,TeI Mei-Yu, Teng Dang/Wei Kang Khc 1'"'1: • .1_ ""u ....... · ·""uu ... uau ADDRESS: 835 Elm Ave. CITY: San Gabriel, CA ZIP: 91107 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Terry Defoor COMPANY (if applicable): GWC Inc. ADDRESS: 24633 NE 133rd Street CITY: ZIP: Duvall, WA 98019 TELEPHONE NUMBER 206-999-8874 CONTACT PERSON NAME: Michael Chen COMPANY (if applicable): Core Design, Inc. ADDRESS: 14711 NE 29th Pl. Suite 1C CITY' . Bellevue,WA ZIP: 98007 TELEPHONE NUMBER AND E-MAIL ADDRESS: 425-885-7877 mc@coredesigninc.cc Q:web/pw/devserv/forms/pianningimasterapp.doc g / 1 m PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Defoor Preliminary Plat PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 700/800 blk. Cedar Ave. S. Renton, WA 98055 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2023059085 0007200194 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): -:-.. __ -. . ... _ .... - tJ .......... ':t .... ~ ..: ~ .... -..... Sinale Familv Residental EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Sinqle Familv Residental PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: R-8 PROPOSED ZONING (if applicable): SITE AREA (in square feet): 3 0 1 0 6 2 SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 24, 834 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 3.47 NUMBER OF PROPOSED LOTS (if applicable): 21 NUMBER OF NEW DWELLING UNITS (if applicable): 21 09/24/03 629 CEDAR 37-97 (COND.) A CONDOMINIUM SW 1/4 SEC 17, T23N, R5E; 8 NW 1/4 SEC. 2~ T23N, R5E, WM CITY OF' RENTON, KING COUNTY, WA. JUNE 1979 LEGAL .oESCRIP770N r~Aer d ~, ""';17' _. " ..,.. AV'N7"aN' C'D·"""IIPAnVI e'tM' C"O. 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(2.4, f". /1!~M'#- co -'l ~::,~rf:~;::~'::;:~'~:"':';-CLlitf/({·t~"Q. ,uru s wnu •. Lf .~> ,..,ANAtfr.A!., -$Q~..e-..wr.rNOINr AI R~'.1 r.o~~~~~~~~~~~~"4o.?--------------~------------------~~ ((":': ", C::' \ , : ", -... ,f PAGE ./OHN Ie EW/Nfi I' ASSOCMTES ~ c"""'" rN"~N~HV. ~ "-""'N. $~~ ~ I OF2 ,---, I , , I I , I I 629 CEDAR A CONDOMINIUM SW //4 SEC. /7, T23N, RS£; 8 NW //4 SEC. 20, T23N, RSE, W M CITY OF RENTON. KING COUNTY, WA. JUNE /979 :':'.~<::~.':/1 /'5'."", ,. ,... .,/. i - --:'} , I 8V/UVNG 37-98 (CONII.) . ,----------------- r-__________________ ~AI~a~9~.~~~/~~~--------------------~"~~-~-~/J ________ ....1 /35:00 • 'I -~-~-~:1' ~/ ? .. ~ I I I I H'f'T,r"C'~e ~ ... "~;;r.;91··' ~",ri4 r I ~ ~ , ~~ ~~ ~ .. ~ ~~~ iii' ~~~ ~ ~~ ~ ~ 'v I ~;;:;;;~~~,,;;;;=t:~.~.:~"'~"':,,9~~~~:~.::\J -~ -;1~JtL "l ~ I ~: '-;'#-1"~i /T-"4-$" I I PAGE 2 OF 2 Ztl!!J Mtrz 'N." ~~ ;"I'SiJ: .1' • ."", A##: '''.N1'' 'AlAN" VNd/IfI4.~' 76-~7"'" t.;~.,~ 6A., .. ~" "".e -, '%~$'r""N , ... '" ' Z,'" ,M,. (* II: '.·Z. 6.~,.811"4! , .... Z4I! "1"1 '~,'" '.:;"..,:::: Is: n . .. .Ai~'. -----'_"~I"" '''PI' ___ _ . -+-.. .--+--... ..:.....--1--.....; BIY-..v. N~ ",,;y ,j.!'AI/9.!l"r _" Sr,IWnt C~ r~~, /OQ.OO (A.u .......... .., .tIiW~) CoO ~~~7~'~7~#7~D~r.7----------------------------~----~~ tCt ., Jt),w R. EI#",vG I ASS()C/A7Z'J' c/y/~ 1'~,NIIfI~'NII .. ~MP ~ (7.4)H~·"~J .:-j r.~~~~N~~i~;~;~~'M~'~~A~~~:'~~~~~A"W.JW~4.~V------'r.~~w.~~~~~~~~nr----~ ~..,/? ~-20 ·7, ~ ...... -o - , ARTICLE 2. SUBMISSION OF THE PROPERTY TO THE CONDOMINIUM STATUTE. Declarant, being the sole owner of the property, makes this Declaration for the purpose of submitting the property to the condominium form of use and ownership and to the provisions of the Condominium Statute. Declarant declares that the property shall be held, used, conveyed, encumbered, leased, occupied, rented, and improved subject to the covenants, conditions, restrictions, reservations, and easements stated in this Declc:lra~ion, all of which are in furtherance of the divi- sion of the property into condominium apartments and common areas and facilities and shall be deemed to run with the land and be a bufden and benefit to Declarant and all persons who own or acquire an interest in the property, or any part thereof, and their grantees, successors, heirs, executors, administra- tors, and assigns. ARTICLE 3. DESCRIPTION OF LAND. The land on which the building and improvements provided for in this Declaration are or will be located is as follows: . Tract 15 of Plat No. 1 of Renton, Co-Operative Coa'l Co. Acre Tracts, as per plat recorded in Vol. 9 of Plats, page 29, records of King County, except the North 276 ft. thereof; together with the North 30 ft. of 7thA"pe. adjoining, as vacated by Ordinance No. 1408 of the City of Renton, and recorded under Auditor's File No. 4176479, records of said county; situate in the City of Renton, County of King, State of Washington. Together with and subject to an easement over that portion of vacated 7th Street and a portion of 'the H. H. Tobin Donation Land Claim Number 37,and the NW 1/4 of Section 20-23-5, described asfollowss Beginning at the SE corner of Lot 15 Plat No. 1 of Renton Co-Operative Coal company's Acre Tracts as re- corded in Volume 9, page 29, Book of Plata, records of King County, Washington, thencei::"::S':COOo09' OO"E on the , '. .,;~ ~1 • .. Eaat line of said Lot 5 produced a distance of'20.00 feet to the true point of beginning; thence continuing S 00°09'00" E, 55.00.feet; thence S 88°22'00" W parallel with the South line of said Lot 15; a distance of 145.00 feet, thence N 00·09'00" W, a distance of.45.00 feet; "~.'" thence N 88°22'00" E,a distance of 10.00. feet; thence N 00°09'00" W, a distance of 10.00 feet; thence N 88'22'00" E, a diatanQ8 of 135.00 feet to the true point of beginnlnq. 1'!!'4 of Section '\. \ .•.. . i ',', .' . -Q -~ The easement de~cribed above is a common easement for ingress, egress and utilities, held in common with the property lying to the south and west of the condominium. ARTICLE 4. DESCRIPTION OF BUILDINGS. There are two buildings in the Condominium. They are principally of wood frame construction on concrete foundation with stucco exterior. The street address of both buildings is 629 Cedar Avenue South, Renton, Wash- ington, 98055. Each building has two stories and parking beneath. There are four apartments in each building. ·The buildings are further described and their locations are shown on the Survey Map and Plans. ARTICLE 5. APARTMENT NUMBERS, LOCATION AND DESCRIPTION. Each apartment is identified by number and .. the building address. All apartments consist of eight rooms, including a living r09m, dining room, kit~hen,two.bec!~. rooms, each with a closet, a fireplace,. utility· room;'"and two bathrooms, except apartment A-l04, which·has·~· ". ' •. ' one less bedroom. Each apartment contains· approximately 1,000 square feet. The location and configuration of . ,. ·,' ...... " \ \,' ~@~~~H£tJi~~)\~·;/~'i{1i11&t.j~.'t.Ii~.t·;?;~,··,·;; .. ; ..... ~.;~>:i.'~:~;·:\X·~.:;·\:·: ... : .. ~:~: ,~:.{:·:t~:'.;.·/~;i/tIR~'iMlti:Ji~;]~;l!~~i~;i~~ ....•. , • '" ....• '! :~. ::. ~ ~~'I-' I ·C i ...... ~ '-'-~ . -~ . i • CONDOMIN-1UM JEaH)lfIi til. . 1~' \ () ,\ . ()<\\o~ fWE (f' aJm. \01,,'1 (> Reel ~., ...." ~ . E. ilfl . 1«. .. .................. . 2,."" OR 'TrUI " ...l....... \",,-. ".~ . ..~ z::.WII lunl1 ~Mtl"n SEC.~np. 'k\ 1&:.,_, ... ' __ GPRIfEEU '\t ;""\.Q on ... ~tti~ Ml.Cf tWITS ···R· IElAFATlOO EI' f«J11<\\() \\ 'Q'<\ \o\Q . ".IF I Tjet .. · . K,C, nw'---__ _ STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Tom Meagher, being fIrst duly sworn on oath that he is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on November 21, 2005. The full amount of the fee charged for said foregoing publication is the sum of $102.00. ::JSV \\\,Utill" . ,,\ ~ L n I" !to'" <"\ ~ . -0.<1 'I .:0 O'v ......... ;~ .... ',. ~ "') ..... ~OT<'tI( ...... '" ~ Tom Meagher ~ I J-... 9t. ~ Legal Advertising Representative, King County Journal ; ("I'J I EXp. \ E Subscribed and sworn to me this 220d day of November, 2~~ \ 0412812009 i'> S ~~... ~.~. .. ~.{P ··..:~LlC .•.. ~ ~ ~, 0" ..... '00""..,.:.: ~ "lIt ltAStl}.:.\'~ t"fI!H"'\\: Jody. arton Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Defoor Preliminary Plat LUA05-093, Pp, ECF Location: 700 Block of Cedar Ave- nue S. The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The sub- ject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wet- land, steep slopes, and high coal mine hazard areas. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 5, 2005. Appeals must be filed in writ- ing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Sec- tion 4-8-11O.B. Additional infor- mation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on December 20, 2005 at 9:00 AM to con- sider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the pub- lic hearing. Published in the King County Journal November 21, 2005. #848037 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: Defoor Preliminary Plat PROJECT NUMBER: LUAO~93, PP, ECF LOCATION: 700 Block of Cedar Avenue S DESCRIPTION: The applicant Is proposing to subdivide a 6.91-acre Itte zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging In size from 5,250 square fe.l to 8,500 square feet. The lots are Intended for the eventual development of single-family residence., The subject site contains a Cia .. 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slope., and high coal mine hazard areas. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM on December 5, 2005. Appeals must be filed In writing together with the required $75.00 application fee wtth: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk'. OffIce, (425) 430-t;510. 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 DECEMBER 20, 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. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper tile Identification. CERTIFICATION I, t. jord", , hereby certify that .3 copies of the above document were posted by me in __ conspicuous places or nearby the described property on DATE: 'rUf/Os. SIGNED:.---"a6~Rc.,.. >""""k",,,,=-~==------ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 16th day of November, 2005, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies See Attached Terry Defoor, GWC, Inc. Applicant Michael Chen, Core Design, Inc. Contact Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Owners Dang, Wei Kang Kho, Chiu-Chu Tuan Parties of Record See Attached (Signalure of Sender),;-xItlrg: ~ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. .. f ,,__ ~ J /. Dated: lI/r1!o{ C/~l ~t~ , Notary Public in and for the Sate of Washington Notary (print):. __ c~~-r--'-7-0=----=-(_~I::..:...!..f-_t_) ______ _ My appointment expires: ~ /1 OJ (0 b Project Name: Defoor Preliminary Plat Project Number: LUA05-093, PP, ECF template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. * clo Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation * Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing Michael Chen Core Design, Inc. PARTIES OF RECORD DEFOOR PRELIMINARY PLAT LUA05-093, PP, ECF, MOD Terry Defoor GWC Inc. 14711 NE 29th Place ste: #101 Bellevue, WA 98007 24633 NE 133rd Street Duvall, WA 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue tel: 425-885-7877 eml: mc@coredesigninc.com (contact) Pat Conger 1301 S 9th Street Renton, WA 98055 (party of record) Ruth Larson 714 High Avenue S Renton, WA 98055 tel: 425-255-0290 (party of record) Claude J. Bouchard 1506 Beacon Way S Renton, WA 98055-3908 tel: 425-226-4357 (party of record) Updated: 11/16/05 tel: 206-999-8874 (applicant) William Collins 420 Cedar Avenue S Renton, WA 98055 (party of record) Arthur C. Davis 1001 2nd Avenue W ste: #101 Seattle, WA 98119 tel: 206-498-1288 (party of record) San Gabriel, CA 91107 (owner) Mayor Kathy Keolker-Wheeler City of Renton 1055 S Grady Way Renton, WA 98055 (party of record) Diane B. Hyatt 720 Cedar Avenue S Renton, WA 98055 tel: 425-228-1725 (party of record) (Page 1 of 1) 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: Defoor Preliminary Plat PROJECT NUMBER: LUA05-093, PP, ECF LOCATION: 700 Block of Cedar Avenue S DESCRIPTION: The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 5, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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 DECEMBER 20, 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. :0 lee PI. FOR FURTHERINFORMA'rION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. . DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include ~he project NUMBER when calling for proper file identification. ~.~ '1:» ..u. -Kathy Keolker-Wheeler, Mayor November 16, 2005 Michael Chen Core Design, Inc. 14711 NE 29th Place ste: #101 Bellevue, WA 98007 SUBJECT: Dear Mr. Chen: Defoor Preliminary Plat LUA05-093, PP, ECF CITY F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section C for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 5, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on December 20, 2005 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, cc: Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan / Owner(s) Pat Conger, William Collins, Mayor Kathy Keolker-Wheeler, Ruth Larson, Arthur C. Davis, Diane B. Hyatt, Claude J. Bouchard / Party(ies) of Record Terry Defoor / Applicant Enclosure -------1 o-s=-=s:-:s:-o-ut--h-G:-r-ad-=-y-:-W.=-a-y---=-R-en-t-on-,--W.-a-sh:-:i-ng-to-n---=-98-=-O-S-S------~ ® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE CITY F RENTON Kathy Keolker-Wheeler, Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator November 16, 2005 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on November 15, 2005: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Defoor Preliminary Plat LUA05-Q93, PP, ECF 700 Block of Cedar Avenue S DESCRIPTION: The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 5, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, /J ',,7/-17 . A/-J 1:!'cY~~~ JillK.Ding U Associate Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation Enclosure -------:-1O::-:5:-:5-::S:-o-ut-:-h-::G:-ra~d:-y-:::W.:-:-a-y--~R-en-to-n-,-:::W:c:-a-=sh"':'in-g-to-n---c:-98::-:0:-c:5-::-5------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON·SIGNIFICANCE·MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-093, PP, ECF APPLICANT: Terry Defoor, GWC, Inc. PROJECT NAME: Defoor Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 700 Block of Cedar Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 and the addendum dated September 30, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for the design of the detention facility, if detention is required per the 1990 King County Surface Water Design Manual. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 5. Staff recommends that the applicant comply with the recommendations found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2005 including the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip, the construction of the new residential access road shall be to City of Renton street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue Sand S th Street intersection. 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. ERe Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON·SIGNIFICANCE·MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-093, PP, ECF APPLICANT: Terry Defoor, GWC, Inc. PROJECT NAME: Defoor Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. LOCATION OF PROPOSAL: LEAD AGENCY: 700 Block of Cedar Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Structures in excess of 500 feet from Cedar Avenue S shall install a fire sprinkler system. Plan Review -Surface Water 1. The Surface Water System Development Charge (SOC) is presently $715 per single-family lot, which is subject to change. This fee is payable at the time the utility construction permit is issued. ERC Advisory Notes Page 1 of 2 Plan Review -Water 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. 2. The Water System Development Charge (SOC) is presently based on a rate of $1,525 per single family lot, which are subject to change. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. Any existing septic system shall be abandoned in accordance with King County Health Department prior to building permit occupancy. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. The Sanitary Sewer System Development Charges (SOC) is presently $900 per building lot, which is subject to change. This fee is payable at the time the utility construction permit is issued. Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the Cedar Avenue S frontage of the parcel and the new internal access road. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. 2. The SOC fees may be changing in the future, the applicant should note that the fees due at the time of utility construction permit issuance will be the fees in affect at the time of the permit issuance. Property Services 1. See attached Property Services comments, dated October 20, 2005. ERG Advisory Notes Page 2 of2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-093, PP, ECF APPLICANT: GWC Inc., Terry Defoor PROJECT NAME: Defoor Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is proposing to subdivide a 6.91-acre site zoned Residential -8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. LOCATION OF PROPOSAL: LEAD AGENCY: 700 Block of Cedar Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 5, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: November 21, 2005 DATE OF DECISION: November 15, 2005 SIGNATURES: Date ~~.~/l-{ {~I Alex -P/~-f¢::::-:/v=----JIl/c...:....<I£"-+l~o'J Alex Pietsch, Administrator Date r I EDNSP ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 15, 2005 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Tuesday, Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Harper Comp Plan Amendment & Rezone (Lind) LUA04-146, R, ECF A request to change the Comprehensive Plan land use designation from Residential Single Family (RS) to Corridor Commercial in the Tobin neighborhood was submitted by a property owner of two abutting parcels located at 125 and 201 South Tobin Street. The applicant has also requested a corresponding zoning change from Residential 8 (R-8) to Commercial Arterial (CA). In addition, the City of Renton initiated a larger review of zoning in the Tobin neighborhood to determine whether the rezoning request and existing land use designations are consistent with the Airport Compatible Land Use Plan adopted in 2004. 2005 City Initiated Comp Plan Amendments (Lind) LUA05-006, R, ECF • #2005-M-1, Refinement of Residential Low Density mapping within the Comprehensive Plan and citywide zoning. Redesignation of the Maplewood Addition and Maplewood Glen from RS to RLD. • #2005-M-2, Land Use Map Amendment to add an area located at Ripley Lane in unincorporated King County and to add shoreland currently between the inner and outer harbor lines of Lake Washington to the City of Renton's Potential Annexation Area. • #2005-M-3, Amend the City of Renton's Potential Annexation Area to include the West Hill. • #2005-M-5, Amend the Renton Comprehensive Plan Land Use Map to reflect amendments made by King County during its 2004 Comprehensive Plan Update. • #2005-M-6, Review of Harper request to re-designate land from Single Family Residential with R-8 zoning to Corridor Commercial with Commercial Arterial Zoning at 125 and 201 Tobin Street, and Review of Single Family Land Use Designations South of the Airport to Evaluate Consistency with the Airport Compatible Land Use Plan. • #2005-M-7, Redesignation of the Southport from Commercial Office Residential Land Use to Urban Center. • #2005-M-9, Redesignate Washington State Department of Transportation remnant adjacent to 1-405 from Commercial Office Residential land use designation to Residential Low Density land use designation. • #2005-T-1, Review of text for the Comprehensive Plan Introduction. • #2005-T-2, Review text in the Utilities Element pertaining to private utility purveyors. • #2005-T-3, Review narrative in the Comprehensive Plan Glossary. Housekeeping text amendments to check and correct names of agencies and programs. • #2005-T -4, Amend the maps and language referring to Commercial Business Districts for clarity. • 2005-T-5, Review of text for the Comprehensive Plan Vision. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® Page 1 of 2 Defoor Preliminary Plat (Continued) (Ding) LUA05-093, PP, ECF The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas. cc: K. Keolker-Wheeler, Mayor J. Covington, Chief Administrative Officer B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® Page 2 of 2 STAFF REPORT City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERe MEETING DATE Project Name: Applicant: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDATION: :0 fge PI. Project Location Map November 15, 2005 Defoor Preliminary Plat GWC Inc., Terry Defoor LUA-05-093, ECF, PP Jill K. Ding, Associate Planner The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21 lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep slopes, and high coal mine hazard areas (Project description continued on page 2). 700 block of Cedar Avenue S (parcel nos. 202305-9085 and 000720-0194) NI A Proposed New Bldg. Area: NI A 301,062 sf (6.91-acres) Total Building Area gsf: N/A Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). , I ....... ,.-- ...... , ..... - ercrpt.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLAT REPORT OF NOVEMBER 15,2005 A. PROJECT DESCRIPTION (CONT.) Enviro. Ital Review Committee Staff Report LUA05-093, ECF, PP Page 2 0'2 The 6.91-acre site is located at the southwest intersection of S 7'h Street and Cedar Avenue S and the western property line abuts the Interstate -405 right-of-way. The subject site is currently vacant and forested with a mix of evergreen and deciduous trees and shrubs. Existing development within the vicinity of the site includes predominantly detached single family housing located within the Residential - 8 dwelling units per acre (R-8) zone with some properties to the north located within the Residential -10 dwelling units per acre (R-1 0) zone. The property is situated within the Residential - 8 dwelling unit per acre (R-8) zoning designation, which is established for single family residential dwellings allowing a range of four (4) to eight (8) dwelling unites per net acre. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. The City's critical areas maps identify, coal mine hazards, steep slopes, high landslide hazards, and erosion hazards on the subject site. In addition, one Class 3 stream, two Class 4 streams and a Category 3 wetland were identified on the subject site. The applicant is proposing to subdivide the subject site into 21 single family residential lots ranging in size from 5,250 square feet to 8,500 square feet with a resulting net density of approximately 3.47 dwelling units per acre (6.91 gross acre site -0.86-acres combined sensitive areas, private access easements, and public roadways = 6.05 net acre 21 units / 6.05 net acre = 3.47 dulac). Landscape, roadway, utility improvements and five utility/open space tracts would be established with the plat. Access to the project would be provided via a proposed 30-foot wide internal access road off of Cedar Avenue S, which terminates in a cul-de-sac turnaround. An additional access tract is proposed off of the end of the cul-de-sac to provide access to four lots, an open space tract, and a utility tract. The applicant has identified steep slopes, coal mine hazard areas, two Class 4 streams, one Class 3 stream and one Category 3 wetland. A slope analysis was submitted with the project application and two slopes that exceed 40% were identified on the project site. Slopes that exceed 40% for a height greater than 15 feet are considered protected slopes. The remainder of the site contains slopes that are between 25 and 40 percent grade, and are classified as Sensitive Slopes. The coal mine hazard areas, streams and buffer areas, and wetland and wetland buffer area are all proposed to be located within an Open Space Tract (Tract 995). A portion of the coal mine hazard areas would be located on the southeast corners of proposed Lots 11 and 13 and the southwest corner of a utility tract (Tract 996). Project construction would require extensive grading and excavation activities throughout the site for the installation of new building pads, roadways, and utilities. Preliminary earthwork quantities are estimated at approximately 10,100 cubic yards. In addition, all of the trees located within lot areas are proposed to be removed for the creation of building pads as part of on-site grading activities. B. RECOMMENDATION ercrpt.doc Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. DETERMINATION OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. City of Renton PIBIPW Department DEFOOR PRELIMINARY PLAT REPORT OF NOVEMBER 15, 2005 C. MITIGATION MEASURES Enviro Ital Review Committee Staff Report LUA05-D93, ECF, PP Page30f3 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 and the addendum dated September 30, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for the design of the detention facility, if detention is required per the 1990 King County Surface Water Design Manual. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. 5. Staff recommends that the applicant comply with the recommendations found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2005 including the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip, the construction of the new residential access road shall be to City of Renton street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue Sand S 7'h Street intersection. 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. 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 I Environmental Health The subject site is designated on the City's Critical Areas Maps as containing potentially high coalmine hazards, as well as steeply sloped areas that qualify as either sensitive or protected slopes. With the project application, the applicant submitted a Geotechnical Report prepared by Icicle Creek Engineers dated June 10, 2005 and an addendum to the Geotechnical Report dated September 30, 2005. According to the report the site topography slopes from the east to the west. The slope ranges from 5 to 20 percent grade, however there are some local areas where steeper slopes exist. Slopes in excess of 40% grade, which meet the City's definition of a protected slope, are located along the sides of the stream channels and along the eastern boundary of the subject site adjacent to Cedar Avenue S as a result of fill embankment construction for Cedar Avenue S. The applicant's SEPA checklist indicates that earthwork activities are estimated at 10,100 cubic yards of dirt work (7,500 cubic yards of cut and 2,600 cubic yards of fill) in order to create the appropriate grades for the installation of building pads, roadways, and utilities. In addition, the applicant has requested an exception to the City's critical areas regulations to allow for the grading of the protected slopes located along the eastern property line where the subject site abuts Cedar Avenue S as the slopes were created as the result of the installation of Cedar Avenue S. The report also identified high and low coal mine hazards on the subject site. High coal mine hazard areas are areas where mines have been abandoned and improperly sealed and are within 200 feet of the ground surface or are shallower than 15 times the thickness of the seam. Areas with high coal mine hazards may be subject to subsidence. Low coal mine hazards have been properly backfilled and no sinkholes or regional subsidence should occur in the location of low coal mine hazard areas. The high coal mine ercrpt.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLAT REPORT OF NOVEMBER 15, 2005 Enviro. Ital Review Committee Staff Report LUA05-093, ECF, PP Page 4 0(4 hazard areas are proposed to be placed within an open space tract (Tract 995) with a small portion of the high coal mine hazard areas being located on the southeastern corners of proposed Lots 11 and 13 and on the southwestern corner of a utility tract (Tract 996). The high coal mine hazard area on Lots 11 and 13 would be located within the rear yard setback area, where the construction of structures is limited to detached accessory structures. Tract 996 may not be a suitable location for a utility tract due to the location of the high coal mine hazard area over the southwestern corner of the tract. The geotechnical report provides mitigation measures for construction in and around the coal mine hazard areas and recommendations for site preparation and earthwork, excavations, structural fill, cut and fill slopes, spread footings, floor slab support, subgrade walls, lateral resistance, utilities, pavements, and erosion control and drainage measures. Staff recommends a mitigation measure requiring the applicant to comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005. Due to the slopes located on the subject site, the potential exists for erosion to occur from the subject site. Staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the Stormwater Management Manual. Mitigation Measures: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 and the addendum dated September 30, 2005. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations 2. Water -StreamJWetiands A Wetland Study and Stream Assessment report prepared by Talasea Consultants, Inc. dated June 28, 2005 (revised October 3,2005) was submitted with the project application. The report identified 3 streams and 1 wetland on the subject site. Stream A was classified as a Class 4 stream, Stream B was classified as a Class 3 stream, and Stream C was classified as a Class 5 stream. The wetland (Wetland A) was classified as a Category 3 wetland. However, the report prepared by Talasea requests that the classification of Stream B as a Class 3 stream be reconsidered by the City and reclassified as a Class 5 unregulated stream. The Watershed Company (the City's environmental consultant) and the City's Development Services Director have review the report prepared by Talasea regarding the classification of the streams and wetland and do not concur with the classifications of Streams Band C as proposed by the report prepared by Talasea. A determination is being issued by the City, which would classify Stream A as a Class 4 stream, Stream B as a Class 3 stream, Stream C as a Class 4 stream, and Wetland A as a Category 3 wetland. Class 3 streams require a 75-foot buffer from the ordinary high water mark, Class 4 streams require a 35-foot buffer from the ordinary high water mark, and Category 3 wetlands require a 25- foot buffer from the edge of the wetland. All of the proposed development would be outside of the City's determined wetland and stream buffer areas and all the wetland, stream and, associated buffer areas would be contained within an open space tract (Tract 995). Mitigation Measures: No further mitigation is recommended. Nexus: N/A ercrpt.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLAT REPORT OF NOVEMBER 15,2005 3. Water -Stormwater Enviro Ital Review Committee Staff Report LUA05-093, ECF, PP PageS 0'5 A Preliminary Storm Drainage Report prepared by Core Design, Inc. dated August 2005 was submitted with the application materials. According to the report existing stormwater runoff sheet flows to the west across the subject site and then south into an existing stream channel. The flows continue northwesterly and enter into a culvert which passes under 1-405 and another culvert that passes under Benson Road S where it finally discharges into an existing wetland. The proposed method of drainage control as indicated by the storm drainage report prepared by Core Design would be a detention/wet vault. The detention/wet vault would be located within a storm drainage tract on the western portion of the property. The vault will be designed to Level 2 Flow Control and Basic Water Quality. Drainage discharged from the vault would be piped approximately 200 feet to the south via a 12-inch storm drain where it would discharge into a shallow channel. The City's Plan Review Section has reviewed the submitted drainage report and concludes that the report complies with the requirements for the 1998 King County Surface Water Design Manual. Due to the potential for downstream flooding problems, staff recommends a condition of approval requiring the project to comply with the requirements of the 2005 King County Surface Water Design Manual. Mitigation: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 3. Plants The site is currently heavily vegetated with a mix of deciduous (Alder, Big Leaf Maple and Black Cottonwood) and evergreen trees (Douglas Fir, Western Red Cedar, and Western Hemlock), and various unidentified shrubs, grasses, and forbs. The tree cutting and land-clearing plan submitted by the applicant indicates that the construction of the proposed subdivision would result in the clearing of approximately 70% of the subject site. The proposed clearing limits encompass all of the proposed lots and the proposed roadway. Additional areas outside of the proposed lots and roadways would be cleared for the installation of utility lines (storm drainage and sewer). Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations 4. Recreation The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $11,145.96 (21 lots x $530.76 = $11, 145.96) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. Nexus: SEPA Environmental Regulations 5. Transportation Access to the project would be provided via a 30-foot wide residential access road off of Cedar Avenue S, which terminates in a cul-de-sac turnaround. The City's street standards require that residential access roads have a right-of-way width of 50 feet with 32 feet of paving, sidewalks, curb and gutter, and street lighting. The applicant has requested a modification to the City's street standards to reduce the right-of- way width to 30 feet at the intersection with Cedar Avenue Sand 45 feet for the remainder of the proposed new road. ercrpt.doc City of Renton PIBIPW Department DEFOOR PRELIMINARY PLAT REPORT OF NOVEMBER 15, 2005 Enviro Ital Review Committee Staff Report LUA05-093, ECF, PP Page 60f6 A Traffic Impact Analysis (TIA) prepared by TraffEx dated September 23, 2005 was submitted with the project application. According to the TIA, the proposed project would result in the addition of 9.57 average weekday trips per lot for a total of 201 trips entering and exiting the project site during the week. The additional AM peak hour trips would be 0.75 per lot for a total of 16 trips entering and exiting the project site. The PM peak hour trips would be 1.01 per lot for a total of 21 trips entering and exiting the project site. The TIA recommended the following measures to mitigate for the increased number of trips resulting from the proposed plat: 1. The payment of $75 per net new average daily trip to the City's traffic impact fee program; 2. The proposed residential access road and private driveways should be constructed to City of Renton standards; and 3. A new street sign should be installed for eastbound traffic at the Cedar Avenue Sand S 7'h Street intersection. Mitigation: Staff recommends that the applicant comply with the recommendations found in the Traffic Impact Analysis prepared by TraffEx dated September 23, 2005 including the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip, the construction of the new residential access road shall be to City of Renton street standards, and a new street sign shall be installed for eastbound traffic at the Cedar Avenue Sand S 7'h Street intersection. Nexus: SEPA Environmental Regulations 6. Emergency Services The proposal will add new residential units to the City that will potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $488.00 per new single family lot. Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot. Nexus: SEPA Environmental Regulations 7. Utilities A preliminary utility plan for the proposed plat was submitted with the project application. A sanitary sewer lift station is proposed to be located on the southwestern portion of the property within Tract 996. The southwestern corner of Tract 996 is located over a high coal mine hazard area. The City's sanitary sewer utility section have review the location of the proposed sewer lift station and has concerns with regards to the location of a sewer lift station within such a close proximity to the high coal mine hazard area. Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Advisory Notes to Applicant. -K-Copies of al/ Review Comments are contained in the Official File. __ Copies of al/ Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. December 5, 2005. Appeals must be filed in writing together with the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425) 430-6510. ercrpt.doc City of Renton P/B/PW Department DEFOOR PRELIMINARY PLAT Envirc ntal Review Committee Staff Report LUA05-093, ECF, PP REPORT OF NOVEMBER 15, 2005 Page 70(7 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Structures in excess of 500 feet from Cedar Avenue S shall install a fire sprinkler system. Plan Review -Surface Water 1. The Surface Water System Development Charge (SOC) is presently $715 per single-family lot, which is subject to change. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. Water service stubs are required to be installed to the each building lot prior to recording of the plat. 2. The Water System Development Charge (SOC) is presently based on a rate of $1,525 per single family lot, which are subject to change. This fee is payable at the time the utility construction permit is issued. Plan Review -Sanitary Sewer 1. Any existing septic system shall be abandoned in accordance with King County Health Department prior to building permit occupancy. 2. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. 3. The Sanitary Sewer System Development Charges (SOC) is presently $900 per building lot, which is subject to change. This fee is payable at the time the utility construction permit is issued. Plan Review -Transportation 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the Cedar Avenue S frontage of the parcel and the new internal access road. 2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. 2. The SOC fees may be changing in the future, the applicant should note that the fees due at the time of utility construction permit issuance will be the fees in affect at the time of the permit issuance. Property Services 1. See attached Property Services comments, dated October 20, 2005. ercrpt.doc ge PI. F4 -17 T23N R5E W 112 RM-F , " ~, ',RMi-r' R-B <'v>.. RM-F ZONING PIBIPW Tl!CHNICAL IIEllVlCllS 12IZ8I0+ H4 -29 T23N R5E W 112 - - - -Renton 0il7 Llmiu RM-F 18th RM-F R-B h 200 po 1.4800 G4 20 T23N R5E W 1/2 5320 _ )NING MAP BO K RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac EJ Residential 4-dulac §J Residential 8 dulac ~ Residential Manufactured Homes I R-IO I Residential 10 dulac I R-t41 Residential 14 dulac I RH-r\ Residential Multi-Family I RH-T I Residential Multi-Family Traditiona] I RM-U I Residential Multi-Family Urban Center· MIXED USE CENTER ~ Center Village luc-Ntl Urban Center -North 1 IUC-N21 Urban Center -North 2 o Cenler Downtown· ~ Commercial/Office/Residential S;OMMEBCIAL ~ Commercial Arterial· ~ Commercial Ottice· o Commercial Nei,hborhood 2T22NRljE INDUSTRIAL o Industrial -Heavy o Industrial -Medium IT.] Industrial -Ught <P) Publicly owned _____ Renton Cily Limits __ ._ Adjacent City Limits _ Book Pages Boundary KROLL PAGE • May include Overlay Districts. See Appendix maps. For additional regulations in Overlay Districts. please see RMC 4-3. PAGE# INDEX SECTfTO'HNJiV\NGE Printed by Print & Mail Svcs. City of Renton NW £4, NW £4, SEC. 20, TWP. 23 N., ROE. 5 E., w.M. ~l 1+1 II ~h------------7-;~,;,iw ~lnD~'-=;t;J 7 ~. ...... ~~""' . .......:....... 'N7lr~Tr4 _____ ~.fo& ------;, -----~ .... '-..... ----c~ SCALE: 1· -50' u-: T QUNEBIAPELICANT ::i.1fa ..... ~ .... FLANliEB/EN4!NEEBlflUBYEYOR -_ ... _lIULtIIN ............. ---t~ ... vn CIIM .... =--.... ..:=-.... ~,. ..... ........,. DATUM BASIS OF BEARINCsS ............ ,.........,~ .... -~ . ........ ..-. ..................... _ ...... ===--==-==:.. ...... _..- BENCI-lMAI'iiiK .,..~......"... ... -~.:====:r .... ~~ ............... ----- Topo4BAFHY NOTE ==r.-=,=,===--==---= .. 5'ilfiiS=rF=~ :.-. .......................... -...... ~ <ill "'i ~ ~ q~ i~~ q1 ~ll u • i • ~~i ~I-. S~ ~~ \ ct . ,.~" .. ~ ~ "'ti~ ~ ~ ~~~ Z ~ ~)~I ~ ~ ~~~ ..ct: ~ il .,Je;) IU~ ~~ 2 I 2 Jl'JI!OJCCT NU ... 1I:111 04J.39 -/ / ~r----.= ,-:-:--:::.:.. I~ ...., ... ~R ---if ~:!t / I / =tr::.,,- /1 ;;r I ~ PREliMINARY TREE CUT7lNG & CLEARING PLAN DEFOOR PRELIMINARY PLA T G\N'C, INC. 246.JJ N.£ I.JJRD ST. DUVALL. WASl'llYG1DY 9IJOT9 '. --_._,'" .-__ ft.At_'. ~"'1. 'Dr I ,.. 1M"-" s.... I.r -..-W-.-....,. fHG'HEf"",G· 'tANHING· lU6VEYING . -- S. 10lli STREET /i lit I § / / ~ k'" ~ ORA ... lJIfI f8 f Af'PRO'40 I/C ;k~ ~!': ~ • I C A C •• C .. I I SLOPE ANAL YSIS DEFOOR PRELIMINARY PLA T G\I1I'C, INC. 2<16.J.JN.£. I.J.JRD sr. DUVAlL. WASHlN(;TVN 98018 5.10lliSmT ~DES'GN ~U.N$JV7 _ .. ~ EHGI,.,EfIlING • ,tANH,HG· SU,VfY'NG --__ ...11/ "(' u' ..... t. ~E'; f ~, jP l.t • ""tlDIDIr (DIDtra:MWt"Jl' ~16J£II4I.A' MDt~C:UW.(;(I11I1t OMSITE 42' JlIW SECT/ON .. ><ME ',-'( i/{ .'.> ' .. , ; / '~6~t'l'~""'·itOfW:I: NOTe. IlEE IlECTI0N6, _ET2CF2 1I'Btr. t 1-II'IINE I --U'_ -j r ... , _»01 PARCEL A -301012* ./ -' Ut1_·~ / ylCIIj!Tr MAE / , .', I I ! i / ~~ SCALE: 1" -50' LW T OII.NERlAPf'LICANT _INC. U.UNIL....:t.T. DWAU,. ...... 1CIN..,. -'-..0'14 PLA/lNEMNCiINEEMiUBYErOR -_ .... ~...:=..-:=, t.., .... ,." CGNJACT. f1ICIMt&. aef. ~ ....................... ..". ...... ....,...., ... ~~....."OIII: LEGEND ---- hi It! p~ d~ ~ • i . < ~~I ~ .... ~S ~!l ~~ ~~ . ., ~ <: (,)~~ 't ~ ~~~ ~.... ~~ ~ ~ "',,iii C)1,&,j \oJ" I ~~ ~~~ )..Q: (!) ~ Q:C ~~ ~I,&,j \ilCl ~ ~ ~ I~" ! :! : i dH ~ h ~ SHE;ET OF" j Ju~ PlllClJ(c:t ~V_ .... ~ 04j39 I • .. o :; o :~ ~------------T-~ , , , , \~'\ "--.-§~---. \ \ \ \ I"", "'~------------"'~ -"" ,I ", I '-------__ T -\ -----E \ , """ ,----'t , PREUMINARY SffE SEC110NS DEFOOR PRELIMINARY PLAT G\lVC, INC. 248.JJ N.£ 7.lJRD sr. lJVJfAU.. WASHNG1'OII g«Jf!J , , § ., 0-o .." .." o -' o 8 '" o :';;:I::;'~.;.:'>--------: ~ \ , \-T fHGIHEEIIING . HAHNING· SUrVEYING I ! i ! OAT( AUQJST 2005 APPROvtD RHS § :~ o '" '" ·0 ~T""-.... eT..tI!ILIaD LtRIW IMU. ....... • ·0 § \I' o ---"'~T PRELIMINARY SITE SEcnONS DEFOOR PRELIMINARY PLA T G\N'C, INC. 24SlJ N.£. T.JJRD ST. , \-~ \ \ ... <;-.. ~DfSIGN ., ., o , , , , 8 , \ , ' .... _,. \ \ " ...._-_ tICM ~'t !=-:-=~ 'q"IC1M ..... ~IO' -...-.w-..-fIIOO7 \ \_~ DUVALL, WASHNGroN 9II07g fHG/HEEIING . "ANNfNG· SU,VfYING , \"~-.... --.. ---- '" o -~-T" I \--~ , ... ,,--.. \. DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM October 20, 2005 Jill Ding Sonja J. FesserN Defoor Preliminary Plat, LUA-05-093, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: If "PARCEL B" is not a part of this plat/application, then remove the legal description for said parcel from the plat submittal. That portion of the plat street, shown in the public right-of-way (S 7th Street), should be indicated by a dashed line, not a solid line. The drawing notes two separate tracts with the same tract number (name). Said duplicate number is "996". One tract is an "open space" tract and the other is the "utility" tract. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0438, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Provide plat and lot closure calculations. \H:\Fiie Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0438\RV051019.doc October 20,2005 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Required City of Renton signatures (on the fmal plat submittal) include the Administrator of PlanningiBuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property, at the time of recording, need to sign the fmal plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the comers of the proposed lots. On the final submittal, remove all references to trees, utility facilities, topog lines and other items not directly impacting the subdivision. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (and street names) will need to be noted on the plat document. Note whether the properties (to the south) are platted (give plat name and lot number) or unplatted. Remove all references to density and zoning information from the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. H:\FiJe Sys\LND -Land Subdivision & Surveying Records\LND-lO -PJats\0438\RV051019.doc\cor October 20, 2005 Page 3 If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of TRACTS 995, 996, 997 and 998 applies to this plat and should be noted on the final plat drawing. The following text example will need to be repeated for the Utility Tract (996) and the Access Tract (998) (if said Tract 998 does not become an easement): Upon the recording of this plat, Tracts 995, 997 and 999 (?) are hereby granted and conveyed to the Plat of Defoor Homeowners' Association (HOA) for an open space. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. If there is no HOA, use the following language on the final plat drawing: Lots 1 through 21, inclusive, shall have an equal and undivided ownership interest in "Tracts 995, 996, 997, 998 and 999 (?)". The forgoing statement is to be accompanied by language defming the maintenance responsibilities for any infrastructure located on the Tracts serving the plat, or reference a separate recorded instrument detailing the same. Note whether the 10' sewer easement (Lot 11) is private or public (City of Renton). If additional easements (private and public) are added to this proposed plat, then more comments regarding said easements may be required in the future. Comments for the Project Manager: Is the City agreeing to an access tract (Tract 998), rather than an access easement? Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0438\RVOSlO19.doc\cor PROPERTY SERVICl:, EE REVIEW FOR SUBDIVISIONS No. ",''uS -~5J-7--f--- APPLICANT: "DEFOOR J :n=:aay RECEIVED FROM ___ --;-~-:---- (date) JOB ADDRESS: '1oo-BOa'13l I.e:'c:::f" CE.'t:2A.l?, A.VE,S . wOn_7-'----'7'--"4=-..<OI::2Q~ _____ _ NATURE OF WORK: <-I-lOT 1 o~ 1t4:P' A;:J::: (ten=ooJ3,:p1 A:r~ LND# 10 -~ X PRELIMINARY REVIEW OF SUBDlViSION'St LONG pLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. pm D's .. VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECf PROPERTY PARENT PIOn eOC305~qo85 000'720 -OJ q4 NEW KING CO. TAX ACCf.#(s) are required when assigned by King County. It is dIe intent of this development fee analysis to put die developer/owner on notice. that the fees quored below may be applicable 10 the subject site upon development of the property. All quoted fees are palencial charges that may be due and payable at the time the construction permit is issued to install the on·site and off-site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # ___ , addressed as has not previously paid _~ __ SDC fees, due to connection to City utilities prior to existance of SOC fee Ord. SP Lotn will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followi~uoted fees do NOT include inspection fees, side sewer permits. r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DlSTRlCTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Aereement (p_vt) WATER -0- Latecomer Aereement (pvt) W ASTEW A TER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District!W A TER /-0- / Special Assessment District!W ASTEW A TER ./ -0- Joint Use Ageeement (METRO) - Local lm1'.eovement District * - Traffic Benefit Zones $75.00 PER TRlP, CALCULATED BY TRANSPORTATION - FUTURE OBLlGATlONS - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated /I OF UNITS! SOC FEE .. Pd Prevo .. Partiallv Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family eesidential $1,525!unit x Z-I $3GOes.oo Mobile horne dwelling unit $1220!unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercialf(ndustrial, $0.213!sq. ft. of property (not less than $1,525.00) x Boeing. by Special Agrt!t!menUFootprim of Bldg plus 15 ft perimeter (2.800 GPM threshold) S\'STEM DEVELOPl\lENT CHARGE -WASTEWATER .. Estimated .. Pd Prevo -. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x Zl $ JSqOO.OO !\(obile home dwelling unit $720!unit x Apartment, Condo $540!unit not in CD or COR zones x Commercial/lndustrial $0.lZ6!sq. ft. of property x(not less than $900.00) S\'STEM OEYELOPMENT CHARGE -SURFACEWATER Est illlated .. Pd Prevo Partiallr Pd (Ltd Exemption) .. NeHrPd Single ramilr rcsidential and mobile home dwelling unit $715/unit x el ~15015.00 All other properties $O.249/sq ft of new impen'ious area of prapcety x (not less than $715.00) I PRELIMINARY TOTAL $ GP5940.oc -.--u.6U)1:~dC1_L.Q,._~tLJ -...... -... --.--.---.. -.-'o)el~_.\kal-15_ - Signalwc ('0<':1 Ic"v~j'; r\Ulit(lllt\ r;,j '< I\J ID 0 IlJ 0 " (Jl '1 "Ir suhject pnlpcrt~ i~ \\ithin art LID, it is dc\Clopcrs respollsihility to check \\ith the Finam:c Dept. for paid/ull-paid status. S<luarc footage figures arc t:.ken f 1'0111 the hillg COllllty As~essur' 5 map and are sul/jecl to chauge. ID <: .... 10 £ Currelit City SOC fee charges apply to _____________ _ __. __________ ._. __ _ ::l 0 ITFr:CTf\T J.llwan I. ~O(l5 Kathy Keolker~Wheeler. Mayor November 14, 2005 Peter Hartley 600 Cedar Avenue S Renton, W A 98055 CITY F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator RE: Defoor Preliminary Plat (File No. LUAOS·093, PP, ECF) Comment Letter Dear Mr. Hartley; Thank you for your comment letter dated October 19, 2005 regarding the Defoor Preliminary Plat. In your letter you discuss three major concerns with the development of the proposed plat, which are traffic (volumes and speeding), freeway noise, and the loss·of wildlife habitat. The City is aware of the concerns regarding the volumes and speed of traffic in the Renton Hill neighborhood. A Traffic Impact Analysis was required to be submitted with the Preliminary Plat application. The City is reviewing the Traffic Impact Analysis with the data the City has collected on speeding, traffic counts and accident reports. The City acknowledges that the proposed Preliminary Plat. would provide additional traffic onto the streets within the Renton Hill neighborhood and will be reviewing these impacts to determine if they exceed the capacity permitted within the Renton Municipal Code. The current adopted zoning regulations permit the subdivision of the proposed lot into an excess of the 21 lots proposed, however the applicant has· proposed reducing the number of proposed lots to 21 to reduce the project's impact on the surrounding area. With regards to your concerns regarding freeway noise from the I-405 freeway located to the west. The City is not permitted to review or deny a subdivision proposal based on the buffer the existing trees provide from the noise created by the adjacent freeway. The applicant has proposed to leave a buffer of trees adjacent to the freeway, however this is not a City mandate. Your final concern is regarding the loss of wildlife habitat within the Renton Hill neighborhood. The City of Renton is planning under the Washington State Growth Management Act (GMA), which was passed in 1992. The GMA requires cities to locate population growth within our City limits so as to preserve forest and agricultural lands located outside of the City. By concentrating growth within the City, the hope is to provide greater opportunities for wildlife to develop habitats outside of the City. ------1-0-SS-S-o-u-th-G-r-ad-y-W:-a-y~--R-en-t-on-,-W:-as-h-in-g-to-n-9-g-0S-S------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE · You concern regarding additional development within the Renton Hill neighborhood is appreciated. You have. been made a party of record for the Defoor Preliminary Plat and your comments have been included within the project file. A public hearing for the Defoor Preliminary Plat is tentatively scheduled for December 20th at 9 am, you may wish to attend and testify at the hearing. Feel free to contact me with additional questions at (425) 430-7219. Sincerely, R1f~ Jill K. Ding ~ Associate Planner Jill Ding, Project Manager Development Services Division 1055 South Grady Way Renton W A 98055 October 19, 2005 RE:DEFOOR PRELIMINARY PLAT I LUA05-093, PP, ECF Dear Jill Ding, I am writing to express my concerns over this development. My concerns are primarily related to traffic, freeway noise and loss of forested land that currently provides habitat for wildlife. My main concern is with traffic safety. In May of2004, My wife and I moved from 2815 Burnett Ave in Kennydale to 600 Cedar Ave S in Renton Hill. The primary reason that we decided to move was traffic safety. My wife, Bridgette had just become pregnant with our first child, and despite loving our home and most aspects of life in the Kennydale neighborhood, we decided we had to move because there were too many reckless drivers on Burnett Ave and Lake Washington Boulevard. During the 7 years we lived in Kennydale, I witnessed many cars going in excess of 50 mph down Burnett Ave and Lake Washington Boulevard and blowing through the stop signs at both ends of Burnett where it intersects with Lake Washington Boulevard, and at Burnett Ave and 30th Street. I'm not talking about failing to come to a complete stop. I'm talking about running the stop sign at 50 or 60 mph! While the traffic volumes and speeds on Renton Hill are certainly lower than in Kennydale generally, I've been dismayed to find out that Cedar Ave is at times almost as dangerous as Burnett Ave was, because of speeding traffic combined with tighter roads and lower visibility. I've found that it's actually dangerous to get in and out of my car when I'm parallel parked, because with cars usually parked on both sides of the street, the road is only wide enough to allow one car to pass as a time. With people speeding and sometimes talking on their cell phones, I have to be extremely careful to avoid being hit. I've heard that the city has measured traffic speeds on Cedar Ave closer to 4th Street, where the road is most choked with parked cars, and has determined that people don't generally speed on Cedar Ave, but I can assure you that they do speed past my house at 6th Ave where the visibility improves slightly. The speeding by itself might not be such a problem, were it not combined with tight roads and high traffic volumes. I don't know what data the city uses when measuring road traffic, but I would like to suggest that for the traffic patterns that I've observed on Cedar Ave, data on average speeds and average volumes are not sufficient to analyze the road's traffic capacity. A proper analysis must primarily take into account speeds and volumes during peak traffic times, when volume and speed tend to be highest. Also, the analysis cannot use just speed data gathered from the choke point near 4th street, but instead should use data gathered from various points along the entire stretch between the freeway at the north end and 7th Street at the south end, and use the data from the fastest portion of roadway. I'm also concerned over increased freeway noise from 1-405. Immediately after moving to Renton Hill, we noticed that the freeway creates a lot of noise, even with the trees providing somewhat of a buffer. So, shortly after we moved in, we decided to replace most of the windows in the house with double pane glass, partly to control heating costs, but also to reduce audible freeway noise. Yet even with the new windows, we've found that we can still easily hear the freeway when we're inside the house, even with the windows and doors all sealed up. Additional noise will eventually come from the proposed expansion ofl-405. The proposed development would require cutting down most of the remaining trees that have been left standing between the freeway and the homes immediately above the freeway. This will only aggravate a worsening the noise situation. I'm also concerned over the impact to wildlife from cutting down the trees. One of the charming things about Renton Hill is that residents are occasionally privileged to sightings of deer as they wander through the neighborhood. I worry that the deer sightings might become a thing of the past with the decrease in surrounding forested land and the increases in freeway noise. In 7 years as a resident of Kenny dale, I took notice of the city's meager response to our neighborhood's concerns over traffic. My understanding is that the residents of Renton Hill have repeatedly voiced their concern over additional development on the hill. I hope that in this case, the city will take action that will help restore my confidence in its responsiveness to the concerns voiced by the residents. The city can best do this by not allowing the proposed development of 21 new homes off of Cedar Ave. If the city does decide to allow the development, I hope it is only after having completed a satisfactory analysis of the traffic capacity of Cedar Ave as described above, and only after having reduced the number of homes that may be built in the proposed development area, and only after requiring that a buffer zone be set aside between the freeway and the houses so as to allow some forested land to continue to provide a barrier to freeway noise and habitat for wildlife. Thank you for considering my comments. Peter Hartley 600 Cedar Ave S Renton W A 98055 "7 // ( ~--:~Z/ ~ DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM October 20, 2005 Jill Ding Sonja J. Fesser,N Defoor Preliminary Plat, LUA-05-093, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: If "PARCEL B" is not a part of this plat/application, then remove the legal description for said parcel from the plat submittal. That portion of the plat street, shown in the public right-of-way (S 7th Street), should be indicated by a dashed line, not a solid line. The drawing notes two separate tracts with the same tract number (name). Said duplicate number is "996". One tract is an "open space" tract and the other is the "utility" tract. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-1O-0438, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. Provide plat and lot closure calculations. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0438\RV051019.doc October 20, 2005 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Required City of Renton signatures (on the final plat submittal) include the Administrator of Planning/BuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property, at the time of recording, need to sign the final plat document. Include notary blocks as needed. Include a dedication!certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final submittal, remove all references to trees, utility facilities, topog lines and other items not directly impacting the subdivision. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (and street names) will need to be noted on the plat document. Note whether the properties (to the south) are platted (give plat name and lot number) or unplatted. Remove all references to density and zoning information from the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0438\RV0510 19.doc\cor October 20, 2005 Page 3 If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of TRACTS 995, 996, 997 and 998 applies to this plat and should be noted on the final plat drawing. The following text example will need to be repeated for the Utility Tract (996) and the Access Tract (998) (if said Tract 998 does not become an easement): Upon the recording of this plat, Tracts 995, 997 and 999 (?) are hereby granted and conveyed to the Plat of Defoor Homeowners' Association (HOA) for an open space. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. If there is no HOA, use the following language on the final plat drawing: Lots 1 through 21, inclusive, shall have an equal and undivided ownership interest in "Tracts 995, 996, 997, 998 and 999 (?)". The forgoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tracts serving the plat, or reference a separate recorded instrument detailing the same. Note whether the 10' sewer easement (Lot 11) is private or public (City of Renton). If additional easements (private and public) are added to this proposed plat, then more comments regarding said easements may be required in the future. Comments for the Project Manager: Is the City agreeing to an access tract (Tract 998), rather than an access easement? Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-lO -Plats\0438\RV051019.doc\cor • PROPERTY SERVICI~, :E REVIEW FOR SUBDIVISIONS No. 57 RECEIVED FROM ------c-.,---- (date) JOB ADDRESS: :tOO-BOa 1-31 k.:: «c:f" CEl'"::2A,pl, A.VE. S ." WOII_7..L....!7c.::4..:J:.>.1<O'""o""""-_____ _ NATURE OF WORK: .<,1 -lOTI at jq =PI .6q: (1':E"1=POR =f!l t:q"":.) LND II 10 -04-:=e ~ PRELIMINARY REVIEW OF SUBDIViSION Bt LONG pLAT, NEED MORE INFORMATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID II's .. VICINlTY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOT AGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PIDII roG305'q085 NEW KING CO. TAX ACCT.II(s) are required when 000'120 -oj q4 assigned by King County. It is dIe intent of this development fee analysis to put the developer/owner on notice. that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot 11 ___ , addressed as has not previously paid ---,~_----=-SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lotll will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followtng Quoted fees do NOT include inspectIon fees, side sewer permIts, r w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICTS DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT ASSESSMENT NO. NO. UNITS OR FEE Latecomer Agreement (pvt) WATER -0- Latecomer Agreement (pvt) W ASTEW ATER -0 - Latecomer Agreement (pvt) OTHER -0- / Special Assessment DistrictlW A TER /-0- / Special Assessment DistrictfW ASTEW A TER Joint Use Agreement (METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated .. Pd Prevo Partially Pd (Ltd ExemQtion) .. Never Pd Single family residential $1,525/unit x Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/Industrial, $O.21J/sq. ft. of property (not less than $1,525.00) x Boeing. by Special AgrccmelllfFootpnn! of Bldg plus 15 ft perimeter (2.800 GPM threshold) SYSTEM DEVELOPl\IENT CHARGE -WASTEWATER" Estimated .. Pd Prevo Partially Pd (Ltd Exemption) Ncver Pd /I OF UNlTS! SQ. fTG. SDC FEE Single family residcntial $900!unit x z.l $ ISctOO.oO 1\Iobile horne dwelling unit $720/unit x Apartment, Condo $5.10iunit not in CD or COR zones x 1~ __ C_,o_rn_n_l_e_rc_·i_a_l/_fr_H_h_ls_t_ri_a_I~$_O_.I_2_6_/s_)QL·_f~t_.~of_L-plroJ,p~~e_r~t\~·_x~(r_lo~t_l_e_ss __ tl_la_n~$(_~O_{~)._O~O~) ______ -1 ____ ~· _______________________________________ -i1 S\'STEM DEVELOPMENT CHARGE _ SURFACEWATER Estimated Pd Prevo Partiallr I'd (Ltd Exemption) N"e\"cr I'd Single ramill residential and mohile home dwelling lInit.c$_7 __ 1_5_ft_llI_i_t_x_" ______ --+ __ --'c.=-:I __ " ___ -+ _____ " ___ f>_15JOI~~ All other properties $0.2.19/s« ft (If new impenious area of property x (not less than $715.00) 10)9/05 i)\T/ *lfslIhjcct propcrt\ i\ "ithin an LrD, it is dnclopers resl'ollsibiiit\ to check \'ith the Finance Ih·pt. for p:lid'un-paid statllS. Square footage figurcs arc taken from the King (:oun(\ :\ssessOl"s 111'-11' alld arc subject to change. Currellt Cil) SIIC fee charge,> :Il'plv to ITFECTI\'E ./,l[llIan I. 2()(I~ ,< "-' '" 0 p, 0 ., lJ1 " 112 ,.:; '" ( :1 0 City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Pr COMMENTS DUE: OCTOBER 24, 2005 DATE CIRCULATED: OCTOBER 10, 2005 APPLICANT: Ter Defoor PROJECT MANAGER: Jill Din EIVED PROJECT TITLE: Defoor Prelimina Plat PLAN REVIEW: Mike Dotson SITE AREA: BUILDING AREA ross: N/A I CITY OF RENTON LOCATION: 700-800 Blk of Cedar Avenue S WORK ORDER NO: 77460 UTILITY SYSTEMS SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square· feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM October 19,2005 Jill Ding Jan Illian x7216 DEFOOR 21 LOT PLAT LUA 05-093 800 Block of Cedar Ave South I have reviewed the application for the Defoor Preliminary Plat generally located near the 800 Block of Cedar Ave South and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is an existing 4-inch water main fronting the site in Cedar Ave S. Available fire flow in the area is less than 1,000 gpm. The proposed project is located in the 490 Water Pressure Zone and is outside an Aquifer Protection Zone. Static pressure in the area is approximately 80 psi. Pressure reducing valves may be required to be installed on the domestic water meters. There is an existing 8-inch sewer main fronting the property in Cedar Ave South. There is a storm drainage conveyance system in Cedar Ave South. There are no street improvements fronting the site in Cedar Ave South. CODE REQUIREMENTS WATER 1. The Water System Development Charges are based on a rate of $1,525.00 x 21 single-family homes. Estimated fees based on the entire site plan is $32,025.00. Payment of these fees will be required prior to issuance of utility construction permit. Fees may be subject to change January 2006. 2. Fire flow requirement for single-family residences is 1,000 gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire protection will be required to be retrofitted with a 5- inch storz quick disconnect fitting. 3. A water main extension is required. Applicant will be required to tie into an existing 12-inch main located just north of the NE property comer in Cedar Ave and extend an 8-inch water main within the plat to the end of the cul-de-sac. From that point, a 4-inch water main will be extended in the private drive to the end of Lot 11. This will provide 1,250 gpm. New homes shall not exceed 3,600 square feet. Fire flow demand of 1,500 gpm will not available. Defoor Preliminary Plat October 24, 2005 SANITARY SEWER 1. The Sanitary Sewer System Development Charges are based on a rate of $900 x 21 single-family homes. Estimated fees based on the entire site plan is $18,900.00. Payment of these fees will be required prior to issuance of utility construction permit. Fees may be subject to change January 2006. 2. An 8-inch sewer main will be required to be extended within the plat. Gravity service will not be able to be provided due to the elevation of the site. A lift station is required. It has been shown on the plans. 3. Dual side sewers are not allowed and minimum slope shall be 2%. SURFACE WATER 1. The Surface Water System Development Charges are based on a rate of $715.00 x 21 single-family homes. Estimated fees based on the entire site plan is $15,015.00. Payment of these fees will be required prior to issuance of utility construction permit. Fees may be subject to change January 2006. 2. A preliminary drainage report has been submitted and reviewed. The drainage report addresses requirements for detention and water quality design per the 1990 KCSWM. It appears to be in order. 3. Applicant shall submit separate structural plans for review and approval under a separate building permit for proposed vault. Special inspection from the building department is required. 4. Applicant will be required to tightline all roof downspout systems to the new storm conveyance to be built in the new roadway. 5. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. The first order of business shall be installation of a silt fence along the perimeter of the site that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated. This will be required during the construction of both off-site and on-site improvements as well as building construction. TRANSPORTATION 1. A traffic study from TraffEx Northwest Traffic Experts, dated September 2005, has been submitted for review. Preliminary review indicates this project will not create any adverse impacts to the existing and surrounding neighborhood and local traffic improvements will not be required. 2. Street improvements including sidewalks, curb and gutter, paving, storm drainage, streetlights and street signs are required within the plat and fronting the site in Cedar Ave S. Sixteen feet of pavement from centerline in Cedar Ave and five foot sidewalks fronting the project the entire length of Cedar will be required. Thirty-two feet of pavement will be maintained inside the plat. 3. Applicant proposes 42 feet of right-of way with 32 feet of pavement and 5-foot sidewalks within the development. A five-foot utility easement will be required back of sidewalk for streetlighting, water meters and all franchise utilities. 4. Street lighting plans are required to be submitted with the civil plans. Lighting plans shall include on site and off site. 5. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 6. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. 2 Defoor Preliminary Plat October 24,2005 MISCELLANEOUS 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the civil plans: "All rockeries or walls greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with hislher supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." 4. Mailboxes are required to be clearly noted and shown on the construction plans at time of submittal. Plans shall also include a note requiring a "NO PARKING" sign be posted. 5. Separate permits and fees for side sewers, water meters, storm drainage connections, landscape irrigation meters, and any backflow devices will be required. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 4. Applicant shall be responsible for securing all necessary private or public easements for utilities and/or street improvements. RECOMMENDED CONDITIONS 1. Traffic Mitigation Fees are based on a rate of $75.00 x 9.57 trips x 21 single-family homes. Estimated fees based on the site plan is $ 15,072.75. Payment of these fees will be required prior to recording of the plat. 2. Staff recommends a SEPA condition requiring this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the Stormwater Management Manual. cc: Kayren Kittrick 3 City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pla..n Revil2li ) COMMENTS DUE: OCTOBER 24, 2005 APPLICATION NO: LUA05-093, PP, ECF DATE CIRCULATED: OCTOBER 10, 2005 APPLICANT: Terry Defoor PROJECT MANAGER: Jill Ding PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: &Dk6 DOlSon T/HV iLL' i\ Ioi SITE AREA: BUILDING AREA (gross): N/A LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghllGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ \t'JaA.lfl ~ COMMENTS DUE: OCTOBER 24, 2005 APPLICATION NO: LUA05-093, PP, ECF DATE CIRCULATED: OCTOBER 10, 2005 APPLICANT: Terry Defoor PROJECT MANAGER: Jill Ding PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: Mike Oot:5011 Jo.n.1JliClN\ SITE AREA: BUILDING AREA (gross): N/A LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth HousinQ Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS Mil C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. -/~ Date S# le 4B Project Name: bqoo«.. P€ Project Address: 700 -Boo B.\ oU.L C::.""'l>~1Z. Arvc.s Contact Person: -re"vYJ 't>~tw\fL, Permit Number: L\.)~ oS-OGf3> \"\0 Project Description: _L.=..;\~Lo;;;;...;.."'--.:S:::;..~;....;...~~~?~LA=r;;:..r~ _______________ _ Land Use Type: 4a-Residential D Retail D Non-retail Calculation: '2.. \ Yo <1. s 1::. '2..00. q I AD\" "LoO. q~ ~~5 = ~ \S)Ol~. \S Transportation Mitigation Fee: Calculated by: Method of Calculation: -Et-ITE Trip Generation Manual, 7th Edition o Traffic Study ('2.\0") Sf="1<.. o Other q.,:> I ~v'f!> /\0\ Date: \O'~'i )~ I I Date of Payment: _________________ _ City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: \ m.r N..1-:I~ CJf'\ COMMENTS DUE: OCTOBER 24, 2005 APPLICATION NO: LUA05-093, PP, EC~ DATE CIRCULATED: OCTOBER 10, 2005 APPLICANT: Terry Defoor PROJECT MANAGER: Jill Ding PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: ~8 9stsEm .~11 ~rZ "C'&t- SITE AREA: BUILDING AREA (gross): N/A t/ LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ~ S~¢I loL\B J.e-~ ~O/J.~/~ B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee Trails Plan C:\Docmnents and Seuings\tflatley\Desktop\ParksDivision\TrailPlull City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f()..(1l.6 COMMENTS DUE: OCTOBER 24, 2005 APPLICATION NO: LUA05-093, PP, ECF DATE CIRCULATED: OCTOBER 10, 2005 APPLICANT: Terry Defoor PROJECT MANAGER: Jill Ding PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: BUILDING AREA Jgros~: N/A LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead tumaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energyl Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areaAditiOnal information is neede~ t ~perlY assess this proposal. Signature of Director or Authorized Representative Date I ' City of Rerlo.Jn Department of Planning / Building / Public lAIlA .. 5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: L~~OI COMMENTS DUE: OCTOBER 24, 2005 APPLICATION NO: LUA05-093, PP, ECF DATE CIRCULATED: OCTOBER 10,2005 APPLICANT: Terry Defoor PROJECT MANAGER: Jill Ding PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: BUILDING AREA (gross): N/A LOCATION: 700-800 Blk of Cedar Avenue S I WORK ORDER NO: 77460 SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh re additional information is needed to properly assess this proposal. Date , FIRE DEPARTMENT MEMORANDUM DATE: October 11, 2005 TO: FROM: SUBJECT: Jill Ding, Associate Planner James Gray, Assistant Fire Marshal(\Ii ,. Defoor Preliminary Plat, 700-800 ~lk Cedar Ave. S MITIGATION ITEMS: 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. 3. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. ( Lots 9 thru 14.) 5. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\defoorprelplterc.doc , City of Renton Deparlment of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fr're. APPLICATION NO: LUA05-093, PP, ECF APPLICANT: Terry Defoor PROJECT TITLE: Defoor Preliminary Plat PLAN REVIEW: Mike Dbt 6h' ("I' OG'JV' 1 1 2OO5'.! i ~~:~/ ; SITE AREA: LOCATION: 700-800 Blk of Cedar Avenue S WORK ORDER NO: 774(i SUMMARY OF PROPOSAL: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy! Historic/Cultural Natural Resources PreselYation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS \. ~w Deft particular attention to those areas in which we have expertise and have identified areas of probable impact or eded to properly assess this proposal. 'j, ~ ~' I~ I( iPs Signature of Dire Date ~7 A Master Application has been flIed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the nece •• ary Public Approvals. PROJECT NAME/NUMBER: Defoor Preliminary Plat f LUA05-093, pp, ECF PROJECT OESCRIPTION: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-B dwelling units per acre into 21 Jots for the future construction of single-family residences. The proposed 101 areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 weiland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. PROJECT LOCATION: 700-900 Block of Cedar Ave. S PUBLIC APPROVALS: Environmental (SEPA) Review, Preliminary Plat Review APPLICANT/PROJECT CONTACT PERSON: Michael Chen I Core Design, Inc Tel: 425-885-7877 Comments on the above application must be submitted in writing to JUI Ding, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 21,2005. If you have questions about this proposal, or wish to be made a party of record and receive additional notifICation by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: August 9, 2005 October 10, 2005 October 10, 2005 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 96055. File Name I No.: Defoor Preliminary Plat I LUA05-D93, PP, ECF NAME: ____________________________________________________________ __ ADDRESS: ______________________________________________________________ _ TELEPHONE NO.: __________________________ _ CERTIFICATION I, l1r~k. ~"'" , hereby certify that .3 copies of the above document were posted by me in --.3 conspicuous places or nearby the described property on DATE: JD//o/ 0 S I , SIGNED: 17:R.~ r .' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 10th day of October, 2005, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr, NOA, Env. Checklist, PMT's documents. This information was sent to: Agencies -NOA, Env. Checklist, PMT's See Attached Michael Chen, Core Design, Inc. -Accpt Ltr Contact Terry Defoor, GWC, Inc. -Accpt Ltr Applicant See Attached -Accpt Ltr Parties of Record See Attached -NOA only Surrounding Property Owners (Signature of ...... an'nar~---"ioiiIIC:-~~ _____ "'----'--~~ ___________ _ STATE OF WASHINGTON .. , ,\~~JTA~~:" ~~);~. l ~,~ :/ SS COUNTY OF KING .) STATE OF '::2:TU;·S r I certify that I know or have satisfactory evidence that Patrick Roduin \'; CO~~~~.~;'~:-;!::::2 p signed this instrument and acknowledged it to be his/her/their free and voluntary:apllor the uses and purposes mentioned in the instrument. Ql~ rJ ) tI Dated: to(rr(O( _----\o_~,~...¥-~~7-_~~ ___ _ C t}otav~ P\ubl~n ~J~~~~the Sate of Washington Notary (print): __ ~~~-r-....:lM:..:-_Y-_ ..... {O_'_('4t_l __________ _ My appointment expires: 3/ fi!f) b Defoor Preliminary Plat LUA05-093, PP, ECF template· affidavit of service by mailing ," Dept. of Ecology· Environmental Review Section PO Box 47703 Olympia, W A 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers· Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor· Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold· Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 _172nd Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office· Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division· Office of Archaeology & Historic Environmental Planning Supervisor Preservation· Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, W A 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ... Michael Chen Core Design, Inc. PARTIES OF RECORD DEFOOR PRELIMINARY PLAT LUA05-093, PP, ECF, MOD Terry Defoor GWC Inc. 14711 NE 29th Place ste: #101 Bellevue, WA 98007 24633 NE 133rd Street Duvall, WA 98019 Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan 835 Elm Avenue tel: 425-885-7877 eml: mc@coredesigninc.com (contact) Pat Conger 1301 S 9th Street Renton, WA 98055 (party of record) Ruth Larson 714 High Avenue S Renton, WA 98055 tel: 425-255-0290 (party of record) Updated: 10/11/05 tel: 206-999-8874 (applicant) Bill Collins 420 Cedar Avenue S Renton, WA 98055 (party of record) San Gabriel, CA 91107 (owner) Mayor Kathy Keolker-Wheeler City of Renton 1055 S Grady Way Renton, WA 98055 (party of record) (Page 1 of 1) 780416005004 ATCHLEY KIMBERLY B fO ~~ 4'X) ~J!\R AV ~ #15101 RENTON WA ~05S-C)~'1 722140025007 BONNER ROBERT G SR 617 CEDAR AVE 5 RENTON WA 98055 329470003206 CASTELLUCCIO CARRIE A 818 CEDAR AVE 5 RENTON WA 98055 722140021501 CUGINI ALEX JR 611 RENTON AV 5 RENTON WA 98055 722140027003 DAVIS ARTHUR C 1001 2ND AV W #101 SEATTLE WA 98119 329470000608 GIGER SUSAN M 708 CEDAR AV 5 RENTON WA 98055 780416006002 KHACHIYAN IVETA 5 629 CEDAR AV 5 #B103 RENTON WA 98055 722140024703 MUNSON RONALD W+ELIZABETH 623 CEDAR AV 5 RENTON WA 98055 722140023507 PEDROZA H 608 CEDAR AV RENTON WA 98055 780416004007 PLICINSKI GARY J 629 CEDAR AV 5 #A204 RENTON WA 98055 329470004006 ATKINS JON W & SUSAN M 15451 SE 167TH PL RENTON WA 98058 329470002000 BURTON BRIAN D 806 CEDAR AV 5 RENTON WA 98055 329470007504 CHRISTIANSON DANIEL ROBIN 1221 57TH ST RENTON WA 98055 329470001507 CUSTER BERT H COL 714 CEDAR AV 5 RENTON WA 98055 722140024901 FAWCETT ALLEN J+JILL R 621 CEDAR AV 5 RENTON WA 98055 329470005003 GIGLI JAMES A 4512 NE 204TH PL LAKE FOREST PARK WA 98155 329470002109 MAC DONALD MARY L 802 CEDAR AV 5 RENTON WA 98055 329470004105 NEWELL JOHN 0 815 RENTON AV 5 RENTON WA 98055 722140022509 PERRY NORMAN & BRIGITTE 12245 7TH ST RENTON WA 98055 202305905004 PUGET SOUND ENERGY 19515 N CREEK PKWY BOTHELL WA 98011 329470003008 BERNARD ERIC O+KAREN E PO BOX 58306 TUKWILA WA 98138 780416007000 CALHOUN ROBBYN W POB 165 RENTON WA 98057 172305902303 CITY OF RENTON 1055 5 GRADY WY RENTON WA 98058 329470000509 CUSTER GINA MARIE 12095 7TH ST RENTON WA 98055 780416001003 -"'o~c:teJ\V'tyC-bte FRAZIER JOHN L (tS (~ .. ~ 629 CEDAR AV 5 # A-102 jt:)lnlC< RENTON WA 98055 329470001002 HYATT D B 720 CEDAR AV 5 RENTON WA 98055 780416008008 MILNOR TIENNEY K 629 CEDAR AV 5 #B-203 RENTON WA 98055 780416002001 NGUYEN LINH V 629 CEDAR AV 5 #A 104 RENTON WA 98055 329470003107 PHAM PHUNG T NGUYEN LIEN T 1512 MORRIS AV 5 RENTON WA 98055 000720004803 PUGET SOUND ENERGY jELEC PROPERTY TAX DEPT PO BOX 90868 BELLEVUE WA 98009 202305916100 PUGET WESTERN INC 19515 NORTHCREEK PKWY STE310 BOTHELL WA 98011 722140024505 ROZEL PATRICE T 611 CEDER ST RENTON WA 98055 000720019405 TENG LENG SHENG HSU HEI-YU & TENG RONNIE 835 ELM AV SAN GABRIEL CA 91775 722140023002 YOKOTA SAKAE 3-34-23 MIDORI #1-1003 UTSUNOMIYA 321-0165 JAPAN 780416003009 RANKIN JOHN R POBOX 633 RENTON WA 98057-0633 722140022004 SCHWARTZ DOUGLAS A 621 RENTON AV S RENTON WA 98055 202305900708 WAL-MART STORES INC 1301 SE 10TH ST BENTONVILLE AR 72716 329470006001 RIVILY THOMAS A 17035 300TH AV DUVALL WA 98019 329470007207 SYLVIA CLIFFORD E PO BOX 797 RENTON WA 98057 329470005102 WILLIAMS JEAN MGIGLI JAMES A 30303 31ST SW RENTON WA 98023 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Defoor Preliminary Plat I LUA05-093, PP, ECF PROJECT DESCRIPTION: Subdivision of a 6.91 acre parcel (301,062 square feet) zoned Residential-8 dwelling units per acre into 21 lots for the future construction of single-family residences. The proposed lot areas range from 5,250 square feet to 8,500 square feet in area. In addition, a total of 5 tracts would be created (4 Open Space Tracts and 1 Utility tract). The subject site contains a Class 3 wetland, Class 3 stream, Class 4 stream, High Coal Mine Hazard Areas, and Steep Slope areas. Access to the proposed lots would be via an internal access road, which terminates in a hammerhead turnaround. PROJECT LOCATION: 700-900 Block of Cedar Ave. S PUBLIC APPROVALS: Environmental (SEPA) Review, Preliminary Plat Review APPLICANT/PROJECT CONTACT PERSON: Michael Chen I Core Design, Inc Tel: 425-885-7877 Comments on the above application must be submitted in writing to Jill Ding, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 21,2005. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: August 9, 2005 NOTICE OF COMPLETE APPLICATION: October 10, 2005 DATE OF NOTICE OF APPLICATION: October 10, 2005 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055. File Name I No.: Defoor Preliminary Plat I LUA05-093, PP, ECF NAME: __________________________________________________________________ __ ADDRESS: ________________________________________________________________ __ TELEPHONE NO.: _________________________ _ • Mayor October 10, 2005 Michael Chen Core Design, Inc. 14711 NE 29th Place #101 Be"evue, WA 98007 Subject: Defoor Preliminary Plat LUA05-093, PP, ECF Dear Mr. Chen: CITY F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on November 1, 2005. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on December 6, 2005 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, c);L1 :f.~. '. // . [J f'·Ji" K. Ding " Associate Planner cc: Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Dang, Wei Kan Kho, Chiu-Chu Tuan I Owners Terry Defoor I Applicant Pat Conger, Bill Collins, Ruth Larson, Mayor Kathy Keolker-Wheeler/Parties of Record ------1-0-5-5 -So-u-th-G-r-a-dy-W-ay---R-e-nt-o-n,-W-a-s-hi-ng-t-on-9-80-5-5------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE y Kathy Keolker-Wheeler, Mayor October 10, 2005 Superintendent's Office Renton School District #403 300 SW ih Street Renton, WA 98055-2307 Subject: Defoor Preliminary Plat lUA05-093, PP, ECF CITY F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 21-lot single-family subdivision located at 700-800 Block of Cedar Avenue S. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by October 24, 2005. Elementary School: _________ -,-_______________ ,--_ Middle School: ___________________________ _ 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) 430-7219. Sincerely, 1(.P -v Jill K. Ding Associate Planner Enel. ------1-0-5-5 -So-u-th-G-r-a-dy-W-ay---R-e-n-to-n-, W-a-s-hl-·n-gt-o-n-9-80-5-5------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: September 21,2005 TO: Kayren Kittrick, Development Services FROM: K,e,vJ-f-Bob Mahn, Transportation Systems Division SUBJECT: Defoor Plat TIA SW Corner of Cedar Ave S / S 7th St Intersection A review ofthe Defoor Plat Traffic Impact Analysis has resulted in the following comments: • "Planned Roadway Improvement Projects" (page 5, page numbers would be helpful) -The Washington State Department of Transportation is developing long-range plans for widening ofI-405. Planning and design efforts are partially funded, however construction is currently unfunded. The City and WSDOT have signed several concurrence letters regarding the future widening ofI-405. 1-405 widening (unfunded) will alter Renton Hill access from downtown Renton. The existing Renton and Cedar Avenue overpasses will be removed and their functions replaced in a different configuration. 1-405 widening (unfunded) will require construction activities immediately adjacent to several proposed new lots. Construction of retaining walls may be proposed along these lots' west property line. Planned widening ofI-405 funded by the 5¢ and 9.5¢ gas taxes scheduled to begin construction in 2007 should not impact the proposed plat. • "Future Traffic Conditions with Project" (page 5) -Change 2001 to 2007. • "Traffic Operations" (page 6) -Regarding proposed stop signs at the Cedar Ave S / S 7th St intersection, we agree with adding a stop sign to the west leg (plat roadway). However, we do not want to install a stop sign on the north leg. • Figure 2 -The proposed site access is offset from the S 7th St east approach at the intersection which is not desirable, however an alternative location may not be viable. cc: Nick Afzali, Transportation Planning & Programming Manager Karl Hamilton, Transportation Operations Manager File h:\division.s\transpor.tat\planning\rlm\reviews\2005\defoor plat tia.doc u~~ Kathy Keolker-Wheeler, Mayor August 19,2005 Michael Chen Core Design, Inc. 14711 NE 29th Place Suite 101 Bellevue, W A 98007 Subject: Defoor Preliminary Plat LUA-05-093, PP, ECF Dear Mr. Chen: CITY -->F RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has reviewed the Defoor Preliminary Plat submittal and has determined that the subject application is incomplete according to submittal requirements per RMC 4-8-120C and, therefore, is not accepted for review. The same wetland/stream report that was submitted with this application was previously submitted for the Defoor Short Plat. Per the letter sent to you dated August 15, 2005, the City has sent the report to an outside consultant for review. The acceptance of the Defoor Preliminary Plat is subject to the City's concurrence with the submitted wetland/stream report and the receipt of the following additional information: 1. 12 copies and 1 reduced 8 %" x 11" PMT of a revised preliminary plat map showing the locations of the high coal mine hazard area, all regulated and non regulated streams and their associated buffers, and the wetland area and it's associated buffeL 2. 12 copies of a revised geotechnical report. The submitted report indicates that protect slopes are located on the subject site and that the slopes are located either along stream banks or adjacent to Cedar Avenue N. The report notes that the protected slopes located along Cedar Avenue N are the result of grading activities during the creation of the roadway. The report however does not propose setbacks or mitigation for construction near the protected slopes located along Cedar Avenue N and along the stream banks. The report should be revised to proposed mitigation measures from the protected slope areas or should request a modification per RMC 4-3-050J.5 to grade the slopes. 3. 12 copies and 1 reduced 8 %" x 11" PMT of a revised landscape plan. The City's adopted landscaping regulations require the installation of 2 trees (min caliper of 1 % inches) within the front yard of every lot, not just the lots abutting a public street. In addition a 5-foot landscaped strip is required along public rights- --------:l-;::O-=-SS~S;:-o-u-:-th-=G;:-r-ad-:-y-::W.::-::-a-y---=R-e-nt-on-,-:::w.:-::-a-=sh:-:-in-g-to-n-98=-O-=-S-::-S ------~ (i) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE of-way, which includes the new road to be dedicated and Cedar Avenue S. Please revise the landscape plan to show 2 trees in every lot and a 5-foot landscaped strip along the new access road and Cedar Avenue S. Once the City has completed it's secondary review of the wetland/stream report and has received the above requested information you will be informed if additional information is required to accept your application for review. Please contact me at (425) 430-7219 if you have any questions. j;j'iPfi· aIlHa~l_ Associate Planner Cc Ronnie CS Teng, Leng-Sheng Teng, Mei-Yu Teng Dang, Wei Kang Kho, Chiu-Chu Tuan/owners Terry Defoor/applicant Parties of Record August 17, 200S Jill Hall Associate Planner Development Services Division Development / Planning City of Renton Subject: Dear Jill: LUA OS-093 Defoor Property Short Plat (Cedar Avenue Portion) I. This letter concerns the pre-planning / public comment phase of the proposed new homes at the extreme South end of Cedar Avenue South. We have lived on Renton Hill since 1968 and are familiar with the proposed area of development. In fact, we used to take our kids onto the trails in the woods at the south end of Cedar Ave So to view the remnants of the second entrance to the Renton Cooperative Coal Company mine, which can still be viewed south-west of the end of Cedar Ave. (Concrete foundations of the hoist and mule bam as well as a wall of the fan house are still visible.) [Side note: The first entrance to the coal mine was on the North side of Renton Hill (fairly high and level being only about 80 feet below Renton Ave between Sth and 7th). The second entrance (189S) was located SW of the South end of Cedar Ave. The third, and last, entrance was located lower than Benson Road and adjacent to the current historic hoist foundation south of the City Hall.] The first several vertical feet of the proposed development contains slag and other coal debris from the second coal mine entrance, described above. (Ref: "The Coal Fields of King County, 1912" and the Geological Survey of 1913, the map of which is located in the Renton Museum). Along the Southwest edge of the proposed development is a main collector stream, into which the smaller stream, identified as a Class 4 (see LUA-OS-089), flows. This stream bed is quite large and runs from just south of 18th and Grant Ave So, northwesterly to a collection point west of Benson Road between City Hall and Sam's Club. (This stream shows as a green line in the City-wide development map book on the counter in your Planning Dept office area). Although this stream does not contain fish, it does follow a natural cut in the ground with steep slopes on each side of it, which contributes to the larger culvert near / under Springbrook Road. These natural drainage areas should be well documented and accounted for during and after construction. Our general comments / concerns are as follows: the proposed lots are located over steep slopes, especially on their west and south portions. We are concerned that a considerable amount of fill or excavation would be required to create level lots for foundation construction, which may create a considerable amount of silt, dirt, coal slag and other existing debris which will find its way down the steep slopes during construction -without recovery - into the naturally-running stream. f/ Second concern: the proposed roadway down the center of the development appears to be too narrow for parking on each side and still allow safe passage of vehicles and fire apparatus down the center. Is the developer proposing "No Parking" on any portion of the street? If so, then the development must provide an off-street parking area for guests, etc. In addition, the proposed tum-around at the South end of the dead-end appears to be too small to allow a fire-apparatus to tum around. It does not appear to meet the minimum practical radius required. The additional dead-end roadway at the apex of the tum-around appears to access four additional homes. The access to these homes does not appear adequate. In addition, if a fire were to occur in the heavily wooded area south and west of the development, this narrow roadway would not allow adequate access to that area. Third concern: It appears that the "model" used to prescribe collection of rainwater, is based on the roofs as being considered grass. (See LUA-05-089 submittal by Core Design). The collection of rainwater from roofs, sidewalks (if any) and paved driveways, as well as the street, should all be considered as needing to be channeled into a new storm water collection system leading to the existing storm water system at the South end of Mill A venue So. Lastly: we would like to ensure that no natural or man-made debris (dirt, coal, sandstone, garbage), nor any other materials whatsoever be allowed to fall into the area outside the immediate property lines of the proposed development of each lot. Even though each lot has a defined property line, any introduced fill material should not be allowed to extend beyond this line. Recovery stipulations must be made a legally binding agreement to any approvals for development. Development over the steep slopes must not endanger downhill aspects of the existing natural contours, nor contribute silt, etc flowing into the larger "main" stream. If you have any further questions, please do not hesitate to write. Thank you very much. Sincerely, /it~ William Collins 420 Cedar Ave So Renton, WA 98055 Cc: Ruth Larson \ C"t f R t DEVELOPME I Y 0 en on CITY OF ~1~~~NING LAND USE PERMIT AUG -92005 MASTER APPLICATIO~ECEIVED PROPERTY OWNER(S) NAME: Ronnie CS Teng,/Leng-Sheng,TeI Mei-Yu, Teng Dang/Wei Kang Kh< ".. ,.,1-.,.." ,-,U,J"U' ''-'uu .I.Ucu, ADDRESS: 835 Elm Ave. CITY: San Gabriel, ZIP: CA 91107 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Terry Defoor COMPANY (if applicable): GWC Inc. ADDRESS: 24633 NE 133rd Street CITY: ZIP: Duvall, WA 98019 TELEPHONE NUMBER 206-999-8874 CONTACT PERSON NAME: Michael Chen COMPANY (if applicable): Core Design, Inc. ADDRESS: 14711 NE 29th Pl. Suite 1C CITY: Bellevue,WA ZIP: 98007 TELEPHONE NUMBER AND E-MAIL ADDRESS: 425-885-7877 mc@coredesigninc.cc Q:web/pw/devserv/forms/planningJmasterapp,doc g / 1 m PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Defoor Preliminary Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 700/800 blk. Cedar Ave. S. Renton, WA 98055 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2023059085 0007200194 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): -:: ___ -, ';. ,,_' -...I ...... .a. ... ~ ...... "-..... ...:.. ... ~~ ......... Sinale Familv Residental EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Sinqle Familv Residental PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: R-8 PROPOSED ZONING (if applicable): SITE AREA (in square feet): 301 0 h ? SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 24,834 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 3.47 NUMBER OF PROPOSED LOTS (if applicable): 21 NUMBER OF NEW DWELLING UNITS (if applicable): 21 09/24/03 :ul 28 05 06:52p " . Tim Burkhardt 253-863-6792 p. 1 . PROJECTINFORMAT~I~O~N~~~c~on~t~in~u~e~dlL-____________ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDtNGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESlDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): PROJECT VAlUE: 3 , 0 0 O.L 0 0 0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTAlLY CRITICAl AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA ~ GEOLOGIC HAZARD [J HABITAT CONSERVATION [J SHOREUNE STREAMS AND lAKES )i. WETLANDS ___ SQ. ft. 5 , 6 7 4 sq. ft. ___ SQ. ft. ___ sq.ft. 3.., 3 7 4 SQ. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal desCription on separate sheet with the roiiowill9 in:'oi1l1ation included\ SITUATE IN THE 1/ fA) QUARTER OF SECTION .?:.9 TOWNSHIP .~ 3. RANGE£IN THE CITY OF RENTON. KING COUNTY. WASHINGTON. TYPE OF APPLICATION & FEES I List~ 1 1 . use applications being applied for: '-7 iff 3. 4. . 2. S'G'J)A I J J Staff will calculate applicable fees and postage: $. ___ _ I AFFIDAVIT OF OWNERSHIP kotJ;//G 7' G1<f,hr' I. (Print Namels) '-L . Cledare the! I am (please check one) ..6\he curren! _ner of the property invoIwd in thi5 application or __ !he authorized representalive to ad for a corporation (please attac;.h proof of authorization) and that tile fOfflgOil\g statements and a ers herein contained and the inl'onnalion herewith are in aa respec:Is !rue and correct to the best of :~OWledge and belief. . 1 certify that I know Of haw salil.ladory evidence that KE ;J'x/IG I~ I:rr signed this instrument and acknowtedged it to be hiSlherltheir i'ee and VOluntary ad for ~ uses and purposes mentioned In the ins1J\Jmerll (Signature of Owne.-/Representative) Nota!Y (Print) 1)::.a,-, H-. \-h.~ .... 1 _ ''::/ My appointmenl eJCpIJe$:. __ ~~_' --' --~-=---f_I----- Q:web'pw/dcvservlformsiplaMinclmasterapp·dOG Lf-I-~T-09124103 ~ ............ J DAN H. HUANG . Commission # 140872; ~ • ·Ib Notary Public -California ~ Los Angeles County My Comm. Expires Apr i. 2007 (\FTER RECORDrNG MAll TO: Name C6 Address Filed for ~ord at Request of; SPECXAL POWER OF ATrORNEY lG-N6r ... SliEAlq.; Tb./Gr (SAt.E) ! 1'lI1 'frr \ -it-I-'! TIG-N'f O/:/v c/ , .~ apfIOUtt £() Nill" e-e s TJ=-A/6j a;g Q\y Q"lJc and lawful <!ltomey for me mtd !n'my fIJI1l1e and stliIad.. and for my use and benefit tc wpm. :Jell, c:ontrBc1: to convey, Of' CODVi:'j my iO'\d all rf&h:l. tfrk, ~ in and U) '!he fcJlawing described relll property: VA-cA-~j7 If E-Al7D Ai ;3 t'S ;9 ~ J1-..s- 7>f)G) 17'6' 72~Of'7fL Giv'ini md gnnting Ullta my ilAid lJ'I'lQm.I:y in faa full ItUthority lmd po~ to do \flO perform HI1Y and a\l other IIC1S nec~ (]I' lDcldc-nt to '!h4r ~0'r'DUIlJe8 l!nd ~ of'tho pitlWet'! ~in c~ly granted with power e to do and perfonn all acts aulharizlad bcrtbr, as fully to all IDt1mts ud PlJ'11)Oses as the Onmtcr(s) mlzhl or C(}Uld do lfpc:rsCln~ly present. This Sj'lecln\ Power of Attorney will atIIW: and b2 of 00 further affGlOt after the Il.f ~ day or \ -r U t1 t11 • 2 eo 6. , or six (IS) monthlll fram me d-. hereof, whichever t1r.tt IlUU1lI. -. L~/t:' .,..; J /!fb;fJ q.... T GVG; I Ll"B-70 7/91 Dated: ____ ._. ___ . _________ _ STATE Of )-01.'1 WAR.)\IThG: This power of attorney will result in another person having full right to sell your property. It is recommended !hat you obtain counsel from your . . attorney prior to execution of this document. I ! COl",ry 01'. ____________________ ) ; ~l:rt:~· lhm I know Of h.lvc slltisfllctory eyidcncc thal Leng-She!!&.J,'eng &: Met -Yu Teng lis/lin:) the pcrson(s) who !q)p<=lUI':d before me. and said per;cn(s) acknowl:dged thal-~} sigru:d this instrumcnl md :lCt.:.'1owlcliged it to be (lmlI2rllheir) fn::: and Yoil:r.:.ary act for the ~s and purposes mentioned in this instrument. D3led: _...:;.J;:..;;u:::u=.;e==---=.14..:.t:h ~ 2005. , c::::;4;:::~, ,)~;;~V\_A~_ Notary Pul:hc in and fo~ th<: stale of \,~ . __ _ My eppointmcnt expires: -=I"N=D;.:EF=.;o:-.-________ _ STEPHlEN J. WiLGER VICE CONSUL OF THE UNITED STATES OF AMERICA LPB-70 ! 0':95 ?age 2 01'2 :-..FTER RECORDING MAIL TO: Name Address Filed for Record at Request of: SPEC1AL POWER OF ATTORNEY /li)f':;'! k',fPv-6J kA-v (SALE) ~ ~ -. i R-"\ r /IG.. ("~ /~ /. I C I U -<: tj -tt.J;t-AI > hereby appoint -() IV tV C--_ iB{v tf as my true and lawful omey for me and in my name and stead, and for my use and benefit to bargain, sill, contract to convey, or convey any and all right, title. interest in and to the following dest;ribed real property: Assessor's Property Tax ParoellAccount Nwnber: 2c)·-~ Si) S It)g~ t/ c·c": 7'2,,")"7.;' 1'1-6 Together with any personal property located thereon. C C 1..-; 72, c-o r1 L/~ Giving and granting unto my said attorney in fact full authority and power to do ar,d perfonn any and an other acts necessary or incident to the perfonnance and ex.ecution of the powers herein expressly granted with power to do and perform all acts authorized hereby; as fully to all intents and purposes as the Grantor(s) might or could do if personally present. This Speci~ 4ow~r of Attorney will cease and be of no further effect after the -:z.6 -fA cay of Iv! 1 . q.pp h. or sil{ (6) months from the date hereof, whichever flrst occurs. !<k, lJ&f-/~1 ~y z::; ~ / cd /U --cf/-i-( ( --" LPB-70 7/97 • D~: __________________________ __ STATE OF ) --tia--'»-~7"'-':-;;~~rl=;""---)_11 COUNTY OF ) WARNING: This power of attorney will result in another person having full right to sell your property. It is recommended that you obtain counsel from your attorney prior to execution of this document IccrtifythatJknoworhavcSllti$fuctorycvidal~thlltTuan, Chiu-Chu and Kao, Wei Kang--- ~8J'C) the pcrson(s} who appc:m:d bc:~ me. and said pcrson(s) llcla10wlcdgcd lhlll ~) signed this il1StI'WllCl1t il!ld ac!crtowlcdgcd it to be ~their) free and voluntary act for Ibe uses llIld p Publh. in and for the sUIte of Sri R, 1< jj f1~f! ffl~ -- My appointment expires: Sndcia1 Notary (PL90-~ Duly Appointed and qualified My commission ,expires:J une 25. 20u LPB-70 10/96 Page 2 of2 :EVELOPMENT SERVICES DIVISION WAIVER uF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: {)efoor P-f?L/fI 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: Arf "" e9~ Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 07/29/2005 ...........•. • DEVELOPMENT SERVICES DIVISIO WAIV~ OF SUBMITTAL REQUIHEMEN~ __ FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis 4 Plat Name Reservation 4 Preapplication Meeting Summary 4 .Rt.ltJllpW()rl<$.Approya.ltett~(2 •.•. . ............•.•..........•... / ................................ i ••••••••• / ••• i............ . ........ ·· ... 1 •••••.• · •.•• ··.< ...•..• · •.•...• · •.•.••••••••••••...•..•.•.•. i.>·· ......... · .. · ......... ··· .. · ..... ·· ... · ............. > •••••• · •••• \< ••••••• yi ......... i ................ \ ........................ . Rehabilitation Plan 4 IS9f~~Wi~~.··n~ta.i!.L> .•• ···•·•···· •..•..•••.•.• <>...() •.•...••••••••••••••••••••••••.•.••.• •••· ••• ••···•··•• ••••••• •·•· •.•• ·(/.1) ••••• <) •••••• ·/ ••.•• \<··.··1··.·.· •. · •.•.•..••.•.•......•.•....•.•••.•• · •...•.. · •• r/?> ••• • ••••••• 2·.)·.........................i.>...C>...(···.·· ..... · ........................... . Site Plan 2 AND 4 Strearn()fLak~·.SttkJyi •• $t~hda.l'a~· •• ·•••···•·· ..........•.....•••.•.•.•••....••.•••.••••••••.•••••••••••••• !> ••••••• > ••••••••••••••. /\/ I·····.· ••••....•. }· .. ·· .....••.••••.•••••...••. yi 1.· •••• / •••••••••••••. · ••.• · •. · .. ·.< ....... ·• ••••• · ••••••• i ... · .... · ..... ·.· .. · ..... (\ ..... «.< ••••...•.••.•••••••••••• Stream or Lake Study, Supplemental 4 $tr~arfi()rtake.MitiQatiqHPla6.4 .. ........ !....>.. ... . Street Profiles 2 TitIEf.B~pqrt.()r.~I~t Cettific.at~ •. 4·········· ................... ·ii •.. · ..... r •••• i........... . .................... < .......................•.• ii.i ................... , ..... · .. · ..... <./i.· .·· .. · ... < •••••••••••• Xi •• )/ •••••••••• i.· ...... t;O/ ••• i/ ............................. . Topography Map3 tr~ffi9Stu~y~ ....• . ••••.. Tree Cutting/Land Clearing Plan 4 u~~6.p~Rt~tP~§igl1.Qy~rl~ygjstJ"iQl~~P9##...../) ! •••••••••••••.•••••.••••.•••••••••..•••••••••••••• >.··1 •••••••.••••• · •.•••...•.•• > •• · <..................... ... ....i< .. > ........................... ) ...••••• · •..•••••.• • •....•• · •.•.••.••.• ··..t ......... ) .............. \ ..... \ .... (i ••• Utilities Plan, Generalized 2 .w~tlan&$Mittgati(J.1PI~h,8~14i(. · •• • •• •· •• ··.··.\ ••••• ) ••••• • ••••••••••••• • ••• ····.1;tLtJ\.iC •••••••••••••••••• • •. 'r.·.·.· •••• ·.·.)\h) •••. I.r ••••••••• ?).>})U ••••• ·j . • •• < .....•• r •• y)<....i ................ ·· Wetlands Mitigation Plan, Preliminary 4 W~tl~W$8gPOfttP~irn~~ti8m~ ••• )/.··?···.· •• ·•·· H/i<!}i..........? ..... ii 1 ••••• ·.\< ........... L.·/i .... ! ...... iiC ....................... / .... -. ··························· .. · .. it •••••• < Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECTNAME: __________________________ _ 2. Public Works Plan Review Section 3. Building Section DATE: __________________________ _ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 07/29/2005 DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM February 1,2005 Susan Fiala, Senior Planner Jim Gray, Assistant Fire MarshaJ~ j/ Defoor Property Plat, Cedar & Renton Aves S Fire Department Comments: DEVELOPMENT P CITY OF RENT~%NtNG AUG -9 2005 RECEIVED 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The turnaround shall meet the minimum dimensions shown on attached diagram. ( Lots 11 & 12 ) 4. All building addresses shall be visible from the public street. 5. All lots between 500 and 700 feet on a dead in access road are required to be sprinklered, lots 9 thru 12. 6. Maximum road grade on a public street is 15%. Verify that the grade will not exceed the 15%. Please feel free to contact me if you have any questions. TO: Susan Fiala CITY OF RENTON MEMO PUBLIC WORKS FROM: Jan lilian February 15, 2005 DATE: SUBJECT: PREAPPLICATON REVIEW COMMENTS DEFOOR PROPERTY PLAT PREAPP NO. 05-015 CEDAR AVE S. & S. 9TH STREET NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an existing 4-inch water main fronting the northern portion of the site (Lots 1-15) in Cedar Ave S. There is an 8-inch water main in S. 9th Street and a 4-inch water main in Renton Ave S. fronting Lots 16-24. There is a 4-inch water main in S. 10th Street. Available fire flow in Renton Ave is less than 1,000 gpm. Based on the site plan submitted, the water comments will be addressed in two phases. • Lots 16-24. To provide a minimum of 1,000 gpm to proposed Lots 16-24, applicant will be required to tie into an existing 8-inch water main located generally at the intersection of S. 9th Street and Renton Avenue South and extend an 8-inch main south in Renton Ave to S. 10th Street. tie in to the 4-inch in S. 10th will be required. This will provide 1,250 gpm. If homes exceed 3,600 square feet, 1,500 gpm is required. Continuing the extension of an 8-inch main in S.10th Street to the east and tying into the 12-inch main in Grant Ave will provide 2,000 + gpm. (See water redlines). • Lots 1-15. Applicant will be required to tie into an existing 12-inch main located just north of the NE property comer in Cedar Ave and extend an 8-inch water main within the plat to the end of the cul-de-sac. From that point, a 4-inch water main will be extended in the private drive to the end of Lot 11. This will provide 1,250 gpm. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of each structure. New hydrants will be required to be installed as part of the water main extension within the plat and in Renton Ave S. Defoor Property Plat Page 2 of 3 3. The proposed project is located in the 490 Water Pressure Zone and is outside an Aquifer Protection Zone. Static pressure in the area is approximately 80 psi. Pressure reducing valves will be required to be installed on the domestic water meters 4. The Water System Development Charges (SOC) are $1,525 per new building lot. These are payable at the time the utility construction permit is issued. SANITARY SEWER 1. There is an existing 8-inch sewer main fronting Lots 16-24 in Renton Ave South and an 8- inch sewer main in Cedar Ave South. 2. An 8-inch sewer main will be required to be extended within the plat, however gravity service will not be able to be provided due to the elevation of the site. Applicant will not be allowed to extend sewer through the coal mine hazard area and connect into the manhole located at the southwest corner. A lift station will be required to serve Lots 1-15. Lots 16-24 will require separate sewer stubs to each property. Grinder pumps will most likely be required to serve most lots. . 3. Separate side sewers are required. Minimum slope shall be 2%. 4. The Sanitary Sewer System Development Charges (SOC) is $900 per new building lot. These are payable at the time the utility construction permit is issued. SURFACE WATER 1. A preliminary drainage plan and drainage report will be required for the site plan application. The drainage plan shall include provision for detention and water quality treatment in compliance with the requirements of the 1998 KCSWM Level 2. This will be a SEPA condition. 2. Applicant shall submit separate structural plans for review and approval under a separate building permit for proposed vault. Special inspection from the building department is required. 3. A geotechnical report is required. 4. The Surface Water System Development Charges (SOC) are $715 per new building lot. These are payable at the time the utility construction permit is issued. 5. Roof drains are required to be tightlined to the storm system within the plat. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per new single family home at a rate of 9.57 trips. ($75 x 9.57 x = $) 2. A traffic study will be required for this project. The report shall be prepared by a state licensed engineer containing elements and information as identified in the City of Renton "Policy Guidelines for Traffic Impact Analysis of New Development". 3. Full street improvements within the plat and along Renton Ave S. including, but not limited to paving, sidewalks, curb & gutter, storm drain, street signs, and streetlights will be required. Defoor Property Plat Page 3 of 3 -------=-- 4. Applicant may submit a request to reduce right-of-way width to forty-two feet for residential access streets within this subdivision if building lots are less than one hundred feet in depth. Internal streets would consist of thirty-two feet of pavement with five-foot sidewalks. Easement for city owned utilities to be installed back of sidewalk is required under this application. 5. Public streets shall not exceed 15% grade. -6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards. 2. When approval of preliminary plat is granted, please submit permit application, three (3) copies of utility drawings, two (2) sets of street lighting plans, two (2) copies of the drainage report, an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. Separate permits for water meters, side sewers, irrigation meters and storm drainage connections are required. 4. Rockeries/Retaining Walls. All rockeries or retaining walls, greater than 4 feet in height to be constructed as part of this site will require a separate building permit and shall have the following separate note be included on the civil plan: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 5. City asbuilts show a 30-foot utility easement located within the northern portion of Lot 16. An 8-inch sewer main and an 8-inch water main are located within this easement. cc: Kayren Kittrrick •. "I .-. MEMORANDUM ~'-,' , ~ I DATE: I TO: Construction Services, Fire Prevention, Economic Development, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: DeIfJ.-&.c ~tJ Plat LOCATION: 'Zoz-30sCf08,s-t 060::rZtJO I q% aaOiZ120( 9(; PREAPPNO. PQto§-OI5 A meeting with the applicant has been scheduled for I ( ~ , Thursday, Rb J I f ( ~>=, in one of the 6th floor conference rooms. If this I meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a th<?rough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is -MJLt Please submit your written comments to 1t17~ n-'ale least two (2) days before the meeting. Thank you. d~~l1 ~ ;)h/o~-H:\DiVision.s~ve::.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05 (Planner) at 4-;1 /i. DATE: TO: CITY OF RENTON Planning/Building/Public Works MEMORANDUM February 17, 2005 Pre-Application File No. 05-015 FROM: Susan Fiala, Senior Planner, (425) 430-7382 SUBJECT: Defoor Property Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55.00 plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is located in the 700/800 block of Cedar Ave. South, in the Renton Hill neighborhood. The proposal is to subdivide a three parcels, of approximately 10-acres into 24 lots for the eventual construction of single family residences. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The applicant did provide a net density for this site which would be 2.55 dulac which is below the minimum of 4.0 dulac of the R-8 zone. No information as to how the density was calculated was provided with the pre-application. However, according to RMC 4-1-11 OD.1.b., if the applicant can show that minimum density can not be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density may be waived by the Reviewing Official. There is no guarantee of this waiver. Based on the City's definition of "critical areas," coal mine hazard designated areas are not typically deducted for purposes of calculating net density. All square footages of areas to be deducted (Le. public right-of-way, private access easements, and critical areas-protected slopes) must be provided at the time of formal land use application in order to determine density. Development Standards: The R-8 zone permits one residential structure/unit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Defoor Property Plat -Pre-Applicatior .. eting February 17, 2005 Page 2of5 Minimum Lot Size, Width and Depth -The minimum lot size that would permitted in the R-B zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels less than 1 acre-gross. The site is greater than one (1) acre-gross; therefore, a lot size of 4,500 sq. ft. (net area-after easement deductions, if applicable) would be required. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. Land area included in private access easements must not be included in lot area calculations. Please provide both the gross and net square footage of each lot at the time of formal land use application. For the'format land use application, all lots must be fully dimensioned to determine compliance. Building Standards -The R-B zone would allow a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots 5,000 square feet in size or greater. Lots less than 5,000 square feet in size would permit a maximum building coverage of 50% of the lot area. In the R-B zone, building height is restricted to 30 feet and two stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included in building lot coverage calculations. Square footages of buildings to remain, if any, must be provided at the time of formal land use application. Also, any buildings that are to be removed/demolished must obtain a demolition permit and be removed and inspected prior to recording the final plat. Setbacks -Setbacks are the minimum distance required between the building footprint and the property line or private access easement. The required setbacks are 15 ft. for the primary structure and 20 ft. for attached garages accessed from the front yard in the front, 20 ft. in the rear and 5 ft. on interior side yards. The side yards along a street setback is 15 ft. for the primary structure and 20 ft. for the attached garages which access from the side yard along a street. No setbacks were shown on the pre-application materials. The front yards of Lots 10, 11 and 12 would be measured from the private access easement. All setbacks are to be shown on the formal land use application plat plan submittal, but must be removed prior to final plat recording. Access/Parking: Access to the development is proposed from a new public road extending south from Cedar Ave. South and terminating in a cul-de-sac with a private access easement extending further to the south from its terminus. Lots 16 through 24 would gain access directly to Renton Ave. South. From review of the provided plat drawing with underlying topography, in the north portion of the new public road there appear to be steep slopes which may be classified as sensitive or protected (see discussion under Sensitive Areas). If these are protected slopes, no development may occur on the slopes and the road would need to be re-Iocated. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Private streets and private driveways are easements. The land area of the easement is to become part of the abutting lots. Addresses of lots along private streets/driveways are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Driveway Grades: The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is Defoor Property Plat -Pre-ApI February 17, 2005 Pa!.l9 J of e In Meeting additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 % inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. Hillside Subdivisions: Based on the topography underlying the pre-application submittal, calculations were made to determine whether or not the site would be categorized as a "hillside subdivision". It appears that the average slope is 20% and greater which meets the definition. According to RMC 4-7- 220, hillside subdivisions ordinarily have greater attention paid to the potential for drainage, erosion and slope stability problems. The review and approval of the Hearing Examiner is required for this type of subdivision. Sensitive Areas: Based on the City's Critical Areas Maps, the site is located within critical areas, including: Geologic Hazards (steep slopes), seismic, erosion, coal mine and landslide hazards. Geologic Hazards -The site appears to contain areas of 15%, 25% and 40+% slopes as shown on the City's Slope Analysis map. As required by the City's Critical Areas Regulations, a slope delineation indicating the location of these slopes will be required as part of the formal land use application. Sensitive slopes have grades from 25% to 40%. Specific standards also apply for development located within sensitive slopes, landslide and erosion hazard areas. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Pursuant to the Renton Municipal Code (RMC4-3-050J) the applicant will be required to obtain a geotechnical report stamped and signed from a Geotechnical Engineer stating that the proposed development is suitable with respect to the current site conditions for soils, slopes, landslides, erosion, seismic, etc. In addition, the report would need to address any special construction requirements deemed necessary by the Geotechnical Engineer. Through the plat review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the studies. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant's expense. Coal Mine hazards are within the site and within 200 and 500 feet of the site. According to RMC 4-3- OSO.J.B., these hazards are to be reviewed and addressed in a coal mine assessment report. A coal mine assessment report will be required as part of the formal land use application. Seismic Hazards -The seismic hazard is related to potential liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that the geotechnical analysis assess soil conditions and detail construction measures to assure building stability. Environmental Review: The project requires SEPA review due to the number of lots of the proposed plat (greater than four dwelling units and critical areas). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and % of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of Defoor Property Plat -Pre-Applicatio-"eeting February 17, 2005 Page 4 of 6 $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee) plus first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications is $2,500.00 plus postage costs. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $530.76 per new single family residence; and, • A Fire Mitigation Fee based on $488 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-153. Interpret development standards to support plats designed to incorporate vehicular and pedestrian connections between plats and neighborhoods. Small projects composed of single parcels and/or multiple parcels of insufficient size to provide such connections, should include future street stubs. Future street connections should be clearly identified to notify residents of future roadway connections. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for eXisting residents. Defoor Property Plat -Pre-Ap February 17, 2005 -______ Page 5 of 6 Environmental Element on Meeting Policy EN-70. Land uses on steep slopes should be designed prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. Policy EN-71. Allow land alteration only for approved development proposals or approved mitigation efforts that will not create unnecessary erosion, undermine the support of nearby land, or unnecessarily scar the landscape. Policy EN-72. Mitigate problems of drainage, erosion, siltation, and landslides by decreasing development intensity, site coverage, and vegetation removal as slope increases. Policy EN-73. Protect high landslide areas from land use development and roads. Policy EN-76. Design, locate, and construct utility systems in a manner which will preserve the integrity of the existing land forms, drainage ways, and natural systems. Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. Policy CD-1: Integrate development into natural areas by clustering development and/or adjusting site plans to preserve wetlands, steep slopes, and notable stands of trees or other vegetation. Natural features should function as site amenities. Use incentives such as flexible lot size and configuration to encourage preservation and add amenity value. Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Policy CD 15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single-tier lots with rear yards backing onto a street. Policy CD-17. Development should be designed to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. The Department of Economic Development, Neighborhoods and Strategic Planning (EDNSP) indicate that the following pOlicies are advisory to the applicant and are intended to inform them of the City Council's desired outcome for infill development. Code implementing these policies is on the department's 2005 work program and may be adopted prior to formal review of projects now at the pre-application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor responding to more 'urban· setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-story development adjacent to single- story structures), the architecture of the new structure should include details and elements of Defoor Property Plat -Pre-App/icatio "eeting February 17, 2005 Page 60f6 design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. Ad,ditional Comments: • Due to the likely presence of protected slopes which prohibit development, staff recommends that the applicant assess the site more closely and complete a slope analysis. Based on the outcome of these findings, the plat may need to be re-designed. • In advance of submitting the full land use application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning OEVELOPME CITY OF ~tr~~N/NG DENSITY WORKSHEET AUG -9 2005 RECEIV~n City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 301 ,062 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** 24~834 square feet Private access easements** 3,402 square feet Critical Areas* 9,0 4 8 square feet Total excluded area: 2. 37,284 square feet 3. Subtract line 2 from line 1 for net area: 3. 263,778 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 6.05 acres 5. Number of dwelling units or lots planned: 5. 21 units/lots 6. Divide line 5 by line 4 for net density: 6. 3 _ 47 = dwelling units/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 floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSER V\Forms\PJanning\density.doc Last updated: 11108/2004 1 '- Project Narrative DEVELOPMENT P CITY OF RENT~~NJNG AUG -9 2005 RECEIVED Defoor Preliminary Plat --Renton, Washington • Project Name: Project Size: Location of Site: • Parcel Numbers: • Current zoning: Surrounding zoning: • Current use: • Soil type and Drainage: Defoor Preliminary Plat The total site is approximately 6.91 acres. The location of the project is in the 700 block of Cedar Avenue South. 2023059085 and 0007200194 Residential 8 dulac North: Residential 10 dulac Multi-Family South: PSE Transmission Line Easement West: Commercial-Commercial Arterial East: Residential 8 dulac (Single-family home) The site is currently vacant. Special site features: There is a category 3 wetland, steep slopes and coal mine hazards located on the site. Based on field observations the site consist of native soil and bedrock exposures. A storm drainage system has been designed which will route drainage to a detention vault, storm drainage will dispersed to the south. This drainage system has been designed to handle all the stormwater run-off that will be generated by the site. The system will include temporary erosion control barriers during site construction. • Proposed property use: The proposal is to subdivide the property into 21 single-family detached, fee simple, lots. • Access: Each lot will be accessed from new right-of-way created with the development of the plat. • Off-site improvements: N I A • Est. Construction Costs: $1,200,000 • Est. fair market value: $3,000,000 " ,-" • Quantity and type of fill: • Trees to be removed: • Land dedication: • Number, size, and density of lots: • Proposed job shacks: • Modifications: The quantities of the cut and fill that will occur on site are approximately + 10,100 cubic yards. If it is discovered that the site will need fill material, the applicant will submit a fill source statement at that time. Due to the topography of the site, all trees in the lot areas will be removed as part of this development. Please see the Tree Cutting/Land Clearing plan for the approximate location of the clearing limit. N/A There are 21 lots proposed for the property. The average lot size is approximately 6,110± S.F. The net density is approximately 3.43 dulac. The site will have a construction trailer during the construction of the development. We would like to request a reduction to 30' right-of-way of width at the entrance of the plat. Existing improvements and right-of- way to the north and lining up to match the intersections of Cedar Ave S and South 7th Street presents a need for right-of-way reduction. '" CITY OF RENTON ENVIRONMENTAL CHECKLIST Project: Defoor Property 21 Lot Preliminary Plat Applicant: Terry Defoor GWCInc. 24633 NE 133rd Street Duvall, W A 98019 (206) 999-8874 Representative/Contact: Core Design, Inc. Attn: Michael Chen 14711 NE 29th Place, Suite 101 Bellevue, Washington 98007 Phone: (425) 885-7877 Date: August 4, 2005 ; , TABLE OF CONTENTS A. BACKGROUND .................................................................................................................. 1 B. ENVIR.ONMENT AL ELEMENTS ...................................................................................... 3 1. EARTH .................................................................................................................... 3 2. AIR. .......................................................................................................................... 4 3. WATER ................................................................................................................... 4 4. PLANTS .................................................................................................................. 6 5. ANIMALS ............................................................................................................... 7 6. ENERGY AND NATURAL RESOURCES ........................................................... 7 7. ENVIR.ONMENTAL HEALTH .............................................................................. 8 8. LAND AND SHORELINE USE ............................................................................. 9 9. HOUSING ............................................................................................................... 10 10. AESTHETICS ......................................................................................................... 10 11. LIGHT AND GLARE ............................................................................................. 11 12. RECREATION ........................................................................................................ 11 13. HISTORIC AND CULTURAL PRESERVATION ................................................ 12 14. TRANSPORTATION .............................................................................................. 12 15. PUBLIC SERVICES ............................................................................................... 13 16. UTILITIES ............................................................................................................... 13 C. SIGNATURE ........................................................................................................................ 13 Appendices Appendix A --Legal Description Appendix B --Vicinity Map · ' ENVIRONMENTAL CHECKLIST INTRODUCTION Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need 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 "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, 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 information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: (A nonproject proposal includes plans, policies and programs where actions are different or broader than a single site-specific proposal) Complete this checklist for nonproject proposals, even though questions may be answered "does not apply". IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPRO]ECT ACTIONS (part D). For nonproject actions, the references in the checklist to the word "project", "applicant", and "property or site" should be read as "proposal," "proposer", and "affected geographic area," respectively. " A. BACKGROUND 1. Name of proposed project, if applicable: Defoor Property 21 Lot Preliminary Plat 2. Name of applicant: Terry Defoor GWC, Inc. 3. Address and phone number of applicant and contact person: Applicant: Terry Defoor GWC, Inc. 24633 NE 133rd Street Duvall, WA 98019 (206) 999-8874 4. Date checklist prepared: August 4, 2005 5. Agency requesting checklist: City of Renton Development Services Division Contact Person: Michael Chen c/o Core Design, Inc. 14711 NE 29th Place, Suite 101 Bellevue,WA 98007 (425) 885-7877 6. Proposed timing or schedule (including phasing, if applicable): Plat construction is scheduled to start in mid 2006, subject to the approval process and market demands. Home construction is proposed to start in early 2007. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Not at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Preliminary storm drainage report, prepared by Core Design, Inc. Preliminary Geotechnical Report and Coal Mine Hazard Assessment, prepared by Icicle Creek Engineers Wetland Delineation Report, prepared by Talasaea Consultants. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None to our knowledge. Environmental Checklist Defoor Preliminary Plat Page 1 " 10. List any government approvals or permits that will be needed for your proposal, if known. Short Plat Approval SEP A Detennination Drainage Plan Approval Water and Sewer Construction Plan Approval Grading Permit Final Plat Approval Residential Building Permits 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) This application proposes a 20 lot short plat on a 6.91-acre site under the existing requirements for an R-8 zone. The homes are anticipated to be in the middle income price range. Construction of the site will result in 56% of the property being developed. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The location of the project is in the 700 block of Cedar Avenue South and is located in the NW %, Section 20, Township 23N, Range SE. The site is just to southwest of the intersection of Cedar Avenue South and South 7th Street. A legal description and vicinity map is attached hereto and incorporated by reference. Environmental Checklist Defoor Preliminary Plat Page 2 B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rOllinGteep slopes, mountainous other The site is generally hilly, sloping up from Cedar Ave S. to Interstate 405 at approximately 30%. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope is approximately 40% found along the western boundary of Cedar Avenue South. on the property. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The Natural Resources Conservation Services has mapped the site as Aldetwood and Kitsap soils. d. &e there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No, not to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the grading is to construct the proposed building pads and utility locations for single-family residences. The grading is intended to be 7,500 cubic yards of cut and 2,600 cubic yards of fill. If it is discovered that the site will need fill materials, a fill source statement will be submitted at that time. Please refer to the Preliminary Grading and Utility Plans prepared by Core Design, Inc for additional information. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 40% will be covered by impervious surface. Environmental Checklist Defoor Preliminary Plat EVALUATION FOR AGENCY USE ONLY Page 3 " ' h., Proposed measures to reduce or c. earth, if any: 01 erosion, or other impacts to the A temporary erosion and sedimentation control (fESCP) plan will be prepared and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds and other measures which may be used in accordance with requirements of the City. At completion of the project, permanent measures will include stormwater runoff detention and water quality facilities as required. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, there will be increased exhaust and dust particle emissions. After construction, the principle source of emissions will be from automobile traffic, lawn equipment, and others typical of a residential neighborhood. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions or odors are those typical of the residential neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and can be controlled by several methods: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and fireplace emission standards are regulated by the State of Washington. The site has been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency which went into effect on September 1, 1992. No land clearing or residential yard debris fires would be permitted on-site, nor in the surrounding neighborhood in accordance with the regulation. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is a 3,374 s.f. category 3 wedand located at he southern boundary of the property. Environmental Checklist Defoor Preliminary Plat Page 4 2) . Will the project require any work o. ~r, in, or adjacent to (within 200 feet) of the described waters? If yes, please describe and attach available plans. N one to our knowledge. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. 5) Does the proposal lie within a 100-year floodplain? If so, note location on. the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system will be installed to serve the future homes. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn, public water mains will be installed as part of the plat construction. No water will be discharged to groundwater except through the incidental infiltration of stormwater. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The site will be served by sanitary sewers. There will be no waste material discharged to the ground from the development. Post-development stormwater runoff from roadways will be routed around the proposed development and discharged down stream. Home sites will be collected and routed through flow spreaders. Requirements for water quality and runoff rate control will be met. Environmental Checklist Defoor Preliminary Plat Page 5 c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff will result from impervious surfaces and will be collected and routed to a detention vault located in the southwest comer of the project. The runoff will continue down slope and recharge the wetland located on the subject site. 2) Could waste materials enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A City approved storm drainage system will be designed and implemented in order to mitigate any adverse impacts from stormwater runoff. The system will include temporary erosion control barriers during site construction, and permanent stormwater collection/treatment facilities soon after beginning site development construction. This permanent system will ensure that prior to the release of stormwater into the downstream storm system, the system will have significantly reduced the potential impacts to ground and surface waters. 4. Plants a. Check or underline types of vegetation found on the site: ....x deciduous tree: alder, maple, aspen, other: cottonwood ....x evergreen tree: fir, cedar, pine, other: hemlock ....x shrubs X grass pasture wet soil plants: cattail, creeping buttercup, bullrush, skunk cabbage, horsetail, water plants: water lily, eelgrass, milfoil, other: other types of vegetation: b. What kind and amount of vegetation will be removed or altered? Of the site, only those areas proposed for lots will have the existing vegetation removed. c. List threatened or endangered species known to be on or near the site. No threatened or endangered plants are known to exist on the site. Environmental Checklist Defoor Preliminary Plat Page 6 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The yard areas associated with individual ownership will be landscaped by the future residents with both formal and informal plantings. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: red-tailed hawk mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. No threatened or endangered species are known to exist on the site. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: The yard areas associated with individual ownership will be landscaped by the future residents with both formal and informal plantings. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/ or natural gas will be the primary source of energy used to provide heating and cooling to each home. These forms of energy are immediately available to the site. The builder will provide the appropriate heating and cooling systems which are energy efficient and cost effective for the homebuyer. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. Environmental Checklist Defoor Preliminary Plat Page 7 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 requirements of the Uniform Building Code and the State Energy Code will be incorporated into the construction of the buildings. Energy conserving materials and fixtures are encouraged in all new construction. 7. EnvironmentaJ Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today nor are there any that will be generated as a direct result of this proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic present on Cedar Ave South. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise impacts will result from the use of construction and building equipment during site development and home construction. These temporary activities will be limited to normal working hours. Long-term impacts will be those associated with the increase of human population; additional traffic and noise associated with residential areas will occur in the area. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be done during the hours prescribed by the City of Renton. Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. Environmental Checklist Defoor Preliminary Plat Page 8 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currendy vacant. The current use of the adjacent properties is as follows; North: South: East: West: Multi -Family PSE Transmission Line Easement Single -Family Interstate 405 b. Has the site been used for agriculture? If so, describe: Not to our knowledge. c. Describe any structures on the site. There are no structures on site. d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site? The current zoning is R-S. f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation is Residential Single Family. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, portions of the site have been classified as a coal mine hazard and steep slope. Please reference the Coal Mine Hazard Assessment and Preliminary Geotechnical Evaluation report prepared by Icicle Creek Engineers, dated June 10, 2005. i. Approximately how many people would reside or work in the completed project? Approximately 53 people (21 x 2.5 persons per dwelling unit). j. Approximately how many people would the completed project displace? None Environmental Checklist Defoor Preliminary Plat Page 9 k. Proposed measures to avoid or reduce displacement impacts, if any: None 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The area around the site consists of residential housing. This use is compatible with surrounding uses both existing and proposed. 9. I-lousing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The preliminary plat contains 20 new single-family residences. The new homes are anticipated to be in the middle-income price range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None proposed because the current property owner is a proponent of the redevelopment of the property. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The buildings will meet the height requirements of the R-8 zone and will not exceed 2 stories or 30 ft. The exterior building materials may include any of the following; wood, hardwood, masonry and asphalt shingles. b. What views in the immediate vicinity would be altered or obstructed? Due to the natural sloping topography of the surrounding neighborhood the visual impact on the adjacent area will be minimal. c. Proposed measures to reduce or control aesthetic impacts, if any: The homes will be of a scale and size to be compatible with the existing neighborhoods. Landscaping will be installed by the future residents to provide an additional visual buffer. Environmental Checklist Defoor Preliminary Plat Page 10 11.. 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 originate from building lighting and exterior lighting. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only offsite source of light and glare are from vehicles and street lighting from the adjacent streets and the single-family neighborhoods. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the lighting downward. 12. Recreatiol1 a. What designated and informal recreational opportunities are in the immediate vicinity? Philip Arnold Park Cedar River Park Liberty Park b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any? Impacts will be mitigated through participation in the City's park mitigation program. The required mitigation fee will be paid prior to recording the subdivision. Environmental Checklist Defoor Preliminary Plat Page 11 '. 13. Historic and Cultural Preserv ___ on a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None, there are no known impacts. If an archeological site is found during the course of construction, the State Historical Preservation Officer will be notified. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access to the site will be off South 7th Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No. The closest bus stop is 0.4 miles away at the intersection of Main Ave. Sand S.4th Street. c. How many parking spaces would the completed project have? How many would the project eliminate? Four parking spaces will be provided in association with each home; a total of 84 spaces will be provided on the site. The spaces will be located in garages and on the driveways. There are no parking spaces eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. Improvements to the existing road will be made. Curb and gutters will be installed. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. This project is estimated to generate 201 ADT (9.57 ADT /DU). Peak volumes would occur during the morning and evening commutes. Environmental Checklist Defoor Preliminary Plat Page 12 0, . g. Proposed measures to reduce or control transportation impacts, if any: Transportation impacts will be mitigated through participation in the city's traffic mitigation program. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The need for public service such as fire, health, and police protection will be typical of single family development of this size. The school children originating from the homes in this development will attend the schools in the Renton School District. b. Proposed measures to reduce or control direct impacts on public services, if any. The roads and homes will be constructed to meet all applicable standards and codes of the City and the Uniform Building Code. The proposed development will contribute to the local tax base and provide additional tax revenue for the various public services. The impact to the schools and traffic will be mitigated through the payment of impact fees. 16. Utilities a. Underline utilities currendy available at the site: electricity. natural gas, water, refuse service. telephone, sanitary sewer, septic system, other. All utilities are available to the site through the proper extension of services. Extension of services is the developers' responsibility. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy. Water Service will be provided by City of Renton Sanitary Sewer will be provided by the City of Renton Telephone Service will be provided by Qwest. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: ~a ~ _ Date Submitted: August 4. 2005 Michael Chen, Senior Land Planner Environmental Checklist Defoor Preliminary Plat Page 13 CORE DESIGN, INC. BELLEVUE WA 98007 Legal Description Parcel A: Legal Description Core Project No: 04139 06/20105 That portion of the H.H. Tobin Donation Land Claim No. 37, lying southerly and westerly of the Plat of Highland Addition to the Town of Renton, according to the Plat thereof recorded in Volume 17 of Plats, page 32, in King County, Washington; AND that portion of the northwest quarter of the northwest quarter of Section 20, Township 23 North, Range 5 East, W.M., in King County, Washington, lying northerly of Puget Sound Power and Light Company's transmission right-of-way and east of Primary State Highway No.1, described as follows: BEGINNING at the intersection of the north line of said Section 20, with the west line of said Plat, which point is north 89°59'27" west 1,386.85 feet from the north quarter corner of said Section; thence south 01°29'35" west along the west line of said Plat and said line produced southerly 973.04 feet to the northerly line of Puget Sound Power and Light Company's transmission right-of-way; thence north 67°03'41" west 471.66 feet to the easterly line of Primary State Highway No.1; thence northerly along said Highway to the north line of said Section; thence south 89°59'27" east along said north line 316.54 feet to the POINT OF BEGINNING. Environmental Checklist Defoor Preliminary Plat Appendix A ". Environmental Checklist Defoor Preliminary Plat Vicinity Map VICINITY MAE ~II • 12OO't- AppendixB " ( . • -r CONSTRUCTION MITIGATION DESCRIPTION Defoor Short Plat, (21 Lot), Core Project # 04139 1. PROPOSED CONSTRUCTION DATES Grading will start Summer 2006. The road and utilities will start shortly thereafter with building construction to follow. DEVELOPME CITY oF~k~~~NING AUG -92005 RECEIVED II. HOURS OF OPERATION FOR RESIDENTIAL CONSTRUCTION Per City of Renton: Monday -Friday: Saturday: Sunday: 7AM-8PM 9AM-8PM None III. PROPOSED HAULINGffRANSPORTATION ROUTES All equipment, materials, and laborers will enter the site off of Cedar Ave S. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS . • Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fIre hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • TraffIc During site infrastructure and building construction, the traffIc entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the traffic leaving the residential area, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a signifIcant impact on the peak or non-peak traffic hour in the area. 1:\2004\04139\Docs\04139 Const Mitigation 20 lot.doc 06/27/05 . , ~ • Transportation Impacts There will be one access point for construction of the project located off of Cedar Avenue South. As was stated above the construction traffic will not have a significant impact on traffic. The construction of the entrance and all associated wet and dry utilities to the project may require some construction in the Cedar Avenue South right-of-way. This work will be performed during non-peak hours and lane channelization will be used if needed. • Mud In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be consistent with City regulations. I:\2004\04139\Docs\04139 Const Mitigation 20 lot.doc 06/27/05 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, LaVonne Bowman (lavonnebowman@pnwt.com) Assistant Title Officer, Daisy Lorenzo (daisylorenzo@pnwt.com) Assistant Title Officer, Kathy Turner (kathyturner@pnwt.com) Assistant Title Officer, Peter Child (peterchild@pnwt.com) Unit No. 8 Re!Max Realty South FAX No. (206) 343-8403 Telephone Number (206)343-1328 10803 SE Kent Kangley Road, #101 Kent, WA 98030 Title Order No.: 578234 Attention: Tim Burkhardt Your Ref.: Kao!Tuan!Teng!Dang SECOND REPORT A. L. T. A. COMMITMENT SCHEDULE A Effective Date: April 27, 2005, at 8:00 a.m. 1. Policy(ies) to be issued: ALTA Owner's Policy Standard ( ) Extended ( ) Proposed Insured: Amount Premium Tax (8.8%) GWC, INC., a Washington corporation TO BE AGREED UPON NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEAST ONE WEEK PRIOR TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. 2. The Estate or interest in the land described herein and which is covered by this commitment is fee simple. 3. The estate or interest referred to herein is at Date of Commitment vested in: WEI-KANG KAO and CHIU-CHU TUAN, husband and wife, as to an undivided half interest, and LENG SHENG TENG and HSU MEI-YU DANG, husband and wife, by deed which recites as joint tenants, as to the remaining undivided half interest 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, pages 2 and 3, attached. A.L.T.A. COMMITMENT SCHEDULE A Page 2 Order No. 578234 The land referred to in this commitment is situated in the State of Washington, and described as follows: PARCEL A: That portion of the H. H. Tobin Donation Land Claim No. 37, lying southerly and westerly of the plat of Highland Addition to the Town of Renton, according to the plat thereof recorded in Volume 17 of Plats, page 32, in King County, Washington; AND that portion of the northwest quarter of the northwest quarter of Section 20, Township 23 North, Range 5 East, W.M., in King County, Washington, lying northerly of Puget Sound Power and Light Company's transmission right-of-way and east of Primary State Highway No.1, described as follows: Beginning at the intersection of the north line of said Section 20, with the west line of said plat, which point is north 89°59'27" west 1,386.85 feet from the north quarter corner of said section; thence south 01°29'35" west along the west line of said plat and said line produced southerly 973.04 feet to the northerly line of Puget Sound Power and Light Company's transmission right-of-way; thence north 67°03'41" west 471.66 feet to the easterly line of Primary State Highway No.1; thence northerly along said highway to the north line of said section; thence south 89°59'27" east along said north line 316.54 feet to the point of beginning. PARCEL B: That portion of the H. H. Tobin Donation Land Claim No. 37, lying southerly of the Plat of Highland Addition to the Town of Renton, according to the plat thereof recorded in Volume 17 of Plats, page 32, in King County, Washington, described as follows: Beginning at a point on the north line of Section 20, Township 23 North, Range 5 East, W.M., in King County, Washington, which is north 89°59'27" west 1,366.85 feet from the north quarter corner thereof; thence south 01°29'35" west along the centerline of Cedar Street 611.82 feet to the south line of said plat, and the TRUE POINT OF BEGINNING; thence south 88°33'25" east 310.14 feet to the west line of Renton Street; (continued) A.L.T.A. COMMITMENT SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: Order No. 578234 thence south 01°24'21" west 491.98 feet along said west line and west line produced southerly to the northerly line of Puget Sound Power and Light Company's transmission right-of-way; thence north 67°03'41" west along said right-of-way 355.51 feet; thence north 01°29'35" east 361.72 feet to a point coincident with the south line of said plat and the west line of Cedar Street; thence south 88°33'35" east 20.00 feet to the TRUE POINT OF BEGINNING. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. H.H. Donation Land Claim #37 and ptn. 20-23-5, W.M. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 578234 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate surveyor inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. SPECIAL EXCEPTIONS: A.L.T.A. COMMITMENT SCHEDULE B Page 2 NOTE FOR INFORMATION PURPOSES ONLY: Order No. 578234 EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM -1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2" BY 14". NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) . ASSESSOR'S TAX PARCEL NUMBER(S). ( continued) A.L.T.A. COMMITMENT SCHEDULE B Page 3 Order No. 578234 SPECIAL EXCEPTIONS (continued): 1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton Sewer line Northerly portion of Parcel B January 10, 1967 6126689 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton Public utilities Northerly portion of Parcel B May 21, 1975 7505210389 3. RELINQUISHMENT OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR BY DEED TO STATE OF WASHINGTON: RECORDED: RECORDING NUMBER: July 23, 1958 4924770 4. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: Transamerica Title Insurance Company, a California corporation, and Gene o. Farrell and Nancy Lee Farrell October 23, 1979 7910230907 Common easement for ingress, egress and utilities (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 4 Order No. 578234 5. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 2005 202305-9085-03 2110 Portion of Parcel A CURRENT ASSESSED VALUE: Land: $28,000.00 GENERAL TAXES: SPECIAL DISTRICT: TOTAL BILLED: Improvements: $0.00 AMOUNT BILLED $333.57 $1.95 $5.00 $340.52 PAID: $170.26 TOTAL DUE: $170.26 6. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 2005 000720-0194-05 2110 Remainder of Parcel A CURRENT ASSESSED VALUE: Land: $11,000.00 GENERAL TAXES: SPECIAL DISTRICT: TOTAL BILLED: Improvements: $0.00 AMOUNT BILLED $131.05 $1. 68 $5.00 $137.73 PAID: $68.87 TOTAL DUE: $68.86 7. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 2005 000720-0196-03 2110 Parcel B CURRENT ASSESSED VALUE: Land: $16,000.00 Improvements: $0.00 ( continued) GENERAL TAXES: SPECIAL DISTRICT: TOTAL BILLED: A.L.T.A. COMMITMENT SCHEDULE B Page 5 AMOUNT BILLED $190.61 $1.77 $5.00 $197.38 PAID: $98.69 Order No. 578234 TOTAL DUE: $98.69 8. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: Wei-Kang Kao and Chiu Chu Tuan, husband and wife Stewart Title Company of Washington, Inc., a corporation Fortune Development Corporation, a Washington Corporation $75,000.00 September 11, 1989 September 26, 1989 8909261260 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 9. Payment of Real Estate Excise Tax, if required. The property described herein is situated within the boundaries of local taxing authority of City of Renton. Present Rate of Real Estate Excise Tax as of the date herein is 1.78%. 10. Until the amount of the policy to be issued is provided to us, and entered on the commitment as the amount of the policy to be issued, it is agreed by every person relying on this commitment that we will not be required to approve any policy amount over $100,000, and our total liability under this commitment shall not exceed that amount. NOTE 1: A survey of the herein described property was recorded under Recording Number 8511129001, a copy of which is hereto attached. (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 6 Order No. 578234 NOTE 2: Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.40. END OF SCHEDULE B Title to this property was examined by: Nancy Nash Any inquiries should be directed to one of the title officers set forth in Schedule A. PC/NN/8907180139/8912291919 May 2, 2005 Re/Max Realty South 10803 SE Kent Kangley Road, #101 Kent, WA 98030 Attention: Tim Burkhardt Order No.: 578234 Your Ref.: Kao/Tuan/Teng/Dang Please find enclosed a copy of a Second Report of a Commitment for Title Insurance on the above referenced transaction, as requested. Thank you for the opportunity to serve you. Pacific Northwest Title Company of Washington, Inc. takes great pride in the service and customer satisfaction we are able to provide our customers. If we can answer any questions or provide further assistance, please feel free to call. LaVonne Bowman Senior Title Officer Unit No. 8 H.H. Tobin Donation Land Claim No. 37 PARCEL A • I. PARCELS PAcmc NORTHWEST TITLE Order No. Company of Washington, Inc. 578234 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. N t TO: cc: ReMax 10803 Kent, Attn: Ref.# SE Kent Kangley Rd, Washington 98030 Tim Burkhardt Kao/Tuan/Teng/Dang Core Design rem@coredesigninc.com #101 ~ PACIFIC NoRTHWI!ST TrnE Comp.a1\YofWa8hinsttm, Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 of second report PNWT Order Number: 578234 Seller: Kao, Teng Buyer/Borrower: GWC, Inc. The following matters affect the property covered by this order: • A Full Update of the commitment from April 27, 2005 through June 17, 2005 at 8:00 a.m. has disclosed the following: **Nothing further of record. • There has been no change in the title to the property covered by this order since April 27, 2005, EXCEPT the matters noted hereinabove. Dated as of June 22, 2005 at 8:00 a.m. lb PACIFIC NORTHWEST TITLE COMPANY By: LaVonne Bowman Title Officer Phone Number: 206-343-1328 t. DEVELOPMEN" CITY OF R~fkANNING IV10N AUG -92005. IA.'!"'~ RECEIVED 1f I ~ •• s s • ~.J[: tIIId tw .... 111 .• _I~u.a .t .-.... r 0. Dlt1le (11.00, _ It Sa .... ,aM. UllINGo&' Mft_, paata te * ClNatee, itll ..... - ....... _q., .. ,.., tit UII ...au .... l"MU'ftU .. Mnt..n .. • tated, * ,..,.t.ll'l&lt, Jftyu. .... 1IdJMII'11;J to CIOMU.t.n- _utI'Mt, aiaH1a. NJ&l.I''' o,.rate a ' __ 1IIU 8&UUI'7 ..... 11_. wi ........ arr .-oleo, ' .... 1' u4 ....... tile t.llnills ".oriH4 1aA 100&'" Sa __ 1/t. ot .-1/" fit Senloa 20. !WMId. 2, az1l.k, ..... J _''''. at a J01at 14 tNt ... t or .. 8oIl~.t Gen.1' ot !ftIIt #4. H' .• '''. JIltitl. to llUto .. a.c ao-1;" ".'-.ct •. ~ ....... tJllJ tNt, ~ ... t J04 _, M .. _~.1tM .r ............ AlM ...... t • .. • jilM·lJ.IIIin" ........ 11., r.n ... , .r * . ..aIa ... t HZMI' ~ fl'Mt. , •• ,., .... Mlltt. __ ....... IbiI c..1;,. IUJd.ac1;ea, I t. ~ .... I!!~ -"" _, ~ IJlM or .... .l~ :., '. ji$ n.J teet loath of ~ ... _, ouau ot ..... orz.t Is- Id4 ..... MI'r .~ 1_ PI1.1 • l..u *'" ........... a ... .r _, 1.., .. tbaa 'UM teet uI uau " .... -~1T ... ,.n or ... ..alt.17 lewD' 8J8--or 1oJroa ... _. 'ltI8 ...... Jleif4ftM to l_elt. 1_ ....... 1'8 ....... tc-* ~ ... -..... ":"'. :" l'J>_ tIIIF ........... '*'-.M1l .. , " bDo .. S. ... witla .. I'I_tII ....., ~ to tile CIINatoo. ClNat. fVtIMI' -.nee to ... uI _11 ~. tM aU "'t,I', Ito· .............. q.,tNa aU •• 01' ..... *-it .. -041 *7 .7 aatt. -.... or IIIQ1:IWII .... en' CI8I1ttIM b7 1;M GnatM sa • .-.be fit· .. 2ia1aU _~ pate. • ... put t. ... lIltlloU WU'1'8Ilt7 Dr ..,. kUd.1Iba •• 1U. D ill , _II' *-CIna'-JIu ..... 1 w. 1Ut~t to lie .... t .. 1t7 1 .. ~ 1Itt'1~ ...... td7 aatIMIr1_ lUll 11;. ./-#1 "l'J8"-~ to h ... tc, aftl_.... /t,"'&gfiItr' .. _,., , 1,,,., ..... ~ -..c.NC W. ..... • te .. __ W It, 1ta ~ .. 'at ...... 'F itt OttFcq.dt w.a /.t·".SF ... ~ • ·1'50 ,.....t to -~V II'Q'" • lllltiMMe ... 13 ZI MNtetWa .,... " 1M ot" 00_11 et uK aU7 • .. ~ Opn' .. er J · " " " lHlS INSTRUME:NT, llllde thfs 13thday of May 19 !L-' nTran.an:~erica DeveTopment.:-rC":o-=m::-:p=-=a:-::n~y~-""";"",---' by Ind between "'::':~.:...:!..;.s i •• ""I, ',' •• '.Id _____________ _ __________ " ______ ~and ______________ _ ________________________ ~~~d ______________________ __ ___________________________ ~and~ ___________________ _ ~\J I,() hereinafter called "Grantor(s)", and the CITY OF RENT(If, a Municipal Corporation ~ of King County, Washingt/>n. hereinafter' call'd "Grantee". t--- WITNESSElH: and Th~~Grantor(s;I, for and in consideration of the SUII of $,=Z::"'l.O~O===- no , , --paid by Grantee, and other vlluable consideration, dO by these presents, $frant, bllrgafn, sell, convey, ~d warrant unto the said Grantee, its successors and assigns, an elSement for public utilities (including water and sewar) w.1th necessary appurtenanCt!s over, through, across Ind upon the follow1i.g described property fn Kfng County, Washington, more particular!y described IS follows: Begin1ling at the Nol'th14eBt col"M2'of the N02'tMast qual"tel' of the N"'h14eBt qauD'tel' of Ssotion ao~ TOrJnship as, Range S Bast fi.M.~ theMll South DOg' East BU. 91 feet~ theno" N 8SoS1' East BO.OO feet to the tl'IIS point of bsginning~ theMe South OOg' East 80. 00 feet~ thenoe Non'll 890 SZ' East 320.00 feet, thence NOl'th 0°9' West 3(JJ)0 feet. tMntHI SoutJa 89 0SZ' "'est 310.00 feet to the t1'UB point of beginning. See E:ehibit "A" fo2' vioini.t:, map Together with a ternj:'orary construction easenent described 15: Said temporary construction easement shall remain 1n force du~fng construction and untfl s'uch time 'as the utilities and appurtenances have been accepted for the operatfon and maintenance by the Grantee but not later than _________ _ , ' Slid here~ofore Ient10ned grantee. 1ts successors or IIstgns. shall hive the r1 gilt. without [Jrtor not'lce or proce.ding It hw. It such ti.s as NY be neC8sslJ'y to enter upon said above descrtbed property for the purpose of constructing ... fntltning, repafring. Iltering or reconstructfng slid utl1ity, or .. Icing Iny connections therewith. wfthout fncurring any 1.gal obligations or lilb1Hty therefore. provided. th.t such construction. IIItn- tatntng. repatrtng. ~lter1ng or reconstruction of such utility shall be aCC()q)1ished 1n such a manner that the private 1""rove.nts exhting 1h the ri~t right(s)-of-w,y shill not be disturbed or dlllllged. or in the event they Ire dis tur1led or damaged. they will be replaced in as good a cond1 tton IS they were .. f .... dhtely before the property was entered upon by the G"lntee. The Grlntor shall fully use and enj01 the aforedesP'1bed prelllises. includfng .the right to retain the right to use the surf,;;\,;t of satd right-of-way 'fsuch use does not fnterfere with installatton and.matn.tenlflte of tM uttltty line. However. the gran~or shall not erect buildings or structures over. under or across the r1ght-of-wa.y during ·the· existence of such utility. . This ea$e~nt. shall be a coven.nt runnfng with the land and shill be btnd-tng prl.the Grantor; hfs slIccessors. he1rs and ass1gns. Grantors covenant that the 1.,fu1 ownprs of the abo.ve propertfes and thlt they hive a good and r... ......... to execute this agreemellt. California STATE OF _tIIlaa COllfTY OF ImWG' San Franclaco ss and and and and . OIl tilt. .13th dl, of May cal .. ,A~7J.. before •• tile ublerd,.d. I MQtlry !'\ibllc ira IQd f~r tbe Stat. of _ ...... du17 cCllllai .. 'one" IndllNOrn peuor .. ll, appe.rea John W. Magee, Jr..nd William A. Montagne : ~ ill known to be t~e Prelident and Aubtant Secretary' nlpectlva1J. o~ Transanterica Development Compa .... corporation that Ixecuted the foreIO,""" ·'utr_nt. Ind Ic1t13OUle"led the .aid lhat~ht to be the fne ID!! voluD.:IIrp act .Dd deed of add corpor.tlon, fot the UI .. Ind I*rpo ... t"reln QU1UoaecJ ..... oif oatb Itated th8t they were euthoI'1 .. ", to ... cute t .. Aid Inltru_at and ·tblt tbe ... t ofUxed I. tho corporete .eal of Aid corporation. WITlIBSS 117 bend and ofllclal •• 11 berato affixed the cia,. Ind· year lb thie certificate a1tove ·"ritter •• I I I r ; 1 1 1 C:J" I ;]J ~ 0 1 N I.{') .~ r-- (. - t;'''';'''': ~'" ,-~ :[' "';-~"-. _Q-:'~""~~'--=:"..:_!r-=-.-...:o:-..rz;r!O~-"'~ ~l! ! ... ...u:; ..... _ .• ,. 7 -_.- ____ 6-··_· : 5 PRoPOSED 30' Wid. utiUtli J!1as8IIIent EXHIBIT "A" Viainitll Hap ~ .. "- io .. .. LLI > « z 0 f-:a ~ ex ---,._-r------...:-, ,'to..l.",'" r'! 1/1 .... U I',. " -of IS .. ."j 1/1-_ ._:... 2. _.' - -.,,-~ -' ... o oil s. ::r.~-.. :;oallil z" ... ~ .- " " 'I fO' \I , IS '" II' f· , 14 i J J «. \ I ~i j ... -VlI -' ,.. n o o c fiLED for RIIorcl at .... at •• Jf~ q. m::1: OFFICE OF THE aTY CLRC __ 8SJQPN M''N!G,,~ _MILLAY£, UNmH .tlU at ....... OF ar-··--.. _", OlltsfZl ""." 2i -. lit J() 0, .-, > .' '\ . \ . ~ " . ; . , f' ." ... .... "_1" TlWISAMIlUCA Tl'lU oV INSUlWICI COMPAUY 10638 H.I. Sth· STRIl~T AGREEMENT . , n , bF.f I f V'IF, W:I SHI~GT" ' . . : ... , t UI Co_on Basement toro InEess, EUesa and Utilities,' Come now!RANSAMERICA TITLE INSURANCE COMPANY. A CalIfornia ,oorpoltatlon'.' ai ,1,1'rll8tee. which acquiroed title £.I 'l'RAllSAMER.ICA:, TITLE INSURANOE COMPANY 0' WASHINGTON, a Qorpor.tlon with tull,pow.~,ot sale ancl' conV.lllil~.:'; .a to' Pucel A; TRANSAMI!;R~CA TITLE INSURANOE ',' A CaUtornla corporation, •• to Parocel B (n'l'roansameroica~)..and:aENE O. PARRILL and NANCYLEB PARRELL ("'8roroe11") and enter Int'otb1i : Eaaeu::ent Agroeement· as' tollows: .,' , ' '.-. . : ,,:, ... 1 ~ Pawell hereby grants md conveys an easement to 'l'roan88merica toro the purposes ot a common easement tor ingress, egress and utilities overo the land deecribed on ExhibIt "An,attached. 2. Tzoansamer1ca hezoeby gzoants and conveys an eaaeJlitmtto P8zozoe11 taro the pa~o ••• at a common easeinent toro ingress, egress and utilities overo the land'described on Exhibit nB" attaohed. 3. ''l'hsae easements are hereby Joined as a oommon easement tor the usa at both parties, 'their successors and aSllgns. 4. Farrell haa constrouoted a drlveway on porotions at the common easement and agreelll to reasonably maintain sald ea.ement'·l~ substantla11y its pres'ent contlguroa:tlon and condition to permit passage at vehicles and pedeatzoians. ' 5. Elthero party may construct additional driveway ImprOVements on the common easement. 6. Parrell agrees to hold Transamerolca ha.rmless from any and all 'ola1mi or'liabilities arising out ot the use ot the easement by any persons. . Dated th18...Lf::;~L-day o~ I ..... I XCI51:. .I~)( NOT REO;JIRED () ,-.---King Co' ,'1ecord~ Di'/ision 8J y.... I~ ,Deputy Naney LeilFarrel Trans8.ll'lerica Bq, b '(l \...\1 " EXHIBIT "A" An e~sement oyer that portion of vacated 7th Street and a. portion of the H. H. Tobin Donation Land Claim 'lfurnber 37 described AS follows: Beginni~g at the SE corner of Lot 15, Plat No. 1 of Renton co-operative Coal company's Acre Tracts as recorded in Volume 9, page 29, BoOk of Plats, records of King County, Washington; thence S 000 09'00. E on the East line of :said Lot 15 produced a distance of 20.00 feet to the true 'point of beginning; thence continuing S 000 09'00" E, 10.00 feet; thence S 88 22'00" W parallel with the South line of said Lot IS, a distance of 135.00 feet, thence N 00°09'00" W a distance of 10.00 feet; thence N 880 22'00" E, a distance of 135.00 feet to the true point of beginning. Situated in SW 1/4 of 17-23-5 and NW 1/4 of Sectlon 20-23-5. -------_. __ ._--------_ ....... . ;:.:~1r:·\::: W;~iL':' . ,I.!: . "~~'!>' , : ..... . '{ "',;". EXHIBIT "s" An easement over that portJ,dn of vacatE:d.7th·Stieqt and A portion of the H. B •. Tobin. Donation Land Cl.im:J;tumber 37 described as follows I . . ',:;. ',' . Beginning at the BI!: corner of Lot 15, P'lat No. 1 of Renton Co-operative Coal compal'lY'.s Acre Tracts as recorded ~n Volume !I, page 29, Book of Plats, records of'·.I<~j19·~ounty, Wuhingtonl the.nce S 00°09'.00" E on the East li~,.· bf said Lot· 15" produced a d '..stance· of 30 •. 00 feet to the, t~Ue .. pc; nt o.f. beginning; then'~e continuing B. 00°09'00" E', 45.00 feet; thence S BB 22'00· W parallel with the South line of said Lot 15, II distance of 145.00 feet; thence N 00°09'00" W. a distance Ilf 45.00 feet, tbence N 880 22'00" E, a distance of U·S.OO feet, to the true point of beginning. Situatftd in SW 1/4 of 17-23-5 and NW 1/4section 20-23-5 • / ... .... .... v···· . ./" ,.... J - STATE OF WASHINGTON ~ COUNTY OP KING ) ·SI!!. On thIs J 1 dQ of. October, '1979, before me per8onallJ" •. appeared GBNB~PARRELL and NANCY LEE P~RRELLt to iIle known to .. . .•. . be the individuals des~l'ibed in and who executed the within and foregoing instrument, and acknowledged to me that thel . .., '. ": ',,' slgned the same as their tree and vo1umtary act and deed, tor.:·" .. ':; . the' uses and purposes .th~ein m~ntioned. Oiven under mr hand !Dd ofticial seal the dal and leal' in thiscertltlcate first above written. STATE OF WASHINGTON ) . COUN'l'Y OF KING ) ss . On thi, ~dal 0 O~ober. 1979. be~ore me personally appeared IvJ Q,\., Nk..M.c~' to me known to I'e .. ~ '. the' otANSAMERICA TITLE INSURANCE COMPANl. the corporat, on' e-xect:teif"""the within and toregoing instrument,' and acknowledged tl'1. said'instrument 1;0 be the free and volumtary act and deed ot sald corporation, tor the uses and purposes therein mentioned. and on oath stated that_~wai authorized to execute the said instrument and that the seal attaehea-rs the oorporate seal ot said corpora~lon. , , r Gl ven under.1I11 hand and otfic ial seal the day and lear .1p,; ~lJ1s, .' certiflcate first above wrl tten. ' .. ,''','., ',":." ... , " ,: .. :s. ". ,.,. .. 'J' ,,:;~ C" J I, 1:_-r.:: «"'t"., " '. " .J I.: ~; t.: ~ " :1'1 ~ ~~ 'j~'= t.o.J~ ,(:r ... ) .. '.~ ,~ .:~ .. ~ ,:;lj .,.'~ .. ' i I \ . I I· , , . ... .. .:'; j. , j (. j ________ ... " .. ,.".2 .... 5 ." ...... 1;'1" ....... hIiI AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING ) Michael Chen ___________________________ , being first duly sworn on oath, deposes and says: 1. On the 2nd day of August , 2005 , I installed 1 public information sign(s) and plastic flyer box on the property located at ---<.7..><.0",-0.....,B=I""oc=k"",--"o=f:...=Ced==a=r,---=-=A¥.:....;en=u=e,-So=u::..:th::::..::..-__ for the following project: Defoor Preliminary Plat Project name Terry Defoor Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. Installer Signature SUBSCRIBED AND SWORN to before me this 2nd day of August ,20 . ....:...°.=....5_ CX~K, B LAURIE K. BARNHART NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES NOTARY PUBLIC in pnd for the State of Washington, residing at carnab.on . My commission expires on _7_-_22_-_0_8 ___ _ JULY 22. 2008 http://www.ci.renton.wa.uslpw/devserv/fonns/pianning/pubsign.doc 08/02/05 o <ri /I. ~o(l'\~ ~\) v <;l) O!: "" 0:: .... Q" L CO, P S. P. g.. .. . 1.40A~./: T>7' ----------y~ 77C ~¥.~.~ .. ~; ~~---2 fill'L .fm1 UJ 'JJ' 144 ',?CI 'GoW, , I 70 I _.2.J?"._ I __ ••. 7TH~ I 10 \ '.s:,o~ \\ 'q ~ 1\ ... 00\ .5'..s--(Z i r-9"",-I'.s- I~ . ~I~ I~~-:: t"'\1 ---;::'7":1 ~'-12 II TRI\NSAMERIC-A DEVEL. GO. 3.28Ac. lID§] "! ;.c'~ , i/, \ ,~r04t '~ • ...p .~ \\ 4'0 I ....... b-\<1:) \\,/ . ·oS:,.c4 .............. II • \. ' (,. Co _ ~ ',,--I '-----D. C. '-----~ 1: L. 1% ~ C. GAROWI ' '?";9 II" ............. ---.\. <9 C"~ ~4t.s' '-----~ 1.07 Ac. " D.C,· ~ T,l./!J/ 124.9 ;;; Ii 1C4~ ~ " ~i! ~ J::: ". ~ I- [ . '\'----.. ............... ~...p(,}.-\)i" (',... -I' ~ 1'-............... ----\,'1, ... ~ ____ ~ . ~ ~l ~ '--SOUTH LINE OF.'!..H,TOPIN ," , " --------;t _Mc;" ____ _ ~:"'------.......~ --............ f;I~ IV ~ ,\ !,'\ li:9F~f;;l :c.. -.!.!:..8 J --............._ Printed: 08-09-2005 ":ITY OF RENTON 1055 S. Grady Way -Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-093 Payment Made: 08/09/200501 :47 PM Receipt Number: Total Payment: 2,500.00 Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Payee: GWC INC. Trans Method Description Amount Payment Check #6126 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0504331 -------_._-_ .. ---------_ .... __ .. _----------_._----------_._. __ ... __ .. _----- ~ ; • ~ "" eSEPI BS R(VfSIQN BY DATE APPR , JW.PJ " j ., j j j j j ., , j , I RENTON AVE. SOU H I L________________ _ _________ J 1,::;=_,1 I" TI II. I .. t 1tl , III i~ !§~ ~-Z~ ~~ ~~» .~ ~~~ ;;1 *,71--< ~, j~~ z f!i~ ~ 0 ~ " [ > , am CITY OF ~ RENTON im , 0 ---;>-- \ "! \ §~W~ §~,o (\ ~Oi' ~ t~~,~ (!;."'-.... -jofii'i I~~ ~~~~~ . (\ , h . -"~ iii ~ i ' 0 ! ~ ~ 931 28JUf.lE05 GWC, INC. DEFOOR PROPERTY WI,Q -, ""----;;------~ IN~i'ATe~405---__ I . '; .. .,' -' ~,' . . .' .. ' . ' .' .. ' ~~-~ " ( I ~ "{". --- ~' ~ . -~ ~ .~ 11 ! { ,..~"'t""" Revisi<>1UI D"t.o By e ' ~",0l;'2, Y'lETL.AND • STf<EAM 6ASIN I'U:STOI'<ATION FL.AN ;! ~~ .. ;-CITY CQMt1ENTS 2B5EPTQ5 .J-l TALASAEl i8B CONSULTANTS, INC. ~a. ~ EXISTINe C.ONDITIONS • OYeI'l.VIEI"I FL.AN r ~~; DEFOOI'I. FI'I.OFE:I'I.TY' Resource & Environmental Planning ei"IC, INC.., I'U:NTON, I"IASHINeTON '''''' .~. '~:",,~;:'.~;~;"'-,.:.;:::..~"~~,~;;~;-" ... ," ~,' .... n,,' _ 1.~, ..• '"_"" ..... '" ----------------- ~ i I , " i ~~ -j ~> ~, i5~ I .' m~ " £, • , , " ~ ~~ > e "' ~ , .' ~ ~ '. >~ " ~ "> d!G > ~ • " • , 0 , 3 0 • ~ ~ ~ I ~ , ~ " , ~ " ~ < RE'VlSION I~ =~ () ~, iSij 'om £~ ,> f":! "~ ". .~ ;:1): ~~ <:i!~ , • • .. 3: -t ~ \ ~ \ " ~ --_._. -------- . - JW,PJ ~ CITY OF • RENTON GWC, INC. PIQnn;ng!Bu;lo;ng!P"bl;c WO,,,,,. Oopt Greg9 Zimmer"",n P.E., Mm;n,stmtor DEFOOR PROPERTY BY DATE APPR • \ \ \ \ \ --- / RENTON AVE, /~ I / Y'lETL.AND • STf<EAM 6ASIN I'U:STOI'<ATION FL.AN FI'I.OPOSE:D SITE: FL.-AN IMPAC.TS • MITleATION ---------------------- 931 28JUNE05 WI.1 -~ sill fli "' • ~I >-I- 0::: W CL 00 zo::: -CL u 3: 00::: 0 0 LL W 0 .-_0 0.-~~ ~z W·~ 00 ~·E Eo-< ~:l1 >--z ~J t: ~ ,ra: U 0:: ci>§ H ! ~~ ~N -= 11§g: 0" 1I:l5 i Ii ~ ij@ II ~ -r-~~! 111:11 t' ~ ; ~ ~ ! '" a. a. « '" ~ iIi z o iii ~ '" ci z SET TREE STRAI6KT AND PL.AGE \ ROOTBALL ON SOliD ~ \ OR ON COMPAC Tt::D BACKFill. eAC-I(FtLL PLANTINe HOLE 1/2 FULL WITH NATIve SOIL, TAMP SOIL TO STABILIZE ROOTBALL. c.ur ArCAY HlFlE, STRiNe, AND f3URL.AP. BACKFILL REMAININS PLANTINS HOLE PER 5PEc.lf'lC.ATIOt-tS. Jt../'o'El'D BAc;..t:::FILL AS NOTED IN mE IN5T ALLA TlON NOTES. ROOT 6AL.L DIAt"'ETER (j) 6_46 TREE PETAIL..S T'T"P. ~ NOTE. INSTALLATION 5fGl..eNGE BE6lH5 AT TOP OF SlOPE ON DIMRAM Al'V PROGEEDS ~L.OF'e, FOLLOHiNS SleP5 I 1lfROIJeH 5. I. STAKE Al..ONI9 5ElEGTED ELEYATlON. 2. lRENGH.ArIBOVE STAKES TO A DfPTH OF 112-213 DIA. OF et.tIDLE. 3. PLAGt: t31A'«JLE IN TReIGH. -4. ADD Live SALIX 5GOlA..ERI.It.NA STAKeS THRCU9H NO ~ Bl.tVL.E AT 2-~' SPAGIHS (SEE DETAIL 3AJ. 5. COVER FASGINE: HlTH TOPSOIL., TAMP FIRM!-Y. rASGltE TO ere: .-.eoIJT I" ABOVE 6RADE H1TH 10-20116 l..EFT OF FASC.IHE EXPOSED. N.TS. SEGIJIO!E FASC-IJE EUVLfSo HITH PAC.IFIG WILLOW c.uTT1H85 @~~SCINE STAKIN6 T"r"P. C.ONIFER 2'x2" HEMLOGK/FIR STAKES, LOc.ATeD OIJTSlDf OF ROOTBALL FAS"T"EN H/14 e~ !sALV. HIRE AtCJ 112" NEW VINYL HOSINS. STAKE WITH ~ EXPOSED HIRE El'VS. NEITl-IER STAICE OR HIRE MAY TOI...ICH TREE T'RIJNK. STAKE HEISHT MJST BE AT L-EAST 5' FROM FINISHED aRI'DE. PLAc.E 3" OF M..LCH To WITHIN 3" Of THe FORM " Hr. HA1l:R DAM AROlND TREE WITH SOIL TO HOLD HA'T'ER. FINAL 5RADE. 1(~~.f«-I40~:'I ! C ,",ARIPY SIDeS Of' PLANTI"" HOLE. M .... KE SURE HOLE HAS eooo DRAINABE. ':'At' EXISTIH9 NATIVE SOIL OR NEH.. Y PLAG.ED TOPSOIL. PREPARE FAsc.INE, Gh9AR SHAPED ~LJ5 (8ft• 10' DIA-', OF LIVE SALIX SCOULERIANA HlTH 8lJTT'S AL~mt3, TIED 12·15" O£;. BlMDLES ARE t'J' IN LENGTH. ATION C'ETAI ROOT 6AU.. DI~TER DE'~IDUOU5 SC TREE ST'RA16HT I*V PLACE RC?TBAU.. ON SO\..ID I5ROltD OR ON c.oMPACTID 6AO(FILL. r 5AC-t::::FILL PLANTtHe HOLE 1/2 I RJU.. rllTl .. HA TIVE !lOlL. T.ArlMP SOIL TO sT ABILlZ! I<OOTBALl. CUT AHAY HIRE, STRtH6, AND 6lRL...AP. BAGKFH.-L REMAININe PLANTlNS HOLE PER SPEG.rFIc.A TIONS. AMEND BAGKFILL AS NOTED IN THE INSTALLATION HOlES. 6AC.KF1u.. fIlj.NTIHG HOLE 11:2 R.U. I-oiITH NATNe SOIL, LISHTL.T' GOI"'F'ACT SOIL AROtJ'oID ROOTS AND All.OI-oi Ho'<t.TeR. TO 5eTILE. DO NOT LEAVE AIR POCKETS. eAGKFILL REMAININe PLANTINe HOLE PER ~IFIGAnONS. ~ e,.t£.KPILL. A5 NO'TED IN 1lfE tNSTAUATION NO'I"S. FIN.o'i.. 6R}rIDf. sc..AAJ1"'Y SIDE'S OF PLANTlN6 HOLE. MAKE SURE HOLE HAS eooo DRAlNA6E. FOR BARE ROOf PL..ANTIHe ON Sl.OP5, INSTALL PLANT lJF'RleHT ON LEVEL SOIL TO ASSURE GOYER OF R.CX:'1S ON ~ILL SIDE OF PLANT. COMPACT SOIL. UHDER ROOT MASS EXIsnN9 NA TNE SOIL. o 6AFtE ROOT F'L..ANTIN6 C'ETAIL.. T"r"F'. 5HRLJB STRAleHT AHO PLAC-E ROOT6ALL SOLID ~ OR ON c..oMPAGTCD BAC,KFILL. BACKFILL PLANTINe HOLE 112 FlU. WITH NATIVE SOil, TAMP SOil TO STABILIZE ROOTeALL. DO NOT DISl1.JR6 RDOTBALl. BAGKFtLL ReMAININe PLAHTIN8 HOLE PER SPECIFIGATIONS. Al-'£ND 6AGKFILL AS NOTED IN TlE INSTALLATION NOlES. ~:n;;--FINAI.. eIAADt!!. ~~~~:,:llt---~.:ss:, ~I= HOLE. MAKE ~ ~»;g:I:r~----EXISTINe NATIVE SOil. ROOT BIIU OIAt£I"ER (5') ~ONTAINe~ SHflW6 PbANTIN6 PETAIL.. T"r"F'. ~v USE A 24" STEEL BAR OR MAQL!N ,. SPIKE AT LEAST 112" DIA. A5-A PILOT Y-tiEN PLANTINS GUTTIN&:. IN DENSE OR eRAVEL. T' sou..s. INSERT SPIKE TO A MIN. OF If)'. INSERT WTTINS AND T.AMP 5O!L AROUND eASE. INSERT CUTTINSS HANJALLY -'--- INTO PlI-OT HOLE TO A DEPTH OF AT LEAST Ie". LEAVE A MIN. OF 30" OF GVTTINe ABOVE GROl.'tD 5lRFACE TO A.U....OH FOR SUGGE~ 5PROVTINe OF LEA~. N01C5, I. GUTTIN65 5HALL Bf 5PfGIES AS NOTED IN 1l£ PLANT SGHEDJLE. 2. GUTTIN055 SHALL BE AT LEAST 1/2" DIA. AND 4' (m"'; IN LENLSTH. 3. GU'TT1N5S MJST EIE ALIVE WITH SIDE BRAHCtiES GLEAP.!. Y ~D AND EVoAA INT,.t.GT. WTTIN65 SHAU BE P\...ANTED WITHIN 24 HOl.IRS OF c..vTT1Ne 4. THE 8IJTT B-IDS 5HCU-V 6E "LEANL Y c.ur AT AN ANSLE FOR EASY INSERTION INTO THE SOIL. THE TOP SHCU.D BE c.ur 5GIlJAAE OR eLlA'lT. 5. G.UTTIN6S MJ5T BE FRESH AND tQP'T MOIST .... FTER GUTTIN5. THE'( SHOULD BE P'RlJNI!:D ANO INSTALLED THE SAME DAY. 6. DIP eonOM OF CUTTIN6 IN A PLANT ROOTIN6 HORMONE PRIOR TO INSERTION INTO n£50IL. .,-..... .. ' ,_," I.e. lei AN-''''.e. -e-A II -,C (:2)~_i.l1 III'" '... 111"1" ..... _I~I ... I II • CEDAR OR FIR L06, 24' DIA. MIt!. NOres, t. L05 TO eE 24" OIA. MIN~ c.oNlFER (C.EDAR OR t"IR SPEGIES), iH2' LENeTHS. 2. PLA.C.EMr:NT OF HABIT .... T 1-06 TO BE DETERMINE!:' IN THE FIELD 6T' TALASAEA c.oN5U.. TANTI;. 3. ANGHOR LOG WITrI D!JG.t::BILL ~, 4. DRIVE ANGHOR A t-1IN. OF 4' INTO 1lE 8RCUV Io'oIITH A HAHI'1ER AND DRIVE STEEL. ONGE THE Ar-6GHOR IS AT THE PROPER DEPTH, REMOVE THE DRIVE STEEL. 5 !foRAP TrIE STEEL GABLE ARO./ND 1)£ ORIV'E S'lP-a AJIV P\.l.l. IJPWA.RD A DISTANG.f. SLI6HTLY lONSER 'THAN. TtE LBlSTH OF n£ A.t«:.HOR eoDY. THIS Hlu.. ROTATE THE ANCHOR INTO A PERPENOlaLAR PL..'"'5tnON. b. NOTC.H THE BARK OF THE LOIS A MINII'1..t'1 OF ,~ ~ 1l£ GI~ OF TIE L06 AS SHO\o'fl. ,. a.-RAP THE STEEL GABl..E OF TIE ~Iu.. ANc..-tOR IN 11£ NOTGH A.R.OI.tO THE L05 IN SUCH A ~Y THAT T1£ "ABLE IS HIDOEH. ON-6AAC'E HA61TAT L..06 0f'NCHO~IN6 C'ETAIL.. I' eENEAAJ.. Fl..ANTIN6 INSTAJ..LATION NOTES I. PL..ANT TREE '/OR 5I-A.8 1/2-HletIER 'Tl1AN DePTH eROf+I AT i'I.RSERY. 2. fOR CONTAINER TREES ./OR St-R.eS, sc.oRE FOUR SlOES OF ROOTBALL PRl~ TO F'L.ANT1N6. BUTTERFLY ROOT6AU.. IF ROOT ':'IRCLINS 5 EVIDENT. 3. AFI'CR PlANn\'6, STAKE TREES CJNL Y IF ~R"( (leallng 01" Gt-ooplngJ OR IN EXPOSED 4. TREE STAKES TO BE VERTICAL., PARALLEL. EVEN-TOPPED, UNSGARReD AN? DRIVEN Im-o UNDISll.RBED St.eeRADE. REMove AFTER ONE YEAR. 5. WATeR IMMeDIATELY AND TliORCU9HLY, HfAVI~ AT FIRST, 2 01" , TIMES PER reeK '1'l'ROlJeH THE DRY SEASON, THEN LESS l.NTIL ESTABLISHED. 6. FeRTILIZE ALL TREES AI'f:) 5tfRlJBS WITH AN APPROVED SLOW RaEASE FERTILIZER APPLIED AT HAI'lFA,G.~'S Sl.J66ESTEO RATES. 1. AU. PLANTII'«9 PITS SHALL BE A~ HITH A SOIL MOISl'\.RE RETENTION A.eI9O' TO ASSIST IN KEEPIN5 TIE SOIL MOIST DURI\'6 THE DRY SEASON. <u" Z·s ~-~ < .6: 00_ ifl F:-< S z~ <~~ ...:l0 ~~.~ < 00 ~ Zol! E-4 0 " C)'" ... e J r "" ~ ~ ~ ; dl Z ~ ~ Z\D 'i) -~ Z dl O -~z ~ 1:-~ ~ ~ ~~' ~«Wldll-Il...Z wOW _O(1r 2~lti «l-{)-~ ~ ~ \)' IU...JW~ l~Il...O'i) ~ ~ ~I I I I I~ ~ ~ . I ~ ~I ~ ~ ,~ 8 m ~ .~ ,ll 0 Date 21?1 IIltJEQ5 Soale IH5 De_lined lid P I Drawn KeG! Cbecked I~ Approved 65 Project /I 9:l1 \...Sbeet * ~.I ~ , :g ., Pl.ANTINe SpeCIFICATIONS !oJ i z i :> ! ! ., i~ i eMT I -,., ANT"' ftG Ir!(.ATIQt§ tifM'RA1 4?NQmQHS In th8 r"8IttOl"'OtIOn Q"eot, tIW Gootttrcx.tct' nil rltt'l'lOVe ..... ~ Of .)COt" ~IW: .,.,e.let ,e.g., kot .. D"00f'f\ I!ngl'llh hIy. HtMiCIIp" aid .~"r.n D~kb6N'!Io ,...a ~=r:: ~:--~:~=.,~~r:n~~~~.rz:= :~=\.~ "'9'Iatorv _,.01 p'1o!" t. p'on! N\albtlon. """" f'0 >-GDntr"aI:.tor ~I writ!!, thc:It ptCll'tt ine.tollc::.tlOtl c.Or"IdItlOnt CII"e IWH.Clble wlthltl the OJ ,...torOlICln c:r~. ~ INOtlttoc.l.Or'y c.ond/t"lOnl thall be t.or,.."ted pr'lOr to .tort at I-WOt"t. NIl" ~Iltot. ~U'ltMntal to p~ ~h are enc.o..m.,..d, ItUGh at l"\A::lI)Ie nl~ c--t:ItdYfIrM II'i"1:Iftage GondIt.lofa, 6IgnHiC.ant. vegsuxlOl\ or otat.nfG.Uorw., Gonlrodor .noll 0::: notify TCIIOtCIiIIa ~. pt'bI" to plClntilg. Begmng d NCJrk GCII"'6tltllt .. CXUpto"lC.e of ~ I» .atIt'GGtor'y. W fl'lGIr"M .... talle:d " 1W'dt.~ c:r.0I0 a.hoIl be Integ'oted WIth el(.tWlg not...,. 0... ..... getClUct\, crd pll:r\ted r. 0 ronc:tom. I"IOtIM'c:IllttlG potteN'l. 0 CQNIBbGmR m ""'Ipry PI,ANT "Gt"J' e wITH f!.AN cj ~~:%= :""v:r"~6antonla::=.~ 4'«'tlt ... of PIO'lt. on the ~ 0::: At.tuaI pkW: qld'lt1.tea II'IOIon en poiCW C2". to p'.VClI over Cfo'CI"V.ttlll. arDr..In on the 0... ::=. =:.: t:-t....,.~ c!u~ -;:r~I~ ,:tp~~~ willow. c5 I !X.A,Vlfi1AQW!9Ilrr PI ANTJHft WM 5: ~lOt' IIhOII t-.II:I '-"Okt •• It.IU. Q"d vet"tty pll:'.lntlng ar.at CW'Id GoM'9""OtlOl"l6 pMOr' c.::> 0::: ~hQ. T~a GorwouItcwU lhall revleto! CWld approve Ioc.at.a. prIOr to 0 PropcMrd IIx.attora of tree. crd ~ Mall t. .taUd and ldentttied with an 0 CfPtcwed :,~tem Of".~:~rMnl~~:=:: =-;:c~ ~ •.. lL.. t= c.or.r.,t~::""tooI CWI apptOYe IOC.GtIOnlo of all plc:lntt c:n:::I plCWrt !J'O"PIn9t"...... ... p-"!!- W ApfRQV'I! e e.tIT!M' I ex;.t.T!CJN!IIt Nfl? !If"". 0 Pk:Wr.g '«.CIt..". Mown Oft ~Ianttng pIaN are appt"OM:~. boNe! on C:WIGr::' tit. ~Iont.. ~tual Plant., allON ~ YQl"H trom thoM ~ GW to Una •• e ~::!I~= ~ ... ~:.::-:a=~~vcrlat.1ON from the PkW. 1IpOc.W'19 'or top« ..... t.d .. to IN ,.0'!d0M (f'.::ItUl"OIl.UC.), ~ not It'I (I re9o'lcr ~tMrlFor o:::::.:-:r. ~:c.: ... fJ= ~.i.~:: ~~..;;.:r.g -5.2 !IO"'-'42" OL .. HIth an oYef"ag-~hg cI !16 WIc. ...... vo az ~~ C'.ot'MIItc".ItU Mall revteH pla'lt"'9 lOc.at~ cnc:I ~rng pr'a to plant ~Z ~ ~:; 00 tE eMT 2 -" AMI $TP!IIN M.W?tdIQ!'a ;;...F-< ;q' ~J e ANT MATPRIA! $ F-<Z = =~= =:um:~ ~mr~""'~~"':!~'~ -~ crcL U~ '-.c like material tt'Gt meet. the I"eCf'Ired :::::J;dil. P'tant. rrdat'1CI1 llhall nw.t the "'0 ==. ~~~~~~d~~t.::C==.= md~ :6t :=4.1 =t O"d wall be ~ed to Totc:.Geo IIPOt'I Gontl"QC.tcr'a rec..rpt of pieri I ~j gN ~ ~ ~II t:te k'IUII'!t ~ r.-.&ern loi'I,. WII.~rn OR. Of' .... .,.1'1. ESQ. 'C(J'l ~:hj.~n~ or;w~~~~~c!:r:t:e, tOfte'a: c'" Ov pIG'll "t.u-. wlli'*\ ona~CII" of w.tQItCltlOl\ the H: ... tpeG .... anCI qp'Itlts.~be 0:0 equal tD .-" .. a p • ~CUd on the plCni. i :eON '*:' :..':.~ ~:C:lc:,-:.::!.r.~ ~= ~.' .... troM I<~ -i ,..1Oc.~ Of' ..at1blt1Clln ttl any pkar'U dl.emed .,.,ltllZl •. Ii ~ Tr ... iholl t'OM """'orm ~Nng. angte ~ tI"Vr'b, (&nIe .. lfNiG1fleCi at 3i ! tMt~. cn:I the utlttGl .. ac:litr IrUl:.t cn:I ~d. 801*=1 Q"Id tlurlt::lpf'»d ~~ etoc.k IlOII hCNe been r'OOl'"Pf'VWd at .. t CII'lrOe within tM prevkM two ~ and the pll:lftt MOC.t ~I ha¥e bean 9'OtoI"I1n 0 c.ontatrwr '01" at I.t»t one filii ~ .. c.on. Gontc:*wr Moc.k llhall be flll~ooted tM nIX f'OOt-bowld. ~1a'It. rnat.rlo wl:h ~ root zone. or brota'I root It will not _ ac:.r..ept.d. ~:I Gontf~ tree. M'OII be I'M"Mr"\f IJ'OW'I, full ond DMhJ. CI'Id with III"IttClr"ft'l trmc.hlr.g ar'\d ~~~ ~~t:~='~:=-:',= :-~Q:-t~.=z~' ~ ~i not ext.eed 12". '. ~ ~ IhcIII hCNe Q mI'Ift'um ot ttre. ~bNfa ad wall I» Q rrMhwm he!ti"t of Ib Inr.tw~. ~ ~w:="c.:7 '=":t~~J=,·~~ ~r:.::: ~t~ ~t.Q I'Nr*I'ufI'I of 04' " S.ngth ~ <II Iat.ral t:luc:Ia opoNd ~ grour.:I after' plant~. ".. ~ ecx.h G..tung .toll be 0 rrmllfM'ft of I" dJ:IDwj a leaf I:Iud, the bot.t~ G~ bekltool CI The ~ endI of tt. c.IoItUnp Ihctll be cut at CI .. 5-"9'We angl. and marked ~ q =rJ:f ="r,g u:~~:=~'!: ~ ::~~GlIt.:.o'ir ~::.au,.e:,.:o;:;ed t.tru ~ from ewe of G~t~. GUttW'lglo.nalI on~ be UNCI ~lantng Oc.t.Ln t;Jet ..... n Ii ~ Ii IB tML.fflber ~t GI'd ""P"" .t. :::tla'ltr,g bet.we.n Apr'1l I.t o.utN:Jer lat, root.d ; § , I -.. '" -'ngo"""" . I i • ! Gclntrac.tor .roll ~ ~ntat'lOn thol .".d·led plant mt:lIt.erlO. I'I:He been a:: OI"daract crd~. A lat 01 .....,I"r~ .. ~~ ........... and h IB a. =.,~ =:.:* '::d~-Itdl be IMIbMltt. \0 ToiOMIICI c.tIMu~ a. .. ~ ,.ennu!Qt§ w ~~~~~".~:~.:::t~~~~a:.:~"':tD ~ Ot"CIarlnglftClterlCl&. Bare root Moc.k of equat .we to .-"!fled Gontolner lOt' ae IS p!Ql"lt::tt tnCIIJ .. ,. 1oItIt:IrM1tut.ed tot" a.£~ Gonlolner lOt' ace plarttnge. ..... n (HOI1abI.. ~h pt"lor" Ii tD ~ bj Tala.aea Gc:lnMtltanU.. ~n plant rnot.rblilhall t. G 01" \lJl!Rrr "P1'CR'r ft1qc;t; CAI2'DPi :=:.~~or:'.!c:.w:r:~t~~tn;~=.:l~c::~~ !;.elaltlng. ..... w,Iuc:IIM, QIt II-t'IOt Iw.lted to, .". t.rd c..on:mk:ln of rootbaU. GII"ICI root: ... ~. or ..... Gta, ICItaft ny ... ~ dlaf.&ta. ,.,....,.,.,.t tle untled CW'Id NpQI'oted'or INptIGtIc:JN,. To"-Oeo c.cw.vltc:lntlo reNrye. the. r~ to ret.,.. ary'oIl pieri material CIAj tm. prtor to 'NII Cll:.C.ept~ " It • cMYrmNtJ tI'IOl tuc.h rnate,.k:tl =,:.~~,.!iC.~~tO:!t~"'r!bed t.retn. bjIKUtd matel"101 ahQlI be >ZBIJ!'( 'TOBer IIR .t.HI2 t1!Intgp Z Plcrtta tM!1 be MONd " 0 ffICWW'Ier l'IIKeMGII"Ij to ~t their horUc.ultut'ol 0 r.~. P1cri fN:Itrlal .tored ~b Wall be prot.c.t.d 'rom ....ather dcrrI:Ige, Vi GOtIIW'vGt'ICM oc.ttvtt~ and the public:.. BcttS.d ond burlGlpplllCi fI'IO&et'k:l1 wt\Ic:.h ,l2"I"IOt be CS ""'tailed hrnedIateo IIhr:III be "he.Ied-In-to J:'ewnt de.k.GOtIOn prbr to plc:lntlng. 0: RootttoIIa IIhaII De proteGted tIy GOYerr.g H mo-.t .011. tI'IItGh 01' ~t a'Id water'ed a. neUMCll"!:fo g :'~-C-:;=I~~I:n ~~ r.~,;=,;a:~ ~ne~~!:: Melli a. tCltur~ to pre...m ,opll ...... y .tre ... ! ci ~ z pARI , -ptANI INiTAbbATlQN "2U PRepMAIICJNJAtfHQtIEN'ffi F"r1c:Ir" to 1n.tG11at1l:Oln of pla1thgl, all c.or.tnK.tlOl'l debrt. CWId CIr'td other noMQt~ ~I ~I N ~CI 'rctI'I tt. ,..atcrGtlOfl Grea.. ,.,.... crd a/'nA::II. Mall be p1t pk:ftad at ItQ.In k'I detoll •• ::.:i~ =-ea., F='~P~=~~,=~.~,:~ ~ m= :.-r.;,=h9I ehall be .. r.' c:fIr.,Uy ",,0 "N~ pkX.ed topeoll rlee Pert ,i,..,. topIoll _,~ot"""', ~-=e:olt~:;.~~o:.l~~;;at~I:t:~. a~' p,,,e of pott--c.DMVvGttQn ".,.tot'fl'lC:l"'lte and marienan&:.e revIeW by T~o GoMultaru and '"9*""'Y ....... $QIb t1Q§D@ RI:l'CNTlON AMNT ==·~:ro~~~or::~tD~~~~~I~" t::~t~~;. 1M .. et.OfM'l8l'lded oppliC.otlOn rot .. QI'IQ ~ Ntl be follo\..led. !BlI.IUB. Haodj pkrii'lglo Itt'GIl be fert.lIlaed Hlth a .1OtoI-relec.e (&-f'nonttIJ, h~ nlt~n low = 1J"CI"I'IC2" 'erUllUr (2H~'I. with ~hc.at:1On rate. c» itpeGlf'led Qj -. =nzer~~~~~.=r~ ~~~:it~~ ==~:: f:::.r.:O ~1I'otlOn of IiI.IOII A ,.. k:IjI'" of nwiC.h IIhaII be pilxed c:rCll6d h ~ of etXtI nato! W. (56" •. ~ CI'Id W\Ib pkWlng r;M" dIa. rna> fDl" eroe.lon, ~ c..onlrol, crd ~tw. retent'lon. ~ T ..... ..-otl N .tataa fIooIIth at. le:a.t OM Make and Clttadwd at Q hllg'It of :WMt.", !1M IN NIif't of tN trH (Me .... t JooGJI. Gc::Intr'QC.tClt' th.111 ~ T~ J:...-:":' ttw OM~ ~ ". .... "" ... othertollN d,..c.tad by PARI '" -IR8M!ir1\1!QN, "":ttde Q"Mjt 'i11iN INftTN.1AI!QH TCtfIX'lBMX .... D'QtWDG 188"".,,1,,* OX'TCM =:t::~:Q~~:;:..~~~~~.!.rtor:;~~~1 the crecx.d ... tll::n:t anCI .... tor.d tlufter cree.. 1M t.~a"'tj irrigatIOn •• m ahcill ~~:..:.~.;;..:: ~ :.aG=I:' ~ '=~~~,:.-.:~~:mr-r ~ladIc.uan ~GtlOn ond appt'0Y01. The ¥tem ..-.all be aone-a to pt'OY!de :.r.:;:::: O"d Wllfot'fnlty of G~, CIa ... 1\ CIa .. pcrotton tor ClNa. of IvII WI Of' and ~ope. " ex& ... 01' ,.., !~trG'IIt. Vdtw!Ii~ ~1 be .aM tnt.II'IIfac.t&.r"er'" at tN: .tte ~1CrI lAjl'tetl\, ot" thall be ftc*l Bra pes "r .. ~" ¥tem» not c:.~ tt. .. e ¥t.m. valwa Mall be .ad to "" ~ ond zone C.~lon reCfN.f'fIet'd. of Uw ~ a:.,=d~==~ beu;r::. ~~ ~~":~f.":.t~ =:p.~. ~ '"'*' CI'Id klterGl line • .nail t» GkIM 200 fD\IG bell pipe with I4Nent. 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It ~,.::'CW'~: ~~ ~~=I: J!~~dn.'tten~It,!r-: ... ~t t~1I be re~ tIIJ TOI,*-OI ~ for tnE:ll GION-GIIt of p~ ~1On. ~ , <~Ji ~ _I <~~h lfl ~ 1 J; ~E-o=) ~...:l °f ~ p.~ i~ ~ rIl a:i ~ Zoic!!9' ~8 ~H eJl Z .« £ Z Q ~ ~ ~ "" Z ~ Z\J) Z \OZ -.«0 ili Illl-.« l:.«)-~ A" \) I-~ '1L1t Z ~-lUo 1-\)0..1-\Olroli _\0 It It 0.. n~lt\) Z-r..Z A"I-V-, Z 0 ~ ~.«IL~ ~£~\() r -~ r II II' .~ I t ): <>: i3 Date a~ :f;NE05 ij Scale Designed ~lJ 1 Drawn J Checked IW Approved B5 , Project If 931 J o Sheet /I "" ~~ \ Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX F INDEX OF DRAWINGS (FULL SIZE PLAN SHEETS, 24" X 36") Sheet W1.0: Wetland & Stream Basin Restoration Plan -Existing Conditions & Overview Plan Sheet W1.1: Wetland & Stream Basin Restoration Plan -Proposed Site Plan Impacts & Mitigation Sheet W2.0: Wetland & Stream Basin Restoration Plan -Enhancement Planting Plan Sheet W2.1: Wetland & Stream Basin Restoration Plan -Planting Details & Notes Sheet W2.2: Wetland & Stream Basin Restoration Plan -Planting Specifications 3 October 2005 Talasaea Consultants, Inc. 931CAReport(30ct05).doc Appendix F I DEv~OPa __ C1l'Y01~~ OCT ~ 5lOo5 REca~EO WETLAND STUDY, STREAM ASSESSEMENT, HABITAT STUDY, WATERSHED RESTORATION AND MITIGIATON PLAN DEFOOR PROPERTY (GWC, INC.) -RENTON, WASHINGTON Prepared For: MR. TERRY DEFOOR Duvall, Washington Prepared By: TALASAEA CONSULTANTS, INC Woodinville, Washington 28 June 2005 (Revised 3 October 2005) Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan Defoor Property (GWC, Inc.) -Renton, Washington Prepared for: Mr. Terry Defoor GWC, Inc. 24633 NE 133rd Street Duvall, WA 99019 Prepared by: Talasaea Consultants, Inc 15020 Bear Creek Road N.E. Woodinville, WA 98077 28 June 2005 (Revised 3 October 2005) Defoor Property SITE NAME: SITE LOCATION: CLIENT: PROJECT STAFF: FIELD SURVEY: Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan EXECUTIVE SUMMARY Defoor Property The project site (10.13 acres) is comprised of three contiguous parcels located in Renton, Washington. The project site is located west of Cedar Avenue South and Renton Avenue South and east of Interstate 405. The legal description is the NW y., of Section 20 of Township 23 North, Range 5 East, W.M. Mr. Terry Defoor, GWC, Inc. Bill Shiels, Principal; Jason Walker, Project Manager; and Per Johnson; Ecologist Conducted on 21 March 2005 and 15 September 2005 LJETERMINATION: Three streams (Streams A, B, and C), one stormwater drainage (Drainage 1) and two wetlands (Wetlands A and B) have been identified on the project site. The three streams are located on the southern portion of the project site and flow from east to west before exiting the site to the southwest. Hydrology within all three streams appears to be stormwater runoff from surface streets, which is released at the eastern extent of the property, at four separate discharge locations. In reviewing historical aerial photographs, Stream A existed on the project site prior to the surrounding development and continued northwest where its headwaters were found at Philip Arnold Park. Drainage 1 and Streams Band C were not evident in historical aerial photographs. These streams, we believe, were created by the subsequent conveyance and release of storm water onto the subject property, following the paving of Cedar Avenue South, Renton Avenue South and other streets in the vicinity around 1950. Wetland A, approximately 3,374 sf, is a palustrine emergent wetland located at the southwest corner of the property, a topographically flat area. Wetland A appears to be a newly forming feature upon backfill of relict mining entrances. Soils within Wetland A include outwash material deposited from upstream erosion within Stream B. Wetland B is a very small wetland, approximately 196 sf, located at the southeastern portion of the project site within a braid of Stream B. Stream A is regulated by the City of Renton as a Class 4 stream due to its non-salmon bearing intermittent flow within a preexisting channel; Class 4 streams require a 35-foot buffer. Stream B has been classified by the City's environmental consultant as a Class 3 stream due to observed perennial flow; Class 3 streams require a 75-foot buffer. Drainage 1 and Stream C are classified as Class 5 streams, since historical aerial photographs suggest that no naturally defined channel had existed previously. Wetlands A and B are Category 3 wetlands as they are characterized by emergent vegetation of low species richness. Category 3 wetlands require a 25-foot buffer. HYDROLOGY: Surface water from Streams A and B was observed flowing through and off site during our March site visit; however, flow within Stream A had ceased by our September site visit. Flow within Stream C infiltrated into the surrounding sandy soil present throughout the site. Hydrology within Wetlands A and B was present during our site investigation with saturation to the surface. All streams and drainages, except for Stream B, have been determined to be seasonally intermittent, supported by stormwater runoff. Stream B has been determined to have persistent flow resulting from groundwater interflow, a determination with which we respectfully disagree. SOILS: The Natural Resources Conservation Service has mapped the site as Alderwood and Kitsap soils, very steep (AkF), on the southwest corner of the property; Arents, Everett material (An) on the northeast corner of the southeastern portion of the project area; and Beausite gravelly sandy loam, 15 to 30% slopes (BeD) throughout the remainder of the property. Soils within the upland areas corresponded to those mapped; however, soils within the wetland did not correspond to those mapped and exhibited characteristics of sandy outwash material. Soils identified within the wetland include deep horizon of dark course sand. VEGETATION: Vegetation throughout the properties includes a native deciduous forest canopy adjacent to Cedar Avenue South, and a mixed deciduous and coniferous forest canopy throughout the remainder 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page i Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan of the properties. The understory is comprised of both native and non-native shrubs and herbs, including Indian plum, bittercherry, hazelnut, snowberry, Himalayan blackberry, reed canarygrass, evergreen huckleberry, colonial bentgrass, lady fern, and sword fern. Vegetation within the wetland is dominated by reed canarygrass, though snowberry and Himalayan blackberry occupy the perimeter. PROJECT DESCRIPTION: GWC, Inc., has proposed the development of five residential lots within the project area adjacent to Renton Avenue South with associated storm water management and dispersal facilities. The proposed action involves clearing and grading of approximately 1.35 acres. SENSITIVE AREA IMPACTS: Impacts to regulated sensitive areas were avoided where possible; however, unavoidable alterations to approximately 240 If of Class 3 stream, 256 sf of Class 4 stream buffer, and 196 sf of wetland will occur as part of the proposed residential development. PROPOSED MITIGATION: Mitigation will occur through the creation of 196 sf of Category 3 emergent wetland plus 196 sf of wetland enhancement, 256 sf of stream buffer replacement, 60,633 sf of mature forested buffer protection, and the development of R WRtp'rc;hp.rl basin restoration plan. This wi!! achieve an increase of stream functions while providing improved site stability. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page ii Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan TABLE OF CONTENTS Page i. Executive Summary ii. Table of Contents iii. List of Figures iii. List of Tables iii. List of Appendices 1.0 INTRODUCTION .................................................................................................................... 1 .,,.. "'-.U GENERAL PROPERTY DESCRiPTiON AND LAND USE ............................................... i 3.0 METHODOLOGy ................................................................................................................... 1 3.1 Background Data Reviewed ......................................................................................... 2 3.2 Field Investigation ......................................................................................................... 2 4.0 RESULTS ............................................................................................................................... 3 4.1 Analysis of Existing Information ................................................................................... 3 4.1.1 Natural Resource Conservation Service ........................................................ 3 4.1.2 National Wetland Inventory ............................................................................. 3 4.1.3 1990 King County Wetlands Inventory Map .................................................. 3 4.1.4 City of Renton Sensitive Area Map ................................................................. 3 4.1.5 City of Renton S20 T23N R5E W1J2 Storm System Map .............................. .4 4.1.6 WDNR FPARS-ArcIMS Mapping System ..................................................... .4 4.1.7. WDFW Priority Habitats and Species and WDNR Natural Heritage Databases ......................................................................................... 4 4.2 Analysis of Field Conditions ................................................................................. 5 4.2.1 Wetland A ................................................................................................ 5 4.2.2 Wetland B ................................................................................................ 5 4.2.3 Drainage 1 ...................................................................................... , ........ 5 4.2.4 Stream A .................................................................................................. 5 4.2.5 Stream B .................................................................................................. 6 4.2.6 Stream C ................................................................................................. 8 4.2.7 Uplands ................................................................................................... 8 4.2.8 Wildlife ..................................................................................................... 9 5.0 PROPOSED PROJECT ........................................................................................................ 9 5.1 Project Description ........................................................................................................ 9 5.2 Sensitive Area Impacts ............................................................................................... 10 6.0 WATERSHED BASIN RESTORATION AND MITIGATION MEASURES ..................... 10 6.1 Goals, Objectives, and Performance Standards .................................................... ..11 6.2 Plantings ...................................................................................................................... 11 6.3 Habitat Features ......................................................................................................... 11 6.4 Irrigation ....................................................................................................................... 12 7.0 CONSTRUCTION MANAGEMENT ............................................................................ 12 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page iii Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 8.0 MONITORING METHODOLOGy ....................................................................................... 13 8.1 Vegetation ................................................................................................................... 13 8.2 Water Quality, Hydrology, and Bank Stability ........................................................... 13 8.3 Wildlife 14 9.0 SUCCESS CRITERIA ................................................................................................ 14 10.0 MAINTENANCE (M) AND CONTINGENCY (C) ......................................................... 14 11.0 PERFORMANCE BOND ............................................................................................ 15 12.0 AS-BUILT PLAN ........................................................................................................ 15 13.0 SUMMARy ........................................................................................................................... 15 14.0 REFERENCES ..................................................................................................................... 16 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page iv Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan Figure 1. Figure 2. Figure 3. Figure 4. Table 1. Vicinity Map NRCS Soils Map LIST OF FIGURES National Wetlands Inventory Map City of Renton Draft Water Class Map LIST OF TABLES Calendar for Performance Monitoring and Maintenance Events LIST OF APPENDICES APPENDIX A: Wetland Delineation Data Sheets (Talasaea, 2005) APPENDIX B: APPENDIX C: City of Renton Internal Records Search Results (Renton, 2005) Washington Department of Fish and Wildlife Priority Habitats and Species Database APPENDIX D: Washington Department of Natural Resources Natural Heritage Program APPENDIX E: Index of Drawings (Reduced Plan Sheets) Sheet W1.0: Wetland & Stream Basin Restoration Plan -Existing Conditions & Overview Plan Sheet W1.1: Wetland & Stream Basin Restoration Plan -Proposed Site Plan Impacts Sheet W2.0: Sheet W2.1: Sheet W2.2: & Mitigation Wetland & Stream Basin Restoration Plan -Enhancement Planting Plan Wetland & Stream Basin Restoration Plan -Planting Details & Notes Wetland & Stream Basin Restoration Plan -Planting Specifications APPENDIX F: Index of Drawings (Full Size Plan Sheets) Sheet W1.0: Wetland & Stream Basin Restoration Plan -Existing Conditions & Overview Plan Sheet W1.1: Wetland & Stream Basin Restoration Plan -Proposed Site Plan Impacts Sheet W2.0: Sheet W2.1: Sheet W2.2: 3 October 2005 931 CAReport(30ct05).doc & Mitigation Wetland & Stream Basin Restoration Plan -Enhancement Planting Plan Wetland & Stream Basin Restoration Plan -Planting Details & Notes Wetland & Stream Basin Restoration Plan -Planting Specifications Talasaea Consultants, Inc. Page v Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 1.0 INTRODUCTION This report is the result of a wetland delineation, stream assessment, and habitat study on an approximately 1 0.13-acre site located in Renton, Washington (Figure 1). The site is the location of historical coal mining activities. The property owner is proposing development of the property into residential lots and open space. Three streams, one stormwater drainage, and two wetlands are located on the southern portion of the property. The objective of this report is to: 1) describe the critical areas identified and delineated on the site, 2) describe wildlife use and habitat, 3) identify proposed impacts to sensitive areas and mitigation requirements for the proposed development, and 4) provide sufficient description of the proposed development and mitigation activities. This report is prepared in accordance with Section 4.3.050.F.8 of the Renton Municipal Code (RMC). 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The proposed property is located within the city limits of Renton. The property is comprised of three separate but adjacent parcels, which includes parcels 0007200194, 0007200196, and 2023059085. Development is currently proposed at the eastern extent of parcel 0007200196, adjacent to Renton Avenue South and hereafter referred to as the "project area." The project area is bordered to the north by a 30-foot wide utility easement, to the south by a Puget Sound Energy utility easement, to the east by Renton Avenue South, and Interstate 405 to the west (Figure 1). The legal description is the NW % of Section 20 of Township 23 North, Range 5 East, W.M. Currently, the property is undeveloped, though it contains an abandoned concrete foundation near the southern portion of the western parcel where coal-mining activities historically occurred. The site slopes down from east to west; most of the property consists of relatively steep slopes. An undeveloped upland mixed forest canopy dominates the site, with an understory of native and non-native shrubs. Surrounding land uses include: single-family residences to the north and east, an undeveloped utility easement to the south, and Interstate 405 (1-405) to the west. 3.0 METHODOLOGY The wetland and stream analysis of the site involved a four-part effort. The first part consisted of a preliminary assessment of the site (and its immediate surroundings) and involved reviewing published resource information relating to local environmental conditions. This information included: 1) wetland and soil maps from resource agencies, 2) sensitive areas maps from King County and the City of Renton, and 3) relevant studies completed or on-going in the vicinity of the project site. The second part involved a field survey in which direct observations and measurements of soils, hydrology, and vegetation were made to determine whether wetlands were present, the type of wetlands present, and the extent of their boundaries (see Section 3.2 Field Investigation). The third part involved an information request regarding on site features, such as stormdrain outfalls, to the City of Renton. The fourth part of our study involved a review of historical aerial photographs, both mono and stereo-pairs, circa 1936, 1946, 1960, 1968, 1974, 1980, 1985, 1990, 1995, 2000, 2002, and 2004. This historical aerial photographic review was performed to observe the documented pre-development conditions and changes to the site and its immediate vicinity over time. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30cto5).doc Page 1 oS I .• ",.1 ST l.LJ:~ ~II.C) fCl:': I t • S\I 19ft" Sf FS sw 23'l(! ~T. Ii /(fD TR NORTH SOURCE: THE THOMAS GUIDE 2005; METROPOLITAN PUGET SOUND. ffi eTALASAEA CONSULTANTS, INC. Resource & Environmental Planning 15020 Befil" Creek Road Northeast Woodill\·ille, Washing! all 98077 JlIlS (·12;;)Rfil-7550 -Fax U25)861-75~g FIGURE #1 VICINITY MAP DEFOOR PROPERTY RENTON, HA DESIGN PJ SCALE NTS DATE 28 JUNE 05 REVISED 28 SEPT 05 PROJECT '131 © Copyright. -Talasaea Consultants, INC. Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 3.1 Background Data Review Background information reviewed prior to and following the field investigations included the following documents: • King County Soil Survey, Natural Resource Conservation Service, 1973, • National Wetlands Inventory Map (Renton Quad), U.S. Fish and Wildlife Service (USGS, 1988), • King County Sensitive Area Folio and Wetland Inventory, King County, 1990, • City of Renton Sensitive Area Maps, • City of Renton S20 T23N R5E W'Y2 Storm System Map, • WDNR FPARS-ArcIMS Mapping System, Database, and • Washington Department of Natural Resources (WDNR) Natural Heritage Database. 3.2 Field Investigation A general site reconnaissance was conducted on 21 March 2005 to gain an overall impression of the existing environment and current land uses. Observations were made of the general plant communities, wildlife habitats, and the locations of obvious and probable wetland areas and streams. Present and past land use practices were noted, as were significant geological and hydrological features. Wetland Delineation: Once likely or potential wetland areas were located, the routine on-site determination method was used to delineate the wetland using the procedures outlined in: 1) the Corps of Engineers Wetland Delineation Manual (Environmental Laboratory, 1987) and 2) the Washington State Wetlands Identification and Delineation Manual (1997). The wetland delineation was also conducted on 21 March 2005. Plant species were identified according to the taxonomy of Hitchcock and Cronquist (1973) and the wetland status of plant species was assigned according to the list of plant species that occur in wetlands for Region 9, published by the U.S. Fish and Wildlife Service (Reed 1988, 1993). Wetland classes were determined on the U.S. Fish and Wildlife Service's system of wetland classification (Cowardin, et al., 1979). Vegetation was considered hydrophytic if greater than 50% of the dominant plant species had a wetland indicator status of facultative or wetter (Le., facultative, facultative wetland, or obligate wetland). Soil on the site was considered hydric if one or more of the following characteristics were present: • organic soils or soils with a histic epipedon (Le., organic surface layer), • matrix chroma just below the A-horizon (or 10 inches, whichever is less) of 1 or less in unmottled soils, or 2 or less if mottles were present, or • gleying immediately below the A-horizon. Indicators of wetland hydrology may include, but are not necessarily limited to: drainage patterns, drift lines, sediment deposition, watermarks, stream gauge data and flood predictions, historic records, visual observation of saturated soils, and visual observation of inundation. An evaluation of the vegetation, soils, and hydrology was made at various locations along the interface of wetland and upland. Wetland boundary points were then determined from this information, and marked with flagging and surveyed. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 2 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan Data forms for representative locations in both the upland and wetland were prepared by Talasaea Consultants and are presented in Appendix A. These data forms document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. Ordinary High Water Mark Delineation: After all streams and drainages were identified and classified per Renton Municipal Code (RMC), the ordinary high water mark (OHWM) was delineated within the vicinity of the project area. The OHWM was then field approximated and included in the site plan for design purposes. The OHWM delineation was completed on 15 September 2005. 4.0 RESULTS 4.1 Analysis of Existing Information 4.1.1 Natural Resources Conservation Service The Natural Resources Conservation Service (NRCS) has mapped the site as Alderwood and Kitsap soils, very steep (AkF), on the southwest corner of the property; Arents, Everett material (An) on the northeast corner of the southeastern portion of the project area; and Beausite gravelly sandy loam, 15 to 30% slopes (BeD) throughout the remainder of the project area (Figure 2). AkF soils have variable rates of permeability and are comprised of approximately 50% Alderwood gravelly sandy loam and 25% Kitsap silt loam. Neither of these components (Alderwood or Kitsap soils) are considered hydric according to the 2001 NRCS King County soils list. The An soil type is an excessively drained soil that is similar to Everett gravelly sandy loam, although has been disturbed by urban development. Neither An sailor Everett gravelly sandy loam are considered hydric (NRCS, 2001). The Beausite Series is a well-drained soil type typically underlain by sandstone at a depth of 20 to 40 inches. The BeD soil in specific is known to include up to 20% Alderwood soils and are underlain by andesite. This also is not considered to be a hydric soil (NRCS, 2001). 4.1.2 National Wetlands Inventory The National Wetlands Inventory (NWI) maps developed by the U.S. Fish and Wildlife Service (USFWS, 1988) identified no wetlands or streams on the project area (Figure 3). A small riverine, intermittent streambed, seasonally flooded wetland (R4SBC) is identified to the south (downstream) of the project area. The wetland is long and narrow, extending from approximately ~ mile to the south-southeast of the project area to approximately 100-feet southwest of the project area. This small, riverine wetland corresponds to the ilocation of the unnamed tributary to Rolling Hills Creek, located off site of the property to the south. 4.1.3 1990 King County Wetlands Inventory Map The 1990 King County Wetlands Inventory Map (King County, 1990) depicts no wetlands on or near the project area. 4.1.4 City of Renton Sensitive Area Maps The City of Renton Sensitive Area Maps was reviewed prior to visiting the site to determine the extent of known sensitive areas on the project area. Though the proposed Renton Water Class Map (Renton, 2005) depicts a small, Class 3 stream, tributary to Rolling Hills Creek, immediately off site to the southwest of the proposed project area (Figure 4), no streams or drainages are identified on the subject parcels. The classification of the off site tributary to Rolling Hills Creek is based on a revised stream classification system that defines Class 3 streams as non-salmonid bearing with perennial flow. The Greenbelt Sensitive Areas Map (Renton 2002) illustrates a narrow band of greenbelt that extends along the southern edge of 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 3 Wo ~ • I LEGEND AkF BeD ALDERHOOD AND KITSAP SOILS, VERY STEEP BEAUSITE GRAVELLY SANDY LOAM, 15-30% SLOPES ARENTS, EVERETT MATERIAL An SOURCE: U.s. DEPARTMENT OF AGRICULTURE, NATURAL RESOURCE CONSERVATION SERVICE, KING COUNTY AREA SOIL SURVEY, 1'113 eTALASAEA CONSULTANTS, INC. Resource & Environmental Planning 15020 Bear Creek Road Norlheast Woodinville. Washington 98077 Bus (425)861-7550 -Fax (425)061-7549 FIGURE #2 NRCS SOILS MAP DEFOOR PROPERTY RENTON, HA © Copyright -Talasaea Consultants. INC. SOURCE: U.s. DEPARTMENT OF THE INTERIOR, FISH AND HILDLIFE SERVICE, NATIONAL HETLANDS INVENTORY MAP, RENTON QUADRANGLE, 1'188 eTALASAEA CONSULTANTS, INC. Resource & Environmental Planning 15020 8ear Creek Road Northeast Woodinville, Washington 98077 8us (425)861-7550 -Fax (425)861-7549 FIGURE #3 NA TIONAL HETLANDS INVENTORY MAP DEFOOR PROPERTY RENTON, HA .. ---_. ~ ·;j,rE'e'r'I-"ES f. •• _ " .~;. :::::-:= = ;r",' .).'J • NORTH CD © Copyright -Talasaea Consultants, INC. ,----- r f / \ t( . Iv fC", ) \\ .. \' .. u .. ..:~.,. : """;'.-.......... , : '\\ ~~"" '-... \ . ~~ "'-" "-/-7':\ -' .... 1, "" ... ;: , I !~ lloi:, \ WATER CLASSES eTALASAEA CONSULTANTS, INC. Resource at Environmental I'laoJllD.I lS020 Bear Creek Road Northeast lI'oodiDville. lI' .... bi .. c'_ 98077 Bus (425)861-7550 -Fax (<125)861-7549 FIGURE #4 GITY OF RENTON --I:JIIIDD DRAFT WATER GLASS MAP DEFOOR PROPERTY RENTON, WA :' \ \ . L."J ~""" I I . '. "'<--"-•• -~ LEGEND: Class I Class 2 Class 3 Class 4 ~. , . 1111 • ..-""", \.; ,1" . ; ( '" , Piped or adverted (dots) C"dyLimit5 POIcnIiaI ADOelIlItion Area DESIGN PJ SCALE NT5 DATE 28..JJNE 05 REVISED 28 SEPT 05 PROJECT q31 @ Copyright -Talasaea Consultants. INC. Defoor Property Wetland Study. Stream Assessment. Habitat Study. Watershed Restoration and Mitigation Plan the project area. This area corresponds to the Puget Sound Energy utility easement to the south of the project area, which the unnamed tributary of Rolling Hills Creek flows through. The Renton Wetland Inventory Map (Renton, 1992) is the most current citywide wetland inventory map available. This map depicts no wetlands in the vicinity of the project area, according to City-personnel (Kinast, 2005). Other sensitive area maps were reviewed and illustrate other sensitive and hazard areas on the project area. According to the Sensitive Area Slide Map (Renton, 2002), the project area is comprised of both Moderate and High Slide Hazard areas. The Seismic Hazard Areas Map (Renton, 2003) depicts a small pocket of High Seismic Hazard along the southwest extent of the project area. The entire project area is classified as an Erosion Hazard area according to the Erosion Hazard Areas Map (Renton, 2003). In addition, the southern portion of the project area is illustrated as both Moderate and High Coal Mine Hazard areas based on the Coal Mine Hazard Map (Renton, 2003). This area corresponds to the location of abandoned concrete structure and unnamed drainages. Due to the extent of the Slide Hazard, Seismic Hazard, Erosion Hazard, and Coal Mine Hazard areas on the project area, please refer to the Coal Mine Hazard Assessment and Preliminary Geotechnical Evaluation Report, prepared by Icicle Creek Engineers and dated 17 January 2005. 4.1.5 City of Renton S20 T23N R5E W% Storm System Map The City of Renton S20 T23N R5E W'Y2 Storm System Map (Storm System Map), dated 22 March 2005, was obtained from the City of Renton following their internal records search for related drawings and inventories of the storm drain system in the vicinity of the project area. The results of this search are presented in Appendix B. Two mapped storm drain release points onto the subject parcels are identified on the Storm System Map. One stormwater release point is located at the southwest corner of Renton Avenue South and South 9th Street. The second release point is located at the southern terminus of Cedar Avenue South. These two release points are depicted as creating drainage channels on the subject parcels, which is illustrated flowing in a westerly direction before exiting the site through a piped stormwater conveyance across 1-405 and into Rolling Hills Creek. According to personal communication with Raymond van der Roest of the City of Renton on 14 June 2005, the location of these drainages and their conveyance under 1-405 are likely inaccurate as they are based of old field drawings, prior to electronic capabilities. 4.1.6 WDNR FPARS-ArcIMS Mapping System The Washington State Department of Natural Resources (WDNR) Forest Practice Application Review System (FPARS) ArclMS Mapping Application was reviewed to determine the location and WDNR typing of identified drainages on the project area and immediately off-site. According to the ArclMS Mapping Application, the unnamed tributary to Rolling Hills Creek is classified as a Type N stream (non-fish habitat according to Washington Administrative Code (WAC) 222-16-030 (3) and (4)) exists immediately off-site of the project area to the south. In addition, a portion of Stream A, identified on the site, upstream of its confluence with the Type N tributary to Rolling Hills Creek, is classified as a Type U stream (Unknown, unmodeled mapped hydrographic feature). 4.1.7 WDFW Priority Habitats and Species and WDNR Natural Heritage Databases The WDFW Priority Habitats and Species (PHS) database was searched for sensitive species 'and habitats on and near the subject property. The results of this search indicated that no priority habitats or species were present on the subject property. The unnamed tributary of Rolling Hills Creek, located approximately 300 to 400 feet southwest of the project area, is not listed as a priority habitat. However, priority habitats and species were identified within the surrounding area. The priority habitats identified include wetlands, streams, and urban natural open spaces. Of these priority habitats, a long, narrow stretch of urban natural open space along the southern 3 October 2005 Talasaea Consultants. Inc. 931 CAReport(30ct05).doc Page 4 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan bank of the Cedar River is located approximately ~-mile to the northeast of the project area. The Cedar River is identified approximately Yz-mile to the northeast of the project area. Approximately %-miles to the southwest of the project area is a long, narrow stretch of palustrine scrub-shrub and palustrine-emergent wetlands associated with Panther Creek. Cedar River is identified as a priority habitat for multiple priority anadromous and resident species, including Chinook, coho, bull trout, sockeye, steel head, cutthroat, and rainbow trout. An unnamed tributary to the Black River (presumably Panther Creek) is located approximately 1 ~-mile to the southwest of the project area and flows through the wetlands associated with Panther Creek. This unnamed creek is listed as priority habitat for anadromous coho salmon and resident cutthroat trout. The WDNR Natural Heritage Program database search did not reveal any sensitive habitats on or near the subject property. Results from the WDFW and WDNR database searches are presented in Appendices C and D. 4.2 Analysis of Field Conditions One wetland (Wetland A), two stormwater drainages (Drainages 1 and 2), and three unnamed streams (Streams A, B, and C) were identified on the project area (Sheet W1.0). These features are described in the following sections. 4.2.1 Wetland A Wetland A, approximately 3,374 sf, is a palustrine emergent wetland (Coward in, et. al. 1979) located at the southern extent of the western parcel (Sheet W1.0). Wetland A has one dominant class of vegetation (herbaceous) with a second class of vegetation (scrub-shrub) along its perimeter. Vegetation within Wetland A is dominated by reed canarygrass (Phalaris arundinacea) with salmonberry (Rubus spectabilis) and Himalayan blackberry (Rubus discolor) along its perimeter. Soils within Wetland A do not correspondto those identified by the NRCS (Figure 2). Soils observed consisted of a thick horizon of sand, which appear to be outwash material from Stream B (See Section 4.2.3 below). Sand has been deposited in Wetland A on a topographically flat area, adjacent to the relict coal mining structure, behind (up slope) an exposed cement sill or foundation presumably used for coal mining activities. These soils consist of a horizon of very dark brown (10YR2/2) sand with redoximorphic features (mottles) present above a horizon of dark gray (1 OYR4/1) sand with mottles present. Wetland hydrology was present during our site visit: soils were saturated to the surface around the wetland edge and surface flow from Stream B was observed flowing through the wetland. According to RMC Section 4.3.050.M.1, Wetland A is classified as Category 3 wetland, since the wetland is newly emerging with emergent vegetation with low species richness. Under the RMC, Category 3 wetlands require a 25-foot buffer. 4.2.2 Wetland B Wetland B, approximately 196 sf, is a very small palustrine scrub shrub wetland (Cowardin, et. al. 1979) located at the eastern end of a small braid in the Stream B channel, on the eastern most parcel (Sheet W1.0). Wetland B has two dominant classes of vegetation (scrub-shrub and emergent). Vegetation within Wetland B is dominated by Pacific willow (Salix lasiandra), Himalayan blackberry, giant horsetail (Equisetum te/mateia), and hedge bindweed (Calystegia sepium). Soils within Wetland B (Arents and Everett Material (An)) correspond to soils identified by the NRCS (Figure 2). Soils observed consisted of a thick horizon of very dark brown (10YR 2/2) gravelly sandy loam with redoximorphic features (mottles) present. As An soils are classified as a somewhat excessively drained, observed wetland hydrology is believed to be solely supported from flow within Stream B, which defines the wetland's northern, eastern, and southern limits. According to RMC, Wetland B is classified as Category 3 wetland and requires a 25-foot buffer. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05 ).doc Page 5 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 4.2.3 Drainage 1 Drainage 1 is an eroded stormwater conveyance channel. This drainage exhibits a defined bed and banks that have developed through the intentional point-discharge of undetained stormwater, originating from catchbasin outfalls located along the west side of Renton Avenue South (Sheet W1.0). Drainage 1 flows down a steep gradient west of Renton Avenue South. The channel of Drainage 1 channel has become increasingly incised and littered with debris (e.g., used tires, garbage bins, and metal barrels). Stormwater from this drainage flows downstream to the west where it converges with Stream A in a wide, historic ravine. The banks of Drainage 1 include native and non-native plant species. Adjacent to Renton Avenue South, where the drainage originates, vegetation is dominated by Himalayan blackberry and other non-native species. Along the banks of the drainage further downstream, vegetation becomes increasingly more native, with big-leaf maple (Acer macrophvllum). salmonberry. vine maple, sword-fern, and lady-fern .. Since Drainage 1 is the direct result of the point-discharge of undetained stormwater, it is classified as a Class 5 stream (RMC Section 4.3.050.L.1) and isnot regulated by the City of Renton. 4.2.4 Stream A Stream A is the southern-most stream identified on the project area and originates downstream of an existing stormwater outfall location along the west side of Renton Avenue South (Sheet W1.0). Stream A flows southwest through a wide ravine before exiting the site to the southwest. Flow continues off site to the southwest for approximately 400-feet before entering an unnamed tributary to Rolling Hills Creek. Due to the source of hydrology to Stream A (e.g., undetained stormwater), flow within the channel is intermittent. Our review of historical aerial photographs suggests that this stream existed in its present wide ravine, which extended to the northwest. Historically, the headwaters of Stream A were located where Phillip Arnold Park currently exists. It is believed that the undetained release of stormwater into the existing channel has increased the extent and depth of the stream through flashy flows characteristic of stormwater runoff. The slope of the surrounding riparian area is relatively steep as the channel is confined within a ravine. Vegetation throughout the ravine and riparian area is comprised of three classes including: forested, shrub, and herbaceous vegetation. Species composition along the riparian corridor include big-leaf maple, black cottonwood (Popu/us trichocarpa), western red cedar (Thuja plicata), Pacific willow, bittercherry (Prunus emarginata), Indian plum (Oem/eria cera siformis) , snowberry (Symphoricarpos a/bus), Himalayan blackberry, reed canarygrass, evergreen huckleberry (Rubus /aciniatus), perennial ryegrass (Lo/ium perenne), lady-fern, and sword fern. As Stream A is conveyed through a naturally-defined channel, it is regulated as a Class 4 stream under RMC, and requires a 35-foot buffer. 4.2.5 Stream B Stream B begins along the northeast corner of the eastern parcel, adjacent to Renton Avenue South (Sheet W1.0). Hydrology within Stream B occurs as a result of point-discharge of un detained stormwater of one stormwater outfall location on the western edge of Renton Avenue South at its intersection with South 9th Street. Stormwater is collected in a series of catchbasins and open roadside ditches along surface roads (Jones Avenue South, High Avenue South, Grant Avenue South, and South 9th Street) upslope of the project area and is released into the project area. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30cto5).doc Page 6 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan After stormwater is released, flow within the shallow channel forks to the south and north around a narrow band of shrubs and alders whereupon Wetland B occurs. As stormwater flows around this narrow band, the channel becomes increasingly incised to a depth of 3-feet to 6-feet. Prior to its confluence with the southern fork, the northern fork flows under the roots of a mature big- leaf maple. Once the two forks of Stream B rejoin, flow continues downstream to the west. As the stream approaches the southern terminus of Cedar Avenue South, flow within the channel appears to be actively eroding the right bank (north bank) as it turns in a southwest direction and approaches Wetland A. As Stream B approaches Wetland A, the slope of the surrounding topography decreases, as does the depth of the channel. Once the stream enters Wetland A, the channel looses well-defined banks and surface flows are displaced with rills created in the deposited sandy outwash material that comprises the wetland. Flow exiting the wetland resumes within a defined channel that conveys flow abruptly to the south before exiting the site and presumably entering an unnamed tributary of Rolling Hills Creek, approximately 300-feet off site. The slope of the surrounding riparian area is relatively steep, though it becomes more gradual as Stream B flows west and approaches Wetland A. Vegetation throughout the riparian area is comprised of three classes including: forested, shrub, and herbaceous vegetation. Plant species composition along the riparian corridor of the stream include big-leaf maple, black cottonwood, western red cedar, Pacific willow, Indian plum, bittercherry, snowberry, Himalayan blackberry, reed canarygrass, evergreen huckleberry, colonial bentgrass, lady fern, and sword fern. Vegetation composition adjacent to Stream B, as it flows through Wetland A, becomes predominantly comprised of those species adapted to wet conditions, as described in Section 4.2.1. As Stream B exits Wetland A, vegetation along the right and left bank becomes monotypically dominated by Himalayan blackberry. In the letter to the City from the City's environmental consultant, Stream B is described as occurring in a historical channel and having perennial flow with summer baseflow supported by groundwater. As a result, Stream B has been determined to be a Class 3 stream with required 75-foot buffers, a description we do not agree with. After reviewing historical aerial photographs dating back to 1936, we believe that an alternate description more accurately portrays this stream channel. In 1936, the ravine in which Stream A is confined extended to the northeast beyond Renton Avenue South, across South 9th Street, and to the east toPhillip Arnold Park. There does not appear to be any visible channel present where Stream B is currently, in either the 1936 and 1946 aerial photos. In the 1960 aerial photo, a channel is visible in the approximate location of Stream B with an area of disturbance, believed to be outwash deposition, located in the vicinity of Wetland A. According to the City's environmental consultant, there are two plausible explanations for the absence of a visible Stream B channel in either of the 1936 or 1946 aerial photographs: 1) the channel is narrow and could be obscured by vegetation or 2) the quality and resolution of the photo is such that a small channel could not be discernable. We contest that there is a third plausible explanation that correlates with observed changes and development in the vicinity of the project area, as depicted in the historical aerial photos and with personal communication with Raymond van der Roest of the City of Renton's Surface Water Utility. Under this third plausible explanation, Stream B formed as a consequence of the provision of stormwater conveyances and pavement of the surrounding surface roads. The installation of the stormwater conveyances on Renton Avenue occurred around 1950. Surface roads in the vicinity of project area were being paved during the 1946 aerial photo, although that portion of Renton Avenue South or Cedar Avenue South, adjacent to the project area, was not paved. According to Mr. van der Roest, the catch basins and stormwater outfalls were installed in the 1950's, although no records could be located. Following the installation of the catch basins and 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30cto5).doc Page 7 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan stormwater outfalls, undetained release of flashy stormwater began occurring. As previously mentioned, the project area has been classified as an erosion hazard area and a moderate to high slide hazard area. As a result, a channel has formed and has eroded through the soft gravelly sandy loam soils and soft sandstone bedrock (Renton Formation), creating a channel that is very narrow and deep. As previously mentioned, this drainage flows under a mature big- leaf maple, which is a feature that apparently pre-dates the establishment of the drainage channel. It is our opinion that Stream B is the result of approximately 50 years of undetained stormwater discharge onto the subject project area, resulting in highly incised channels and the formation of stream channel characteristics. Due to the intentional release of stormwater at the origin of the drainage, we do not believe that Stream B was naturally-defined or that the channel previously existed prior to the catchbasins and their outfalls. As such, we believe that Stream B should be classified as a Class 5 stream under RMC and therefore not be regulated by the City of Renton. In absence of historical context, we recognize that Stream B possesses some attributes associated with a Class 3 stream that would warrant this drainage to be placed in this category. However, given the historical context, we respectfully request a reconsideration of this drainage classification to a Class 5. Pending the outcome of this request, for project planning purposes, we have retained the Class 3 rating in the mitigation of proposed impacts to this feature. 4.2.6 Stream C Stream C begins in the vicinity of the southwest corner of Cedar Avenue South (Sheet W1.0), where stormwater collected along Cedar Avenue South is released through a 4-inch pipe, perched approximately 5 feet above ground, and onto broken concrete and debris, such as an old shopping cart and mobile camper.. Stormwater released from this outfall location has also created a relatively incised channel, which flows to the west. Stream C is the smallest of the three identified streams and most of its flow infiltrates during normal rainfall events. However, it appears that during significant rainfall events, flow continues west before abruptly turning to the south where it converges with Stream B downstream of Wetland A and upstream of its presumed confluence with an unnamed tributary of Rolling Hills Creek. The slope of the surrounding riparian area is relatively steep, although it becomes more gradual as Stream C flows west. Vegetation throughout the riparian area is similar to the other riparian areas adjacent to the other streams, which is comprised of three classes including: forested, shrub, and herbaceous vegetation. Plant species composition along the riparian corridor of the stream include big-leaf maple, black cottonwood, western red cedar, Pacific willow, Indian plum, bittercherry, snowberry, Himalayan blackberry, reed canarygrass, evergreen huckleberry, colonial bentgrass, lady fern, and sword fern. Our review of historical aerial photographs suggests that this stream did not exist prior to the completion of paving and installation of catchbasins along Renton Avenue South and Cedar Avenue South. The release of undetained stormwater onto the subject parcel is believed to be solely responsible for the creation of the incised channel associated with Stream C, as Similarly described for Stream B. As Stream C resulted from the direct release of stormwater, where no historic channel previously existed, Stream C is classified as a Class 5 stream under RMC. 4.2.7 Uplands The upland areas are undeveloped and are dominated by native and non-native vegetation. There is evidence of an existing old roadrunning north to south through the upland area, paralleling Cedar Avenue South. This road was visible in historic aerial photos circa 1980. In addition, evidence of another road exists extending west from Renton Avenue South to the area 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 8 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan of abandoned coal mining activities. Along the northern portion of the project area, adjacent to Cedar Avenue South, the upland areas are dominated by a native deciduous forest canopy comprised of big-leaf maple with an understory of Indian plum, Himalayan blackberry, hazelnut (Cory/us cornuta), soft rush (Juncus effusus) and sword fern. Throughout the southern portion of the project area, adjacent to Renton Avenue South and south of the southern terminus of Cedar Avenue South, the upland areas are dominated by a mixed deciduous and conifers forest canopy with an understory comprised of both native and non-native vegetation previously characterized in Sections 4.2.2, 4.2.3, and 4.2.4. Soils throughout the upland area are primarily bright, brittle sandy loam. Two test plot locations established adjacent to Cedar Avenue South (where evidence exists of an abandoned road demonstrates sandy soil with a presence of redoximorphic features (mottles) with dark brown (7.5YR4/6) chroma. However, soil chroma observed at these two locations was dark yellowish brown (10YR4/4) and brown (10YR4/3). 4.2.8 Wildlife Wildlife observations on the site were limited to birds (primarily songbirds and red-tailed hawk); however, due to the time of year of our visit and the secretive nature of most wildlife, the probability of additional unobserved species is high. Numerous songbird species, including spotted towhee, black-capped chickadee, dark-eyed junco, American robin, and American crow, were observed on site. In addition to songbirds, a red-tailed hawk was observed flying over the site from east to west. No nests were observed on the project area, however, large deciduous and coniferous trees on-site could provide suitable perching habitat. The red-tailed hawk is not State-listed, Federally-listed, or listed as a priority species by the State. Therefore, the presence of a red-tailed hawk should not be a regulatory constraint. 5.0 PROPOSED PROJECT 5.1 Project Description GWC, Inc., has proposed development of five residential lots within the project area adjacent to Renton Avenue South with associated stormwater management and dispersal facilities (see Sheet W2.0, enclosed). The proposed action involves clearing and grading of approximately 1.04 acres, including approximately 256 sf of Class 4 stream buffer, filling approximately 240 If of Class 3 stream (Stream B), and filling of Wetland B, totaling approximately 196 sf. All applicable standard best management practices (BMPs) will be implemented to reduce the opportunity of unanticipated adverse impacts to all on site critical areas, including streams and wetlands. Mitigation for required alterations to critical areas and their buffers will occur in conjunction with the proposed development. Stormwater collected from three existing catch basins along Renton Avenue South will be redirected from existing outfall locations and released into two improved dispersal outfalls adjacent to Stream A and B, per RMC Section 4.3.C.7. Stormwater collected from the northernmost catchbasin, located at the intersection of Renton Avenue South and South 9th Street, will be tight-lined around Lot 1 to the north before being released into an improved outfall upstream of the existing Stream B channel, west of proposed Lot 1. Stormwater collected from the southernmost catchbasin will be redirected to the center catchbasin, located between Lots 4 and 5, before being released through an improved stormwater dispersal outfall location. The release of stormwater will be designed to replicate existing hydrologic support to Stream A, Stream B, and Wetland A, while reducing the erosive energy of existing undetained stormwater flows through the installation of woody debris and native plantings. Stormwater collected from the five lots will be released through three infiltration/dispersal trenches into the vegetated hillside west of the lots, which will maintain existing baseflow conditions of the existing streams. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 9 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 5.2 Sensitive Area Impacts Avoiding impacts to critical areas and buffers significantly influenced the design of the Defoor Property development. The project has been designed to avoid impacts to Stream A and its buffer while minimizing unavoidable impacts to Stream B and Wetland B. The proposed alterations to streams and buffers are unavoidable and represent the least damaging practicable alternative, as determined by applying the following criteria: 1) physical availability, 2) technical feasibility, 3) cost, 4) environmental impacts, and 5) ability of the project to perform its intended purpose. The proposed project will minimally impact Stream A and its buffer, with the exception of approximately 256 sf of Stream A buffer that would be permanently impacted by Lot 4. However, approximately 240 If Stream B, where it's channel is severely eroded and incised, would be tight-lined and released through a modified outfall location to attenuate flow. Furthermore, approximately 196 sf of wetland fill would occur through the filling of Wetland B to allow development of Lot 1 (Sheet W1.1). These impacts are unavoidable in order to provide reasonable use of the project site and will provide improved stabilization to the existing and relocated stormwater outfall locations and ultimately improve stability throughout the Stream A and B basin. Furthermore, as additional mitigation for impacts to critical areas and their buffers, 620.633 sf of existing mature forest will be preserved in a native growth protection area. 6.0 WATERSHED BASIN RESTORATION AND MITIGATION PLAN Presently, the Stream A, B, and C basin experiences flashy releases of stormwater from upstream development. As a result, flows within these stream channels are extremely erosive and threaten the stability of the project site, which is classified as Erosion Hazard Area and Moderate to High Slide Hazard Area. The necessity of the site stability is further emphasized due to its additional classifications as Moderate to High Coal Mine Hazard area, High Seismic Hazard area, and its proximity to Interstate 405. Water quality within the streams is assumed to be poor, as the flow within the channels is in large part, if not solely, the result of undetained and untreated stormwater from existing upstream residences and surface roads. In general, stormwater from these types of developments contain elevated temperatures and increased concentrations of polycyclic aromatic hydrocarbons (PAHs), dissolved heavy metals, increased nutrient concentrations (i.e., Total Nitrogen (TN), Total Phosphorus (TP), total suspended solids (TSS), and pesticides (A.C. Kindig & Company et al. 2003). All of these water quality pollutants/toxicants negatively effect salmonids behaviorally, biophysically, and biochemically. Erosion and further incising of the stream channels through sandy loam soils and sandstone bedrock reduces the water quality within the streams by increasing concentrations of TSS and TP. The following mitigation measures (Sheet 2.0 enclosed) will be implemented, as required by RMC Section 4.3.050.L.3 and Section 4.3.050.M.12, for unavoidable alterations to a Class 3 stream, Category 3 wetland, and their buffers. Mitigation for wetland fill will occur through 196 sf of wetland creation (1: 1 creation to alteration ratio) plus 196 sf of wetland enhancement (1: 1 enhancement to alteration ratio). Alterations to stream buffer (Stream A) will occur through 256 sf of stream buffer replacement. In addition, mitigation for tight-lining Stream B around the north end of Lot 1 will occur through the installation of native vegetation, woody material (e.g., root wads), and live fascines, resulting in an increase in biologic and hydrologic function. An open- rail fence with appropriate signage will be installed along the western periphery of the proposed lots to deter human access and alterations to the protected and mitigated areas. Together, these mitigation measures will have a net-benefit to the stability and condition of the watershed basin. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 10 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 6.1 GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS Goal 1: Restore, enhance, and protect the watershed basin associated with Streams A and B. Objective A-1: As mitigation for unavoidable stream channel and buffer alterations, restore the structural diversity of approximately 256 sf of altered stream buffer by diversifying the plant community through planting native herbaceous, shrub, and tree species. Performance Standard: Plant survival will be 100% after one year. Any plant mortality within the restoration areas at the end of first year will be replaced per a one-year plant guarantee. Objective A-2: Protect and preserve existing mature forest canopy to retain soil stability attributes offered through extensive root systems and the opportunity of efficient interception of precipitation from mature vegetation. Performance Standard: Protect approximately 60,633 sf of existing mature forest upon steep slopes within a native growth protection area (NGPA). Goal 2: Provide increased soil binding and channel stability within the channels of Streams A and B from the erosive forces that result from undetained off-site stormwater discharge through the installation of native plantings, woody material, live fascines, and riprap revetment. Objective A-3: Reduce incising and other erosion within the existing channels by installing soil binding and channel stabilizing features, such as native plantings, woody material, live fascines, and riprap revetment. Performance Standard: Quarterly visits during the first year following construction will be completed to inspect the installation of native plantings, channel enhancement features, and note any erosion that may occur. Any noted erosion occurring on the project site within channels Stream A or B will be corrected as needed. Goal 3: Provide increased opportunity for sequestering of pollutants/toxicants within released stormwater through the attenuation of flows and the installation of native plantings, woody material, and live fascines. Objective A-4: Through the installation of native plantings, woody material, and live fascines, provide the opportunity for sequestering of pollutants/toxicants and therefore, improve water quality within Streams A and B. Performance Standard: Quarterly visits during the first year following construction will be completed. Analysis of turbidity levels at upstream and downstream locations, within Streams A and B, will be performed using a Hach 2100P field turbidimeter to show, at a minimum, a no net increase in turbidity leaving the site. 6.2 Plantings The plant species used in the mitigation plan (Sheet W2.0) were chosen for a variety of qualities, including: adaptation to specific water regimes, value to wildlife, value as a physical or visual barrier, growth habit (structural diversity), and aesthetic values. Native tree, shrub and herbaceous species were chosen to increase both the structural and species diversity of the riparian and upland areas, thereby increasing the area's value to wildlife for food and cover. Plant materials will consist of a combination of bare-root specimens, container plants, cuttings, and seed. 6.3 Habitat Features Down logs, stumps, and brush piles from existing significant conifer and deciduous trees will be incorporated into the on-site portion of channel enhancement and riparian restoration to provide 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30cto5).doc Page 11 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan ecologically important habitat features for wildlife. These habitat features will be relocated from areas on the project site that will be cleared for development. Down logs, stumps, and brush piles provide the slow release of nutrients as the wood decays, while also providing cover for amphibians, small mammals, and other wildlife. Boulders recovered from the site excavation will be placed in small piles throughout the restoration area. These piles provide habitat for reptiles and small mammals. 6.4 Irrigation A temporary above-ground irrigation system will be designed and installed by the landscape contractor for the restoration area. To minimize the potential for plant desiccation in the restoration area, a soil moisture retention agent will be incorporated into the backfill of all planting pits. 7.0 CONSTRUCTION MANAGEMENT A pre-construction meeting will be held on site to review and discuss all aspects of the proposed restoration project prior to any construction activity. The owner, as well as a City representative, will attend the meeting. Prior to commencement of any work by contractors adjacent to the critical areas, the clearing limits will be staked and fenced. Silt fences will be installed at the clearing limits and significant habitat features and vegetation to be retained will be clearly marked in the field. A wetland biologist will regularly supervise plan implementation during construction to ensure that the restoration plan is completed as designed. Any significant modifications to the design that may occur as a result of unforeseen circumstances will be approved by the owner, the City, and Talasaea Consultants prior to their implementation. Stormwater containment and erosion control will adhere to King County's Erosion and Sediment Control Standards as stated in King County Municipal Code (KMC) 15.25.090. This will occur through the use of King County approved Best Management Practices (BMPs) during construction to protect the water quality of Wetland A and Streams A and B from possible impacts. Implementing BMPs will act to minimize erosion and sedimentation and protect water quality within the wetlands and stream during storm events. Silt fences, straw bales, and other structures will be installed to slow runoff and remove suspended sediments during construction. BMPs to be implemented may include, but will not be limited to: • Street sweeping, • Rocked road entries, • Silt fencing, • Catch basin inserts, • Temporary cover, • Interceptor swales, • Rock-lined swales, • Rock check dams or triangle silt dikes, and • Site runoff containment. Street sweeping will be implemented to clean construction sediments from roads to minimize sediment-laden runoff in.to storm drains. Rocked road entries will minimize mud and sediment collection on roadways. Catch basin inserts will act as sediment control during construction by removing sediment and other pollutants adsorbed to sediments from stormwater. Silt fencing at the clearing limits will reduce over-ground stormwater sediment transport. Temporary cover 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 12 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan (i.e., straw or plastic sheeting) to exposed soils and stockpiles will reduce the availability of exposed sediments to over-ground stormwater sediment transport. Interceptor swales will divert construction runoff from sensitive areas to treatment facilities. Rock-lined swales will reduce the sediment loads in stormwater runoff. Rock check dams or triangle silt dikes will be placed in the interceptor swales to reduce the velocity and sediment loads of stormwater runoff. Site runoff containment will detain and treat stormwater prior to release to ensure water quality within State surface water quality standards under WAC 173.201A. Other BMPs will be implemented, as appropriate. 8.0 MONITORING METHODOLOGY Performance monitoring of the wetland and stream buffer mitigation areas will be conducted for a period of five years, with reports submitted annually to the City of Renton according to the schedule presented in Table 1. Reports will include: a) photo-documentation, b) estimates of percent vegetative cover, plant survival and undesirable species, c) water quality and hydrology, d) wildlife usage, and e) an overall qualitative assessment of project success for the wetland mitigation. T bl 1 C I d f P rf a e a en ar or e ormance M 't . onl onng an d M . t aln enance E ven s Year 1 Year 2 Baseline Conditions PM-2 PM-3 PM-4 PM-5 AssessmenUPM-1 MR R,MR MR MR R,MR R, MR Winter 2006 Spring 2007 Summer 2007 Fall 2007 Spring 2008 Fall 2008 Year 3 Year 4 Year 5 MR PM-6 MR PM-7 MR PM-8* R,MR R,MR R, MR Spring 2009 Fall 2009 Spring 2010 Fall 2010 Spring 2011 Fall 2011 *Obtam final approval to get release of bond from City of Renton (presumes performance cntena are met). PM = Performance Monitoring R = Report MR = Maintenance Memo and Review 8.1. Vegetation Permanent vegetation sampling points or transects will be established to incorporate all of the representative plant communities. The same monitoring locations will be re-visited each year with a record kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. All monitoring will be conducted by a qualified biologist. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the mitigation area. Review of the photos over time will provide a semi- quantitative representation of success of the planting plan. Monitoring and photo-point locations will be shown and described in the baseline assessment report. 8.2 Water Quality, Hydrology, and Bank Stability During each monitoring event, the water regime within the mitigation area will be assessed to ensure that proper hydrological conditions exist within both the wetland and its buffer. Water quality will be assessed qualitatively; unless it is evident there is a serious problem. In such an event, water quality samples will be taken and analyzed in a laboratory for suspected pollutants. Qualitative assessments of water quality may include: 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30cto5).doc Page 13 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan • Oil sheen or other surface films, • Abnormal color or odor of water, • Stressed or dead vegetation or aquatic fauna, • Turbidity, and • Absence of aquatic fauna. In addition, bank stability of on-site streams banks will be noted and any areas of potential erosion or bank undercutting will be described. In the event that erosion or bank instability is observed, the source of erosion will be determined immediately and corrective actions will occur as necessary. 8.3 Wildlife Birds. mammals. reptiles. amphibians and invertehrates which are readily observahle (r:>ith/?r by direct or indirect means) will be identified and recorded in the wetland and buffer areas. Direct observations include actual sightings, while indirect observations include tracks, scat, nests, song, or other indicative signs. The kinds and locations of habitat with greatest use by each species will be noted, as will any breeding or nesting activities. 9.0 SUCCESS CRITERIA Success of plant establishment within the mitigation area will be evaluated on the basis of both percent survival and percent cover. For woody planted species, success will be based on at least an 85% survival rate of all planted trees and shrubs, or at least 80% cover of equivalent recolonized native species, by the end of the five-year monitoring period. Noxious plant species will be maintained at levels below 20% total cover, except in the wetland mitigation area, where reed canarygrass is currently the dominant herbaceous species. Noxious weed species will be defined as those identified on the most current King County Noxious Weed List and may include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, and creeping nightshade. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation areas. Such maintenance is necessary to achieve successful plant establishment and compliance with the 20% threshold for the listed exotic/invasive species. Removal of undesirable species will occur by hand whenever possible. No chemical treatment will be employed without prior approval by the City. 10.0 MAINTENANCE (M) and CONTINGENCY (C) Established performance standards for the project will be compared to the monitoring results in order to judge the success of the mitigation project. Contingency will include the items listed below and would be implemented if these performance standards are not met. Maintenance and remedial action on the site will be implemented immediately upon completion of the monitoring event (unless otherwise specifically indicated below). 1. Replace dead plants with the same species or a substitute species that meets the goal and objectives of the mitigation plan (C) 2. Re-plant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.) (C) 3. Perform corrective measures, as necessary, to provide adequate hydrology to support the desired wetland plant community (C) 4. Irrigate all planted areas with a temporary above ground system for a minimum of 2 years following plant installation (M) 5. Excavate, as needed, to correct alterations of surface drainage patterns (C) 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05 ).doc Page 14 Defoor Property Wetland Study. Stream Assessment. Habitat Study. Watershed Restoration and Mitigation Plan 6. Remove/control weedy or exotic invasive plants twice yearly by manual or chemical means approved by the City of Renton. Use of herbicides or pesticides within the mitigation area would only be implemented if other measures failed or were considered unlikely to be successful, and would require prior agency approval (C & M) 7. Clean-up trash and other debris within the mitigation areas on a twice-yearly basis (M) 8. Selectively thin and prune woody plants to meet the mitigation plan's goal and objectives (e.g., removal of dead or diseased portions of trees/shrubs and thinning of volunteer trees such as red alder) (M) 11.0 PERFORMANCE BOND A performance bond will be posted with the City of Renton by the property owner for the cost of replacement of plantings and the five-year monitoring plan to assure the success of the mitigation plan. The bond may be released in partial amounts in proportion to work successfully completed over the monitoring period as the applicant demonstrates performance for implementing the conditions of the plan. 12.0 AS-BUILT PLAN Following completion of construction activities, an as-built plan for the wetland mitigation area will be provided to the City of Renton. The plans will identify and describe any changes in grading, planting or other constructed features such as open rail fence in relation to the original approved plan. 13.0 SUMMARY A critical areas and wildlife study was conducted on a 1 0.13-acre (approximate) property, located in the City of Renton, Washington. This study was conducted to document and characterize existing sensitive areas, including wetlands, streams, and wildlife habitat for a proposed five lot residential development. Three streams, two wetlands, and one stormwater drainage were identified on the study area. All critical areas identified on the property are hydrologically supported by undetained point discharges of stormwater from adjacent surface streets. Two of the streams (Streams Band C) and Drainage 1 show no evidence of previous existence prior to the release of stormwater onto the property around 1950. Stream C and Drainage 1 are classified as Class 5 streams and are not regulated by the City of Renton. Stream B, though identical to Stream C in origin, has been classified as a Class 3 stream based on the presence of apparent perennial flow by the City's environmental consultant. We request a reconsideration of this determination based upon additional information provided herein, but have retained the Class 3 stream classification for planning and buffer purposes pending the consideration of this request. Stream A, also hydrologically supported by undetained stormwater, appears to have existed prior to the release of stormwater and therefore is classified as a Class 4 stream, requiring a 35-foot buffer. Wetlands A and B are classified as a Class 3 wetlands and require 25-foot buffers. The proposed project has been designed to minimize impacts to critical areas by avoiding Stream A and Wetland A. However, alterations to Stream A's buffer, Stream B, and Wetland B were determined unavoidable. To mitigate for impacts to stream buffer, stream, and wetland alterations, a watershed basin restoration and mitigation plan has been developed. Through the implementation of this plan, no net loss of wetland area, wetland functions, or stream functions will occur. 3 October 2005 Talasaea Consultants. Inc. 931 CAReport(30ct05).doc Page 15 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan 14.0 REFERENCES AC. Kindig & Co, Cedarock Consultants Inc. 27 February 2003. City of Renton: Best Available Science Literature Review and Stream Buffer Recommendations. City of Renton. Online: http://www.ci.renton.wa.us/ednsplimages/caostrea.pdf Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats ofthe United States. U.S. Fish and Wildlife Service, Department of the Interior. FWSOBS-70/31. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A Soil Conversation Service, Washington, D.C. Hitchcock, C.L., and A Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. 730 pp. Icicle Creek Engineers. 17 January 2005. Coal Mine Hazard Assessment and Preliminary Geotechnical Evaluation Report. King County. Dec.1990. King County Sensitive Area Folio and Wetland Inventory. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. Reed, P.B. Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Reed, P.B. Jr. 1993. Supplement to: National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Renton, City of. 25 April 2005. Renton Municipal Code. Washington State Department of Natural Resources Forest Practice Application Review System (FPARS), "ArcIMS". < http://www3.wadnr.gov/dnrapp5/website/fpars/viewer.htm> June 2005 U.S. Department of Agriculture, Soil Conservation Service, King County Area Soil Survey. 1973. U.S. Fish and Wildlife Service. 1988. National Wetlands Inventory Map, Renton Quadrangle. 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Page 16 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX A Wetland Delineation Data Sheets (Talasaea, 2005) 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Appendix A , . DATA FORM 1 ", .. ·RoutineW:etl~dDete~ation : .. " (WA State.Wetiand Delineation ManuaI or 1987 Corps Wetland Delineation Manual) ProjectJSite: 1) ~t'tz-r~'1-:-~ ~ ~ .~ .. '. '. ApplicantJo~ner:l~ ~~ -<:01AfC.11~. Investig~t6r(s):,;P.ev· \<'~ ~ 6V't. Date: 2--1. ~*" ~ countyr~. -N tI State: tt.c;~~'1 . I . . SITIR: I· I.T~ ~lJe' Do Noimal CircumsbGlpes exist on the .site? . . Community ID:~.L~ .c:::.~ .. r1AJ.; .. - 'T'. TT\ -,-, '-:";l ~ ... 1'~ . ~.the .'lite ~j . ~~ .T. J! -'-(~"'";"<lJ. VEGETATION Dominant PIant Species Stratum 'f"", " ~ .... HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW. & FAC:' 0~ /1 " Check all indicators that apply & explain belo~: '" .. _. __ ~ .•. c.".,. yesrno ~. , Indicator Dominant Plant Species Stratum Indicator ~" ., Regionalknowledge of plant communities " . ',' wetlaDipI~t ~,..:..k..', PhysioI9gical or reproductive. adaptations __ Morpbologlcal adaptations '. __ OTHER __ Technical Literature ' ~ Wetland Plant Data Base ",' Hydrophytic vegetation present? 'C?, DO Rationale for decisionlRemarks:. . ~~f&2S ~~~~vY:F~ -, ... HYDR6Lf>GY· ',' _.,.--,' Is it the growing season? -z=;;;-(-~' no Water Marks: . yes (n..Q.) Sediment Deposits: yes(no ) Basedon!~ /.n .1:-.. ~ -"Z~'~p"Abi1ftLines~" -yes...Cno.:L DrainaKe.,Eattems:.. _}'e~). . __ ,- .yes·e ., ... " Check all that apply & explain below: N'/." Jv. Other: Stream, Lake or gage data: __ Aerial photographs: Other: . ,SOILS Ma~ UnimameW~ ~tiff5~'J'~'DrainageCI~s. we1!.-e;ltlU14 (Senes & Phase) '. . . . l? -"Dr-. r' ~'Fi~idobs"",ations confinn 0 NO Taxonom ed e? Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance (inches)-(Muns~ll (Munsell ' size & contrast moist) moist) A, Hydric Soil Indicators: (check all that apply) Texture, concretions, structure, etc. __ Histosol __ "_ Concretions Drawing ,of soil profile "(match description) , " &- .-", -~~-'::~ ~~~:~ . .. ... --,.... ... -.~ ....• : : ~ "....... .- . r' .. ' ...... ", .. ", ... \." .. .. ~,.. r:;..;." ~'\ ...... ~ \ .', .. l'<' ' ::----J ", __ " __ ~---,--~Hi~·s~ti.,~cfuJipegQ~L_,_-_-~::.----'---.-----~---_~High_Or.ganic Content in" Surface-Layer of-Sandy-Soils-----,-- __ Sulfidic Odor' . ' _,_'Organic streaking in Sandy Soils ' __ Aquic Moisture Regime _' __ Listed on Local Hydric Soils List __ Reducing Conditions __ ·Listed on National, Hydric Soils Lis,t " Gleyed or Low-Chroma Co1.Qrs Other (explain in remarks) '. . Hydric soils preSent? yes /'iiV' Rationale for decisionlRemarks: ~' , ~ """}~h'sh '~.n ~I I/'(;fuz.'»!:, Wetland Determination (circle). iydrophYti~'-vegetation pres~nt? --'T~ ------- fydric s~ils present? ," . ..::res .(. no) Is the sampling point yes Q ~eilan~a¥dFoIo~presen~ ~'e~nu ;----n~tlllD-~wetlmIfr?~.============:========'~·~,=.-===-=-==I:~==== ~tioniIeJRein8rkS: -_. '---.....-- ~S ~_~~~ w~ ~~X-' ------~-----------------------------------------~-------------------------_ .. _--.-... -: ... _-' -'-.. -.-~-:...-:..-----------... ---_ .. " ... _----._" .... '--- rOTES: ........... '-.... ':': . .. , DATA FORM 1 '. Routine WetIandDetermination . . :. ... .." . (WA State Wetland Delineation ManuaI or '·1987 Corps Wetland· Delineation Manual) Project/Site: 1S~t'~ f~11J -~~ ~ ~ Applicant/owner: -re1L~ ~~ -<OWe I Ivl.c-. . Investigator(s):'"P.eN \cl-u-t ~6);t. County: ~N tl State: \V~~~pt . SIT/R: NW!4 ~ '~N. ~ Do Normal. Circumstabpes exist on the ,site?, ~ ~ T~the site siinificantlYdisturbed(atypical situation)?yes . .:...~ :) . .. CommunityID~~ ~('.(£,- . Transect'!p: 111 :~IA,Y\.A-~. 'r I IS the area a potential Problem Area?': ,. ,.. ... '., ···-:·yes ·("no····~ ... .... VEGETATION ~ t V Dominant Plant Species Stratum· Indicator Dominant Plant Species Stratum Indicator HYDROPHYTICVEGETATION INDICATORS: % of dominants OBL, FACW, & FAC:' Tlf6!~ h-~~~~'~~--~~~====================-======~~ .. -Check all indicators that apply & explain below: Regional knowledge' of plant communities Physioipgica1 or reproductive adaptations Technical Literature Hydrophytic vegetation present? Rationale for decisionlRemarks: .' Wetl~dpI~t list (tlaITPr ~), ~ '. ". MoxplIologIcal adaptaru.)ns : . .' Wetland Plant Data Base W·no. OTHER __ ········~·-HYDROLOGY-~~----=-. ==--=::.-:::.. ___ .. _._:. ___ .... ~ .. ::.:':"_~.~.::-~~---.-~.~c-------~~-~~_ ...... _ .~ __ ~_. __ ~_~. ~-~----~~-.--.~.-~~ ... ~--. ------_.-----------~ -----~-- _ Is it the growing_seas£D? . . @ , '. DO W~ter ~arks: yes (ijQ). Sed~eDtDeposits: yes (no Based oD;·:~~~l·-~~--·---· --'_._. -·I-Drift.Lmes:---yes--4!o-) .Dramage:::Eatterns: .. yes-:"~ ~-. Dept. of inundation: ,,( pches " ' Oxidized Root (live roots'L Local Soil Survey: . Yes·"€- 7· No1\e. Channels <12 in. yes ~ _.~~~~_~.~e~~~~~~~_~.":~it: .. ~_u .. !.~~.~~e'J~ _F~c~eUtral:_c~~~ ~:':;~taine~ -yes.0 __ Depth to saturate.!i soil: _ . W~inches·:~·.-..... ..... . y Check all that apply'& explain below: ~ / k Other: Stream, Lake orgage data: __! ' Aerial' photographs: Other: Wetland byclrology present?' yes .. -(DO ') Rationale for decisionlRemarks:. '-"" ~,'Mr~h~fj .~ ~J~(~J C{~~, .~ .:: ..... ~~---: ____________ ~~_~_w_·~·-_,..'~l;6 ___ ""·"''''''''''.''z.& SOILS , . '. Map UnitName \pY~ki:Av';{,v£.ft~ ~~I Drainage Class .. v.it< (Series & Phase) . C-7'}'~ -~ ~t<$g~~ -': " -.' -. . . . : " " Field observations confIrm ~ No Taxonom (sub ou) I' '( ma ed e? ~ Profile Description . , Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing ·of soil (inches) (Munsell (Munsell . size & contraSt structure, etc. profile moist) moist) ',(match descri12tion) . -~ .. -.. .-.... _.-._-.. _.-. ~ .... -_.. .~ --UQr4~"5':--' .. .~ .. . -." --.... ~~.~--1\--. -"----.~,. --....•. ---, .. _._;.-_. ---------' O-----lt \~t.y';. ,7'~~Mjb .. ~~t-~ , / -\ '-" i -. - ~ '"' -· --<: -.. " -· -... -.. . · -'" ~ ~ · t~r,;..---. Hydric Soil Indicators: (check all that apply) --Histasol __ -Concretions Histic Epip~.Q!L __ o-_ .. _~_-~. ~~ __ .~. _. __ . ___ ~.1:Iigh~Drganic Content-in-Surface-Layerof-Sandy-Soils------_. --Sulfidic Odor .' , _ .. _ Organic Streaking in Sandy Soils _. _.Aquic Moisture Regime __ . Listed on Local Hydric Soils List Reducing'Conditions ' . __ :Listed-on National Hydric Soils-List . . Gleyed ar Low-Chroma Colors Other (explain in remarks) fIydric soils preSent? . _ .' yes .~r·· .. . . (ationale for decisionIRemarks: .. ~10y,~~,· .--~c.. Lvot . ~6f; :yvl~ Vetland· Determination. (circle) .. ,_._. - -----_.-'---._----~ ------------~ ---- .ydrophytic. vegetation present? '~"no- ydric spils present? . . ' es:.@ Is the sampling point yes ~ . ._-_ .. ------~---;--- ~etland-lI¥drology_lJresent-1" --:----=yes===-~-' . ilim-a-=-wetlanEPJ -- anoriiUeJRemarkS: -. -_. .--,--""",: . );oes M4 ~p~h we~ ?n~~' .. . .. --~,------" .. -_.-.-.-. _. __ . --_._---------' _. -_. -.. ---.----=-~--.-:........-:,.-..:...---=.-:.---:.:--"...;::-~--:-.:-.~-~ . .:..--. .:. . ---=--:---.:.:.-~------~------~.--._---------_._------------:---: --_._---_ .. - --~~--- -~.:::"::"-:'-':"'--:-:.::--.:-------_. -~-- )TES: '. ' . DATA FORM 1 ..... .' ·RoutineW. etland .Determina~on· .... . (WA State Wetland Delineation Manual or "1987 Corps Wetland Delineation Manual) ProjectiSite: l>~&'~ f~11 ~ ~ ~ ~., ~ .. Applicantiowner: -rE?fZ..~ ~~ -~IfJ C-1 I ~ .. ' .. rnvestigat6r(s):.-:P.ev· \<'lwt ~ 6Vt Date: "frl . ~. "UJ't5r::::; Do Nonnal Circums~.ces exist on the site? . ~ ~ .CommunityID:·~ ~y~~ TransectID: ".' -SV"l.~, . Is the site significantly disturbed (atypical situation)? . yes . Cn.o ") Is tlieafeaapotential Problem Area?' . yes "r no '") . VEGETATION ~ , . . Dominant Plant Species Strlttuin Indicator Dominant Plant Species Stratum Indicator HYDROPHYTIC VEGETATION INDICATORS: r' . % of dominants OBL, FACW. & FAC:' ... l [JDio . ". ---~==========~~====~====~================'-========-=-=d.~ Check all indicators that apply & explain belo~: , Regional knowledge • of plant communities Physiol9gicaI or reproductive adaptations Technical. Literature Hydropbytic vegetation present? Rationale for decisionlRemarks: HYDROLOGY __ "wetl~d'Plantlist~r~ '~. .. MorpholOgicalada~s' ' .. '. . __ Wetland PlantData Base ~no .oTHER .: ~._)s it ~_~~~~EL~~~xg.\ .. __ .-;;.\,;;:p@ ,no WaterMarks: . yes ~/ Sediment Deposits( ye~no .. Based-on; _:~ .,v -W . -DrifiLines:~~no--Diainage::Eattems:Z::-Ve~o _..:.:: Dept. of inundation: ~ches Oxidized Roo~ (fiVe ro~~L. Local Soil Survey:, : yes·'(!@:.)~ '. Channels <11 ffi; yes (no/) . Depth to freewater in pit...~ inches •.. '. ".. FAC Neutral: ® 00 Wllter-.stained. _ . '. '~~~~·:~:~t~~~~~~~c~~'~~~:1)Tin6h;s~.;i~'~~'~':-:':·' .-. ---:.-:.-:.~-= c~-::=:···:· .Leaves: .--.~.--:--~. yes 8. Check all that apply & explain below: Other. Stream, Lake or gage data: __ Aerial photo!mlphs: Other: . Wetland hy~rology present? (Yes '~. .. . no Rationale for decisionIRemarks:~. . ~.p,,;p'~ vJ~~rzl(~1 dr~~, '§OILS Map:UnitName~A(J~~ ,~ .. ~~ r ·~"ls. ' .. ,Dramageqass " '.v~vf~t,/~ (Series & Phase) , ~~ $~.' " . , Taxanam ,4--. Field observations confrrm Yes '€)' ed e? Profile Description D~pth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, Drawing ,of soil (inches) (Munsell ' (MilnseII size & contraSt structure,etc. profile I-_---'-____ +--...,... __ -I---.:m:::.:;::oi:,:.st:l,.)_-I---.:m.::.o::.::i:::;st:!..) _-+-_____ ~+_--------.:...........j' .. (match description) " "1~' D-I " ',.,. .... ,,-\ Hydric Soil Indicators: (checkallthatapply) __ Histosol __ . Concretions , '~""" \, ~' ': ,~. '. \ .. ' " . . . ~ .. .'--~;"-"'" [t ... r:.-:,\ _:..:.-:--=-.. ~;;.-::~~~~; •. ~~.~;.-,~~~~.~:.. -' .... _-....--._-:'";-' .. ... "':.: --, ~..::--: -"':. \:.:-:-: .... ~,,!,,,,, , "'2.{) I( t-=:::. ... ~ , Histic Epj,p~g9n' ,_~,_,. __ . ___ ~High-Organic Content--in-SurfaceLayer,ef. Sandy-Soils-~_-- _:_'_Sulfidic Odor-' ., ... ",. _' _'Organic streaking in' Sandy Soils . ' _. _ Aquic Moisture,Regime __ Listed, on Local Hydric Soils List '_, __ Reducing Conditions __ :Listed on National Hydric Soils List - Gleyed'or Low-Chroma Colors Other (explam in remarks) ", , Hydric soils preSent? ,/, yes\ , no Rationale fordecision/Remark ' J ' , .,' .... ~~ .. ~~ ~<l~ >ell \ CVl·fcrz-.~, .. --.-._-------------_. --,---:------~-----------.----~------.-.--... -...... ---.- fOTES: -.....,...-----,.....,.."....".,..,~~"".-..=--,-.,=.,..,;,;.. ... •...... . ...... " , . " DATAFORMI . '. ,. 'Routine Wetland Detemrlnation . cWA StateWetl~d Delineation Manu~~r 1987 Corps Wetland Delineation Manual) ProjectJSite: \.) ~PfZ-f~12J ~ .' ~ ~ ~ "V¢r". ApplicantJowner: 11!?tZ-~ ~~ -~WC-/l~. IDvestigator(s ):-:p.ev )c:'ku ~ '61-1. County: ~N t1 . State: Wq-?f>rir~pt SITIR: NW ~ <;'21(~? N 1Z---,:;ce.. Do No~al. C~cumsbttl~~s exist on th~ ,site~ . . ~~ .. Community ID:~~!-sk~ b Is the area 'a potential Problem Area?" '~yes ··r no ") Transect ID: III -i " T •• ~ ,"~"''';' :.c .• 1.-" , (atvoical sItuation)? ,yes .SJl.o ) VEGETATION ~ Dominant Plant Species St::rntum Indicator Dominant Plant Species , 'S HYDROPHYTIC VEGETATION INDICATORS: t. . % of dominants OBL, FACV!, & FAC: '. ,. ru'bl. Check all indicators that apply & explain belo~: Regional knowledge or-pIant communities.' Physiol9gical or reprorluctiveaClaptarlc)Jis Technical Literature .... Wetland pI?Dt list <@:pr ~~ . ...:.A IvI0rphologIcal adaptatlons • • . Wetland Plant Data Base Hydropbytic vegetation present? Rationale for decisionIRemaIks: yes V . ~ '~t·~~ ~~.' 'feJ~-rzn, ID"DROLOGY L ' U \ Stratum Indicator .~ OTHER __ Dept. of inundation: ~it;QQes Oxidized Root (live ro~ Local,Soil Suivey:'yes'7~D' Channels <12 in. yes ~ Check all that apply'& explain below: I Other: Stream, Lake or gage data: __ Aerial photOW<lphs: Other: . SOILS Taxonom Field.observations contIrID Yes ~. ed e? ~ --'--+ M"pUnitName Aj~ ; f4'~( ~Is~-~ ----.:.._.T'<CDr::::=-am~· a=g=-ei-Ttlr.:-,as=s-Vr-T'';t7r"-·· 171p-r,::z;~~,b~(b9::-~~---t-- (Series &.Phase) . \J~ >t:eef .. ' '. .. .. Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture, concretions, . Drawing of soil (inches) (Munsell (Munsell size & contraSt structure,etc. profile moist) moist) "(match descri12tion) /\. -.... ........ .. .--... --' .. .. ~ ." _ ... - D _~r" l-t .' tP)lL%' ,~~ '~~'c~ ~', ~ '. J. \ c _~~~. C f . --~ ---. --,--. . , -. ---. .. -. --- ~ " I( . ' . 2--0-!-...... Hydric Soil Indicators: (check all that apply) __ Histosol __ -Concretions __ ._. __ ~ Histic Epip-~gQn ___ ---. __ .:_ .. -----_.-_~-High-OrganicContent.in-SurfaGe-Layer of. Sandy-Soils· .. ---.-- _. __ Sulfidic Odor ' .".' ... ... ._._ Organic StreakiDg in Sandy Soils _. _ Aquic Moisture Regime __ Listed on Local Hydric Soils List '_. __ Reducing Conditions·· .. __ :Listed on. National Hydric: Soils. List Gleyed or Low~CJ:i.mma Col drs Other (explain in remarks)' . Hydric soils present? .. ' . ~ no' .. , 1.: .. ' , Rationale fordecisionfRemarks: . , -. .. M~~ ~Jn2.~1 ~~~ Wetland Determination. (circle) . '---... ,. iydr?ph~c vegetation present? yes~' lydnc s~Ils present? . . €) no . Is the sampling point yes £2 VetlaIig 'fi¥df01og:y-presenn------~s_=i=DO=--.-: .. ---witbirDP,vetland-?--------------.. ,-_. -----.. _._-.---.-----.. --.-. . .. ---.. , .-..- ... ~atiorialeJRemarkS: -• p_ ••• -. '-- _-~ __ .. ·._. __ :_~_c ___ ~~_~~t~~f~:fu--~~-:-e:r~~~~~-~=--=-.~: .. -- .e_+ __ •• • _. ___ "_.4 , .•.. ---_._._-_._.-."--' .. -... -" -._-_.- ----" . , , .. ---.. -----_ ... -- OTES: Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX B City of Renton Internal Records Search Results (Renton, 2005) 3 October 2005 Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Appendix B ~~ ¢l ~I·~ Kathy Keolker-Wheeler, Mayor April 22, 2005 Per Johnson, Ecologist Talasaea Consultants, Inc. 15020 Bear Creek Road NE Woodinville, WA 98077 CIT~ OF RENTON PlanningIBuildingIPublic Works Department Gregg Zimmerman P.E., Administrator ~---~""'-i' ; I I By SUBJECT: STORM DRAIN MAPS, RENTON AVE SOUTH. Dcar r~f JuhH~UiJ. Please find enclosed the storm drain inventory map for the area surrounding Renton Ave South, and some old plans for Cedar Ave. The storm system in Renton Ave South was mapped from field observations, and we do not have any plans for this system. Downstream, at 1-405, the drainage converges on a 48" diameter culvert under the highway. Please refer to the enclosed fieldbook copy. If you have any questions regarding this mailing, please contact me at 425-430-7392 or hy email at rvanderroest@ci.renton.wa.us. Sincerev Raymond van der Roest, PE Surface Water Utility Enclosures ® ThIS paper contains 50% recycled rnaterial, 30% post consUIl ler AHEAD OF TlIE CURVE Storm System PfBlPW TECHN1CAL SBRVlCBS O3I.UI05 eo.-IaI...alI 0.5 or 1.0 __ IlII .... NAVD_W_ , , -j'~~, I / ~\:' L_F',,/ , , , , \ , " " ~ I I -"'\\ \ I. 20 T23N R5E W 112 53Z0 R III r @.~ ... ',' ,,', " I IS' ,,.,' -.,,, " :: .~. " _ ,-" ~ I( .,. JI 00 ./7' I"~ ... ~-===:3 CURB Rf:TURN. DATA I CEDAR AVE. S. sr.. ,9+"0 JO'N "'ST"VEMENT :;; ~ [ caNST TYPE .' ~1 ' STA. I. +.34,5 cave., DRIVEWAY r u l~C<WS. Ne' ;:,~~ ... ~~ .... " .oJUST EX'S' CATCH ",,-,~.t 1 j!;, II" ~ ~ "--16' BASfN5 ro GR IDE AS "'" "-~ : () ~.; , I=~ ~g:ER ~ . R~OUtRED'~ ,", ~\, ZQ J I~ i : l1W. j bl 0 j'il~ ~ rik) 1"=1 _ a i , N A '-i , ,,>- :::;' .-~ .... ~ .., .n ' -. .,.. --.-_, • • ,.. .' ; ,-M.D •. ' -1.1 ....... ,. ,I c ~'II! (1 I~ " ·zo· ~ "'h. '!II -; -t------~' , -.. .--" :,. -------=-~-. .-~~. .d ==--... -'f ~ " ro , , ""'~(' Gil,', ~ / r r __ • . ~ '"r !!, ~ , '11 ~ t:'J l r'J 'ti / (3 )::11 [.I Ii) (; '" ~~ 0:, INSTAll.".i --..\ ~!~ I ~ .... '. i:iIG ~ ~ • ~ 0, .... ~ • .' I q~ til ~ i1 ~1Z1 ... ~ STA /6-#0, CONST. rYF CONe. DRJVJ W·'Q' \ I l! ~,o ~ ,"j r', f I H Q~ '. CASEaC<NER 0~~ • J i!: r----STA. ,S+OO TO STA <T •• O STA IB .... 0-I ~ ,.0. , ~ CONST. ONe. SIDEWALK ~R CONST.. TYPE b' E 0 \ DETAIL ,~ SHEET 2 CONe.' OIlIVCWAY ;tt',otY. w--,o' ., 22$ 2.0 21$ .,0 . . ." -~ ··_-,Z. SCALE'/" __ Ia' VERT. SEC SHEET 10 OF 10 -11 ___ .. __ _ .... _._. --.. " ... PI10POSEO TOP OF CURB, EAST,. -~.--, II 0 l-ZJ.ll" ~c ~I~ :i1~ ~; "'~ k.J.. 1, '"~ Q o .. '" . ., ., _ .... / i ,..-~ ~I --<---~- ~I;J 2>0 J m ~~ ~~ no ....... ~iV m •. 00 " H -~ ~~ PRapaSEtJ £ GRAD£ 7 l ~~ r -"-7 _ '-" ',' 'l: T .00' v' , ~u_ '" I t 11 PROPOSED Tap OF CURB. WEST ~ i~ J~ R -12.2.6 _-----------"""oowli'------- ':~ FQ" ..!£' .. ~ Z ~~ I ~ ,.,0 L.lO, 29.J-STREET IMPROVEMENTS CEDAR AVENUE sa so JRO Sr. TO SO. 9TH, ST, 'H. I ~u A;'" AS SHOWN Ye,,,,>;:{-:.-.~--A 6 10 3-(·/t'J3 ,: :r;!~: ;'~.~·~:)f.::~·~ftr:;f8~~~ ~:~:~;~~~~i?rJ!~~~~:~~~~r,~~~:<':::J.2-~~~7·~~::~·:-~~ I~-'~-'-'. Defoor Property 3 October 2005 Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX C Washington Department of Fish and Wildlife Priority Habitats and Species Database Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Appendix C WASHINGTON DEPI ENT OF FISH AND WILDLIFE -HABITATS AN' ~N THE VICINITY OF T23R05E SECTION 20 Report Date: May 09, 2005 -rA L '9 'Z I 'ECIES REPORT . ! -' t. Information About Priority Habitats and Species Polygons Priority Habitats and Species (PHS) polygons are labeled with a unique number and "+" symbol, roughly in the center of the polygon on the map. This PHS Poly number refers to a list of form numbers and species and habitat codes contained in the PHS Polygon Cross Reference Report (listed below). The form numbers refer to the attached PHS polygon Report. This report details each species or habitat depicted as a polygon on the map. For a complete description of the codes used in this report please refer to the Fish and Wildlife Map Products document. This document may be viewed on our web site at http://www.wdfw.wa.gov/hab/release.htm. Priority Habitats and Species Polygcm -Summary Habitat and .species J.,ist; This report and the accompanying maps may contain some species or habitats that are not considered priority by the agency. YES under the "PHS" column in the table below indicates that the species is considered a priority and is on the Priority Habitats and Species List and/or the Species of Concern List. NO under the "PHS" column indicates the species/habitat is not considered an agency priority. PHS YES YES State Status PHS Code Common Name UNOS WR'T' URBAN NATURAL OPEN SPACE tAJFT'G_a-.!'rI'~ Species Use Species Use Description priority Habitats and Species Polygon Cross Reference Report: Form number 900000 indicates presence of PHS is unknown or the area was not mapped. Form numbers 909998, 909997, or 909996 indicate compilation errors. PHS Poly# 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Form# 900000 902688 903661 902688 903661-903664 900000 902724 902725 902725 900000 902725 902725 902725 902522 902725 902725 902522 902538 902538 902538 902538 902723 PHS Code*Species Use *- UNOS*- UNOS*- UNOS*- UNOS*-WET*- *~ WET*- WET*- WET*- *- WET*- WET*- WET*- WET*- WET*- WET*- WET*- WET*- WET*- WET*- WET*- WET*- Information About Wildlife Heritage Point Report Wildlife Heritage points on the map can be referenced to this report by noting the quadpt number where the point occurs on the map, and then looking up the information listed below. This report is sorted by the quadpt number and provides details on each species depicted on the map. For a complete description of the codes used in this report, please refer to the Fish and Wildlife Map Products document. This document may be viewed on our web site at http://www.wdfw.wa.gov/hab/release.htm. Wildlife Heritage Point -Summary Species List: This report and the accompanying maps may contain some species or habitats that are not considered priority by the agency. YES under the "PHS' column in the table below indicates that the species is considered a priority and is on the Priority Habitats and Species List and/or the Species of Concern List. NO under the 'PHS" column indicates the species/habitat is not considered an agency priority. PHS State Status Species Code Common Name Species Use Species Use Description Wildlife Heritage Point Report: Codes Used In Wildlife Heritage point Report Quadpt# : A sequential number for a point based on a US Geological Survey 7.5-minute quadrangle. Species Code: Alphanumeric code which identifies the species. List of codes are available in the documentation. Species Use: Criteria that identifies how the area is used by the indicated species. List of codes are available in the documentation. Priority Habitats and Species Polygo ,port Form#: 907.522 PHS Code: WET Species Use: Common Name: WETLANDS Season: Definition: 4 Accuracy: 1 Scientific Name: State Status: Federal Status: Priority: YES Site Name: CEDAR RIVER WETLANDS (LOWER) General Description: VARIOUS TYPES OF WETLANDS IN THE LOWER CEDAR RIVER WATERSHED (THOSE THAT ARE ASS OCIATED WITH THE RIVER DOI'lNSTREAM FROM MAPLE VALLEY). MANY OF THESE ARE FORESTED AREAS. MANY OF THESE HAVE SOME OPEN WATER COMPONENT. Source: KING COUNTY SENSIT_IVE AREAS __ MAES ___ . __ .... -.----.---------~-----~" ~.----... _-" --. Source-Date-;--i2 90 Source Code: GSMAP Synopsis: A USGS BASED MAPPING SYSTEM ALSO USING NI'lI INFORMATION. Source: MULLER, ET AL; WDW, SCS, AND COUNTY. Source Date: 90 Source Code: PROF Synopsis: PERIODIC SITE VISITS TO MANY OF THESE SITES. Form#: 902538 PHS Code: WET Species Use: Season: Definition: 4 Accuracy: 1 State Status: Federal Status: Priority: YES General Description: VARIOUS WETLANDS IN THE SOOS CREEK EN WATER COMPONENT. Source: KING COUNTY SENSITIVE AREAS MAPS. Source Date: 12 90 Source Code: GSMAP Synopsis: USGS BASED MAP SYSTEM WITH NWI INFORMATION. Common Name: WETLANDS Scienti fic Name: Site Name: SOOS CREEK WETLANDS DRAINAGE BASIN. MANY OF THESE ALSO HAVE AN OP Form#: 902688 PHS Code: UNOS Species Use: Common Name: URBAN NATURAL OPEN SPACE Season: Definition: 4 Accuracy: 1 Scientific Name: State Status: Federal Status: Priority: YES Site Name: CEDAR RIVER VALLEY OPEN SPACE AREAS General Description: STEEP FORESTED SLOPES AND HIGH GRADIENT RIPARIAN AREAS. THESE ARE MOSTLY UNSTABL E SLOPE AREAS WHICH SHOULD BE LEFT UNCLEARED. PROVIDE HABITAT FOR MANY AVIAN AND TERRESTRIAL SPP. THESE AREAS ALSO CONTAIN RIPARIAN HABITATS. Source: MULLER, TED, WOW; PERSONAL OBSERVATIONS. Source Date: 04 91 Source Code: PROF Synopsis: MANY DRIVE-BY VISITS TO THIS AREA OVER A PERIOD OF SIXTEEN YEARS. Priority Habitats and Species Polygo Form#: 903661 PHS Code: UNOS Species Use: COl1unon Name: URBAN NA'l'UHAL OPEN SPACE Season: Definition: 4 Accuracy: 1 Scientific Name: State Status: Federal Status: Priority: YES Site Name: RENTON RIPARIAN FOREST General Description: URBAN DECIDUOUS RIPARIAN FOREST (COTTONWOOD; ALDER; MAPLE), GREAT BLUE HERON COLONY ON SITE, USED BY MANY WATERFOWL (BUFFLEHEAD; MALLARDS; SCAUP; WIGEON; GREEN-WINGED TEAL; GADWALL; ETC,) BALD EAGLE FEEDING AREA.A[[D ____ --=Source: GOLll~!:1~1'!:L_MARK;.. __ J'IDE_hL.l'ERSi1NAh --OBSERl.l~--------------------··------------------ Source Date: 102596 Source Code: PROF Synopsis: HIKED THROUGH AREA. Source: KROM SUZANNE; SEATTLE AUDUBON SOCIETY. Source Date: 10 96 Source Code: LOCAL Synopsis: FREQUENT VISITS TO SITE OVER SEVERAL YEARS. Form#: 903664 PHS Code: WET Species Use: Cornmon Name: WETLANDS Season: Definition: 4 Accuracy: 1 Scientific Name: State Status: Federal Status: Priority: YES Site Name: BLACK RIVER RIPARIAN WETLAND General Description: RIPARIAN FORESTED WETLAND. DECIDUOUS COVER OF COTTONWOOD; ALDER; MAPLE. SITE HAS ACTIVE GREAT BLUE HERON COLONY AND IS USED BY MANY WATERFOWL. SITE CONTAINS HISTORIC CHANNEL OF BLACK RIVER AND IS WITHIN ITS HISTORIC FLOODPLAIN. Source: GOLDSMITH MARK; WDFW PERSONAL OBSERVATION. Source Date: 102596 Source Code: PROF Synopsis: SITE VISIT Source: KING COUNTY SENSITIVE AREA MAPS Source Date: 12 90 Source Code: GSMAP Synopsis: MAPS BASED ON NWI MAPS Source: OPPERMANN TONY; WDFW PERSONAL OBSERVATION. Source Date: 041991 Source Code: PROF Synopsis: SITE OBSERVED WHILE DOING SEPA REVIEW. Codes Used In priority Habitat and Species Polygon Report Form# : Unique number that links the information in the reports to features on the map. PHS Code : This contains a code that identifies the fish and wildlife species found in the area or the habitat that occurs there. List of codes are available in the documentation. Species Use: Criteria that identifies how the area is used by the indicated species. List of codes are available in the documentation. This field is not used if a habitat is described. Cornmon Name: Cornmon name of the species or habitat. Season Season of species use. Use is indicated by the presence of a non-blank character in one or more pos- ::.i0ii.6 vi. '::'UJ..,-,::;LL.Lngs vi Lin:! l.i.~lu posicion. Position 1: W Winter use. position 2: S Position 3: U Summer use. position 4: F Position 5: S Severe winter use. Spring use. Fall use. Definition: Identifies the definitions or criteria used to classify the area as a priority. List of codes are available in the documentation. Accuracy: Mapping accuracy of the line delineation as determined by the mapper. 1 Accurate within a 1/4 mile. 3 Location known to within one mile. 2 = Accurate within a 1/2 mile. 4 Location known to general locality only. Scientific Name: Scientific name of the species. State Status : State listing status of species. SE State endangered. SC State candidate. ST State threatened. SM = State monitor. SS State sensitive. Federal Status: Federal listing status of species. FE Federal endangered. FC = Federal candidate. FT = Federal threatened. FCo = Federal concern. Priority : Species and habitats that are considered to be priorities for conservation and management by washington Department of Fish and Wildlife (WDFW). For a copy of the most current Priority Habitats and Species List contact WDFW PHS Section at (360)902-2543, or it is available on our web site at http://www.wdfw.wa.gov/hab/phspage.htm. HINGTON DEPARTMENT OF FISH AND WILDLIF PRIORITY FISH REPORT FR~ •• THE WASHINGTON LAKES AND RIVERS INFORMA.~ON SYSTEM (WLRIS) DATABASE FOR TOWNSHIP T23R05E, SECTION 20 Report Date: May 09, 2005 Information About The Fish Presence Report The fish information in this report only includes information that Washington Department of Fish and Wildlife (WDFW) maintains in a central computer database. This information only documents the location of important fish resources to the best of our knowledge. It is not a complete inventory of the fish species in the state. Fish are identified as priority by WDFW if they meet one of three criterion as listed in the Priority Habitats and Species List. The list is available by contacting WDFW Priority Habitats and Species section at (360)902- 2543, or it is available on our web site at http://www.wdfw.wa.gov/hab/phspage.htm. To insure appropriate use of this information users are encouraged to consult with WDFW biologists. Streams with presence of on the accompanying map. each river reach are not individual species maps, priority anadromous and resident fish species from the WLRIS database are highlighted Due to the complexity of displaying linear features individual species that utilize distinguishable. If more species specific information is needed, users should request digital data, or contact the WLRIS database manager. State status information is not available in the WLRIS database for these species. please see WDFW Species of Concern List for current status. For a copy of this list, contact WDFW Endangered Species Section at (360)902- 2515, or it is available on our web site at http://www.wdfw.wa.gov/wlm/diversty/soc/soc.htm. ~r~or~ty Anaaromous F~sh Presence: Code Common Name Stream Name Stream LLID Record Date CHFA Fall Chinook Black River 1222505474742 04-01-23 COHO Coho Salmon Black River 1222505474742 04-01-23 STWI winter steelhead Black River 1222505474742 04-04-26 CHFA Fall Chinook Cedar River 1222590476452 03-10-20 CHFA Fall Chinook Cedar River 1222590476452 03-11-13 COHO Coho Salmon Cedar River 1222590476452 03-11-13 DBT Dolly Varden/Bull Trout Cedar River 1222590476452 05-01-10 SOCK Sockeye Salmon Cedar River 1222590476452 03-11-13 STWI Winter Steelhead Cedar River 1222590476452 03-11-13 STWI Winter Steelhead Cedar River 1222590476452 05-04-12 COHO Coho Salmon Molasses Creek 1221597474667 03-11-11 SOCK Sockeye Salmon Molasses Creek 1221597474667 03-11-13 CHFA Fall Chinook Stream name(s) not in database 1222287474607 04-01-23 CHFA Fall Chinook Stream name(s) not in database 1222362474538 04-01-23 COHO Coho Salmon Stream name(s) not in database 1221668474714 03-11-13 COHO Coho Salmon Stream name(s) not in database 1222263474526 04-01-23 COHO Coho Salmon Stream name(s) not in database 1222276474614 04-01-23 COHO Coho Salmon Stream name(s) not in database 1222362474538 04-01-23 STWI Winter Steelhead Stream name(s) not in database 1222362474538 04-04-26 Priority Resident Fish Presence: Code Common Name Stream Name Stream LLID Record Date CCT Resident Cutthroat Stream name (s) not in database 1221624474499 04-12-07 CCT Resident Cutthroat Stream name(s) not in database 1221668474714 04-12-07 CCT Resident Cutthroat Stream name(s) not in database 1222276474614 04-12-09 CCT Resident Cutthroat Stream name(s) not in database 1222362474538 04-12-09 CCT Resident Cutthroat Black River 1222505474742 04-12-09 CCT Resident Cutthroat Cedar River 1222590476452 04-12-07 RBT Rainbow Trout Cedar River 1222590476452 04-12-10 CCT Resident Cutthroat Molasses Creek 1221597474667 04-12-07 Codes Used In The Fish Presence Report Code: WDFW alphanumeric code that identifies the fish species. Common Name Common name of the fish species. Stream Name Stream name based on the US Geological Survey, Geographic Names Information System database. Stream LLID Unique stream identifier (ID) generated from the node latitude and longitude located at a stream's mouth. This ID is to be construed only as an ID, and not necessarily as a reference to a stream's location. Record Date: Date the information was entered into the database. I I -." ~ ~'. 'liJ~;'1 'Prr" l 16 ·',17 .,., > !I ...... a;" ... \"t' ,;"::-=.:,,-~ ~ .. .. 0-.... ' ,. "::.rL WashiDgtOD DepartmeDI Of Fish aDd Wildlife IN THE VICINITY Of T2310SE SECTION 20 lIap SClle -I : 24.0DO Coordinate System -State PIaDe Soulb hue 5626 (NAD27) Prod.tlio. Dole -Ua, 09. 2005 ».p Desi(Dod b, IDFI IDrol1llli .. So"ices CIS 1.." ·,t,·;, ;;1;, ,i, 'j.: ~ l. " : . ~. i • .",t ... 1. ,4 I.,'" ',i· litis 1ftCI, ma, , •• hi .. s_ "eci.1 , ... 'abilals 1ft., .r. Gol , ••• Idered "iDril,. ACC-.pOA,i., IbilIllD, .,. ,.,.d .... 1 ,fnid. 1.louaolion !:,:::.: :n:1f ,:: 1:1 !p~ .~:! ·!;.~~:l:!r:·::d ~~:::/:::!!~. ~D .::!f;:!!::~ SCIII~ Ie ..... clonu 0114 '"...'1 .... ' .el "" .. u, .IUlia I.e ." .. or ... OISCLAI_U ~:!:i'::t.:·=.!:: ,:~r:T"'i:z ~::'i:: ~:?:! ~;};fe .!1!1~T!: IT: !II:!.:~:I URo,,,I.., do'obon: II 11 ... 1 ell ath .. " to ,n.,"'1 'a •• ilb ... Uieiol •• uc, fes,.U~ II. b Ihl inllJocl. or ,IIUI ,nieel I. li,t. 11111 .iltUile. TlJis ;ol., .. n •••• 1, •• , ...... IlIe loc.oli ... t lis •• n .Ulllic 'e-uwrcn '0 Uo 'e.1 ., •• f ' .. _'e',e. II is •• t • ,...,1." ie' ..... " :::.! I.;: ~::;!ii' ::.::I~.I;~.f:~:I:;t,i!~·~; 'f.'::::~'1:f-:~i:~C:~~ .,,11._., •• ,,,'we,. t ••••• 1 III ••• e •••• ct ••• Si , ... ,ecific •• , •• , •• , • ..... " ... 11' ."0"'" t. f.1e ... l tb. "e.esce .1 ,';.,it, ,a .... ":,,,. ~:!::!~.!; i! :f'r:: i!!:: i!:. a.t .;i:;:l'.! ·::r~·!.:~· l:~::r!!: :i I:j; ... ••• _iUlih ,cu.,eu on ubjecl I. "."oUo", uu,d., lIiltubolce. ch •• , •• i. '1 •• Ctft •••• elllllu, •••• l.e. f.c ..... MtrW 4 ••• "., .u._-_lid "'''9 •• p • .,.,. 1111.,. ,i. _.th •• 'd. !:s!:ri(:iitPnF.i:~:,:;isi!. It •• , i.Io,_U •• , .se" .f. ewe""!!9 •• 10 .•. ~--' .. "'\ ',::.-(\\: :'.:;': .-- ':~i .... I 'i MAP LlClIfD Priority lWIiliWSpedes: Olher Babilals/Spedes: ~ ItiiIaIs en! Species (1'15) f'drgIn ItrdIrl @ PririIy Mt IIri<r,pIl'cIiJIs u.rtRd lUre!el PoWs (~SiIes~) ~ 011 SiIe CenIon (onm SkU 1-3) ~ 011 Silo CenIcn (0IIi:ii steiB 4) PririIy WIIJIIIS rail lI'esaa PririIy Residad rail ftem:e Hoficnj Wdinfs hnnblry ~ ~ ~ ~ OUW Yl!dile1liril1llJl1'oids Spot"" Owl ~ Cildes [stdished T .... alrJ SpoIled Owl IIInagrmonI tides mdficienl Dab T. [sw.b TIJTCIrJ Olher Symbols: Rivers en! Slreans at 124,1Dl Scde ResoIJfm T~1iles SediCIIl.i1es Defoor Property 3 October 2005 Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX D Washington Department of Natural Resources Natural Heritage Program Talasaea Consultants, Inc. 931 CAReport(30ct05).doc Appendix D WASHINGTON STATE DEPARTMENTOF Natural Resources May 24,2005 -------------PerJolmson------------------------.---. Talasaea Consultants Inc 15020 Bear Creek Road NE Woodinville W A 98077 SUBJECT: Proposed Residential Development, Renton -TAL 931 (T23N ROSE 820) DOUG SUTHERLAND Commissioner of Public Lands We've searched the Natural Heritage Information System for information on significant natural features in your project area. Currently, we have no records for rare plants or high quality native ecosystems in the vicinity of your project. The infomlation provided by the Washington Natural Heritage Program is based solely on existing information in the database. In the absence of field inventories, we cannot state whether or not a given site contains high quality ecosystems or rare plant species; there may be significant natural features in your study area of whieh we are not aware. The Washington Natural Heritage Program is responsible for information on the state's rare plants as well as high quality ecosystems. For information on animal species of concern, please contact Priority Habitats and Species, Washington Department ofFish and Wildlife, 600 Capitol WayN, Olympia WA 98501-1091, or by phone (360) 902-2543. Please visit our internet website at http://www.dnr.wa.gov/nhp for more information. Lists ofrare plants and their status, rare plant fact sheets, as well as rare plant survey guidelines are available for download from the site. Please feel free to call me at (360) 902-1667 if you have any questions, or bye-mail at sandra.moody@wadnr.gov. Sincerely, ,:;)JJ0(jf-m5iI~ Sandy Swope Moody, Environmental Review Coordinator Washington Natural Heritage Program Asset Management & Protection Division, PO Box 47014, Olympia WA 98504-7014 FAX 360-902-1789 1111 WASHINGTON ST SE I PO BOX 47000 I OLYMPIA, WA 98504-7000 TEL: (360) 902-1000 I FAX: (360) 902-1775 I TTY: (360) 902-1125 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER 0 Defoor Property Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration and Mitigation Plan APPENDIX E INDEX OF DRAWINGS (REDUCED PLAN SHEETS, 11" X 17") Sheet W1.0: Wetland & Stream Basin Restoration Plan -Existing Conditions & Overview Plan Sheet W1.1: Wetland & Stream Basin Restoration Plan -Proposed Site Plan Impacts & Mitigation Sheet W2.0: Wetland & Stream Basin Restoration Plan -Enhancement Planting Plan Sheet W2.1: Wetland & Stream Basin Restoration Plan -Planting Details & Notes Sheet W2.2: Wetland & Stream Basin Restoration Plan -Planting Specifications 3 October 2005 Talasaea Consultants, Inc. 931CAReport(30cto5).doc Appendix E (' ". J,~;0;~ " '" r,_, _.< '··"z"l·_' ".., 629 CEDAR A CONDOMINIUM 37-98 SW V4 SEC. 17, T23N, R5E; 8 NW 1/4 SEC. 20, T23N, R5E, W. M CITY OF RENTON1 KING COUNTY, WA. JUNE 1979 A/D..e'r"H tJ/.~&. I H''''Tro~~E ,,#~A r , ~ iii ~ ~) ~~ ~ Ii'" ~~~ Ii' ] :::~ ~~~ ~ --===.{~~&'?-----~ /IS:OS NeI8-"'Z. 8///LD/NG ELEVATIONS ~~~_L')'/ /P! ZO/ ZD5 U42, /N." X.£~ ,6s.n. j ~ , ... .." ,AtM/r t-v.-"'-~-'-'_'--,-.~"N-'?-N f .. ;,·,-;-;;-;. 10.1>' "",,. , .... -l"'~"r&" _."', ZIH' .N.# •• /#116 .. » '.-1. 81/1..'.'."~ II.,.. Z41! NI, '/_ ... , ';;6'::: ',S"" ---~ Ai:iiil.i: •• ------i---I -""'~!144-1!.!:!.!... ___ _ . -+-.. --+-. -";""'--+--i 6",,-No"'''''''' -""IV '~.~.v 19ft'r ,., ",r""nt e ... r~~'/Iu#,oo r ... N ........ ""''*'''-J (00110.) CoO ~"r'/-~ r.r."~~~"~~D",FV~-------------~~--~~ , GROUNO FLOOR I L_ ~·i'?~·~:"----_.--' --------.-____ .J ..•... PAGE 2 OF 2 ./o,wR. EMNG F ASStJC/ATES C/I"'/L. 1'A¥1'Ad"AA¥6 .. ~MP ~ ""'t/16 ~ -Atlrl ~~/? ~_ zo-7!! C&I ., :l~ i 40' I L t-W,-~! t- (J) :t t-r-. (J) :r I-r- III , 8)30 SF. 21 5,411 SF. l r-' ~-, I I I I I I I 20 I 5,503 S.F. I I i~~J 1'3 5,620 SF. NW 50 I' --"', r--l I' --'--l I I I I ! I I I I I I 18 I i I I "',859 S', : 11 I 16 I &,104 SF. I i &)203 SF. I 18 : '1 : : 1\" I ,~ i 15 &.115 SF. -JL I II /1'7 1 "",,~=:=~~:~~~!. ___ ~_j':~='~-.Jll:':~~~'~1 tl_~~~-~_~1 tL~~-:'~'~~J '-, --------------~ "<t" --- 2 I .. ,OOB SF I I I L ____ I J r ---_" • -~'-, I I' --, I I I I 14 I I 13 1BB05F I " \ \ I I I I I I I \ I \, J 18,'700 SF, : 13 I I I I L_ 10 10,032 SF. TWP. 23 o n RGE5 t- W ~ WM. 30' I--30' ,,~ I I I I (J) Ii! ()1 1'---, : tl. : 1'-'-, I 12 I I 5,2503," I I :n I I II L __ ~.J I, 25' WETL4No BUrFER I \, \ 31 I \ \, , , , \ " , , \ '. \ , , , ' , \ , , \ \ \ : . / t-W W OC t- (J) I t- O . (J) 30' / \1 \ '~, ",' \ \ SCALE: 1" 50' o 100 ! ! OWNER/APPLICANT '"WC, INC, 24 .. 33 NE, 133RD ST, DUVALL, UJASI4INGTON 98018 (20",) 999,8814 PLANNER/ENGINEER/SURVEYOR CORE' DESIGN INC, 14111 "-E, 29T14 PLACE, SUITE 101 BELLEVUE, UJASI4INGTON 98001 (425) 885-1811 CONTACT, MICHAEL CHEN, PLANNER ROB STEVENS, PE. -ENGINEER STEPHEN J, 5CHRE'I, PL,5, -SURVEYOR DATUM NAVD 1588 BASIS OF BEARINGS N89'59'25"UJ ALONG THE NORTH LINE OF THE NOF<TI4UJEST QUARTER OF SECTION 20 BETUJEEN THE FOUND NORTH QUARTER CORNER AND THE FOUND 5ECTION CORNER PER RE'CORD OF 5URVEY RE'CORDED UNDER RE'CORDING NUMBER 2000101012900001, BENCI-IMARK CITY OF RENTON I3ENCHMARK NUMl3ER 418 13F<A55 PiN IN CONCRE'TE MONUMENT LOCATED AT THE INTERSECTION OF 50UTH 1TH 5TRE'ET AND RENTON AVENUE 50UTI4, ELEVATION 305.80 (93210M) TOPOGRAPI-IY NOTE DA5HED CONTOURS 5HO.UN UJERE' DERIVED FROM LIDAR DATA F'F<OVIDED I3Y THE F'UGET SOUND LIDAR CON5QF<TIUM AND/OR KING. COUNTY GI5 DEPARTMENT, IT 15 A RE'F'f<E'5ENTATION OF THE GROUND TOPOGRAPHY ONLY AND 514ALL ONLY BE USED FOR PLANNING FURF05E5, CORE' DE5IGN, INC, DOE5 NOT UJAF<F<ANT THE INFORMATION AND RE'COMMEND5 FIELD TOPOGRAPHY BE COLLECTED FOR DE51GN FURF05ES, HIGI-I COAL MINE I4AZARD ARE'A W f- <{ o t:l Z '" lLJ IJJ Z t:l Z IJJ SHEFT OF 2 2 PFO.J[C-r NU~/1BER 04139 c---------"·--·---"" -.------.. ---"-----"-------"""-"--"-"---" i FOUND NORTH QUARTER CORNER CITY OF RENTON CONTROL POINT NO. 415 1 1/2" BRASS DISK IN 4" CONCRETE MONUMENT 00\\11 0.7' IN CASE I, ; ;> 17 "' , , , 17\ '20 18 19 FOUND SECTION CORNER 3' BRASS OISK IN 3" CONC" MONUMENT DOWN 0.7' IN CASE I I I NW I - "-'"",-",,'-. ~--.--- TWP.23 R=2090.00 l::..12·4~'!;2" L=464.40 RGE.5 w,M. 25' WE"TU\J1:; BUFFER 2 \ \ \ \ \ \ \ \ '\ \ 4 \ \ ORDINARY HIGH WATER MARK ITYF) .. , ! / I ; ! \ / / Jl. / ! / . ! ;\ \ \ \ \ 'I \ \ \ «;! .,.. -" ." h~ ! ! , f I / ! J ! ," ! .. \ / ! ! % ! .. ! ! i SCALE: 1" -50' o e ~ 100 I. _;_I_~I OWNER/ AFFL ICANT DATUM NAVD 19!18 BASIS OF BEARINGS N&9'&9'2&"W AL.ONa. THE N~H L.INE OF THE NOFiITHWEST QUAFiITER OF SECTION 20 ElETWEEN THE FOUND NORTH QUAI'!TER CORNER AND THE FOUND SECTION CORNER FER I'IECORD OF SUI'!VEY I'IECORDED UNDER RECORDINa. NUMBeR 2000101012900001. BENCI-IMARK CITY OF RENTON EleNCHMARK NUMI:lER 41" ElRAse PIN IN CONCRETE MONUMENT L.OCATeD AT THI: INTERSECTION OF SOUTH 1TH STREET AND I'IENTON AvENUE SOUTH. EL.EVATION 30S.!!O (93.2IOM! TOPOGRAFI-IY NOTE DASHED CONTOURS SHOWN WERE DERIVED FROM L.IDAR DATA PROVIDED I:lY THe FUGET SOUND L.IDAR C~IUM ANDIOI'< KINa. COUNTY GIS DEPART1'1ENT. IT 16 A f<EPREeENTATION OF THE Gf<OUND TOPC1<1oAAPHY ONL. Y AND eHAL.L. ONL. Y ElE ueED FOR PI-ANNINGI pURPOSES. COi'IE DeSIGN, INC. DOES NOT WAI'!RANT THE INFOF<MATION AND I'IECOMMeNDS FIEL.D TOPOGRAPHY ElE COLL.ECTED FOR DESIGN pUl'<Poees. HIGH COAL MINE HAtAI'ID Afi'EA i .. SHEET 2 PROJECT NUl 041.3~ LEGAL DESCRIFTION PAF<!CEL A, Tf-IAT POF<!TION OF Tf-IE f-I.f-I. T061N DONATION LAND CLAIM NO. 31, L YlNe::. SOUTf-IEF<!L Y AND LUESTEF<!L Y OF Tf-IE PLAT OF f-IlGf-ILAND ADD ITION TO Tf-IE TOWN OF RENTON, ACCOF<!DINe::. TO Tf-IE PLAT Tf-IEREOF RECOF<!DED IN VOLUME 11 OF PLATS, PAc::.g 32, IN KINe::. COUNTY, LUASf-IlNe::.TON; AND Tf-IAT POF<!TION OF Tf-IE NOF<!Tf-ILUEST GlUAF<!TEF<! OF Tf-IE NOF<!Tf-lLUEST GlUAF<!TEF<! OF SECTION 20, TOlUNSf-IlP 23 NOF<!Tf-I, F<!ANe::.E & EAST, LU.M., IN KINe::. COUNTY, LUASf-IINGTON, L YINe::. NOF<!Tf-IEF<!L Y OF FUc::.ET SOUND POWEF<! AND Lle::.f-IT COMPANY'S TF<!ANSMISSION F<!1e::.f-IT -OF-LUAY AND EAST OF PF<!IMAF<!Y STATE f-Ile::.f-ILUAY NO.1, DESCF<!16ED AS FOLLOLUS, 6Ee::.INNINe::. AT Tf-IE INTEF<!5ECTION OF Tf-IE NOF<!Tf-I LINE OF SAID SECTION 20, LUITf-I Tf-IE LUEST LINE OF SAID PLAT, LUf-IlCf-I POINT IS NOF<!Tf-I 8'.l"&'.l'21" WEST 1,381'>.8& FEET FF<!OM Tf-IE NOF<!Tf-I GlUAF<!TEF<! COF<!NEF<! OF SAID SECTION; Tf-IENCE SOUTf-I 01"2'.l'3&" LUEeT ALONe::. Tf-IE LUEST LINE OF SAID PLAT AND SAID LINE PF<!ODUCED SOUTf-IEF<!L Y '.l13.o4 FEET TO Tf-IE NOF<!Tf-lEF<!L Y LINE OF PUe::.ET SOUND POWEF<! AND Lle::.f-IT COMPANY'S TF<!ANSMISSION F<!1e::.f-IT -OF-LUAY; Tf-IENCE NOF<!Tf-I 1'>1·03'41" WEST 411.1'>1'> PEET TO Tf-IE EASTEF<!L Y LINE OF PF<!IMAF<!Y STATE f-Ile::.f-ILUAY NO. I; Tf-IENCE NORTf-IEF<!L Y ALONe::. SAID f-IlGf-ILUAY TO Tf-IE NOF<!Tf-I LINE OF SAID SECTION; Tf-IgNcE SOUTf-I 8'.l"&'.l'21" EAST ALONe::. SAID NOF<!Tf-I LINE 311'>'&4 FEET TO Tf-IE POINT OF 6Ee::. INN INe::.. PAF<!CEL 6, (NOT A PAF<!T OF Tf-IIS APPLICATION) Tf-IAT POF<!TION OF Tf-IE f-I.f-I. T061N DONATION LAND CLAIM NO. 31, L YINe::. SOUTf-IEF<!L Y OF Tf-IE PLAT OF f-Ile::.f-ILAND ADDITION TO Tf-IE TOlUN OF RENTON, ACCOF<!DINe::. TO Tf-IE FLAT Tf-IEREOF RECOF<!DED IN VOLUME 11 OF FLATS, FAc::.E: 32, IN KINe::. COUNTY, LUASf-IINe::.TON, DESCF<!16ED AS FOLLOLUS, . 6Ee::.INNINe::. AT A FOINT ON Tf-IE NQRT1~ 1..INE OF SECTION 20, TOlUNSf-IlP 23 NORI1-CRiIoNdiE & EAST, LU.M:, iN KINe;, COUNTY, LUASf-IlNe::.TON, LUf-IlCf-I IS NOF<!Tf-I 8'.l·&'.l'21" LUEST 1,386.8& FEET FF<!OM Tf-IE NOF<!Tf-I GlUAF<!TEF<! COF<!NEF<! Tf-IEREOF; T1-<ENCE SOUTf-I 01"2'.l'3&" LUEST ALONe::. Tf-IE CENTEF<!LINE OF CEDAF<! STREET I'>IIE,2 FEET TO Tf-IE SOUTf-I LINE OF SAID PLAT, AND Tf-IE TF<!UE POINT OF BEe::.INNINe::.; T1-<ENCE SOUTf-I 88"33'2&" EAST 310.14 FEET TO Tf-IE LUEST LINE OF RENTON STREET; Tf-IENCE SOUTf-I 01"24'21" LUEST 4'.l1.'.l8 FEET ALONe::. SAID LUEST LINE AND WEST LINE ffiODUCED SOUT1-<EF<!L Y TO Tf-IE NOF<!Tf-IEF<!L Y LINE OF FUc::.ET SOUND FOLUEF<! AND L1e::.f-IT COMPANY'S F<!1e::.f-IT-OF-LUAY; Tf-IENCE NOF<!Tf-II'>1·03'41" LUEST ALONe::. SAID F<!1e::.f-IT -OF-LUAY 3&&.51 FEET; Tf-IENCE NOF<!Tf-I 01·2'.l'3&" EAST 31'>1.12 FEET TO A FOINT COINCIDENT LUITf-I Tf-IE SOUTf-I LINE OF SAID PLAT AND Tf-IE WEST LINE OF CEDAF<! STREET; Tf-IENCE SOUTf-I 88"33'3&" EAST 20.00 FEET TO Tf-IE TF<!UE FOINT OF 6Ee::.INNlNe::.. viCINITY MAF p' .. 1200':1: NW SEC" TWP.23 RGE5 FOR GWC, INC. SITE STATISTICS TOTAL SITE AF<!EA, ffiOPOSED USE, NO. OF LOTS, AVEF<!AGlE LOT SIZE, EXISTINe::. ZONINe::., PEF<MITTED DENSITY, PF<!OPOSED DENSITY, PUBLIC F<!-O-LU SET6ACKS, 301,01'>2% SF. (1'>.':11 ACRES) DETACf-IED-SINe::.LE FAMILY 21 I'> ,1I0± SF. F<!-8 8 D.ulAC. 3.41 DU/AC. 24,834± SF. FF<!ONT -1&' REAF<! -20' SIDE -&', 1&' adjacent to &tr .... t DENSITY CALCULATIONS GlF<!OSS AREA OF FF<!OPEF<!TY, -FU6L1C F<!-O-LU -CF<!ITICAL AREA -PF<!IVATE ACCESS EASEMENTS NET SITE AREA, NO. OF LOTS, NET DENSITY, 301,01'>2± SF (I'>.'.ll ACRES) 24,834± SF '.l,048± SF 3,402± SF 1~1,180±6F (6.13 ACRES) 21 3.41 DU/ACRE "'1" r-,,) I C),J.] ; , .... r I ~." "". ,""' ' , '''''--' II ;,--------1'--'--""--''-'-'" R--" - " \,1, \ \' \ ., I>,j' \ \., " I, ~'r 'II---~·'--v .. \ . I. -I 1'1' \ ':, '\ ' , \ " , , OWNER/AFFLICANT Glwe, INC. 241fi33 NE. 133F<!D ST. DU\i(ALL, LUASf-IlNGlTON '.l8018 (20b) '.l'.l'.l-8814 I FLANNER/ENG INEER/SURVEYOR co\:;<E DESIe::.N INC. 14111 N.E. 2'.lTf-I PLACE, SUITE 101 6EI,..LEVUE, LUAS1-<INe::.TON '.l8001 (425) 88&-1811 CoNTACT, MICf-IAEL Cf-IEN-FLANNEF<! F<!OB STEVENS, FE. -ENe::.INEEF<! STEPf-IEN J. SCf-IREI, P.L.S. -SURVEYOF<! DATUM NAVo 1'.l88 6.4S15 OF BEARINGS N8i,"&'.l'iS"LUALONe::. Tf-IE NOF<!Tf-I LINE OF Ti--IE NQRTf-ILUE5T . GlU·I>,F<!TEF<! OF SECTION 20 BETLUEEN Tf-IE FOUND NO!'<Tf-I GlU/loF<!TEF<! COF<!NEF<! AND Tf-IE FOUND SECTION COF<!NEF<! PEl'< RECOF<!D OF SUF<!VEY RECOF<!DED UNDEF<! RECOF<!DINGI NUMBER 2000101012'.l00001. i 6ENCHMARK ~:t:SC: Fr:7~~0~~~~~~~~;iF<! 418 LoCATED AT Tf-IE INTEF<!5ECTION OF SOUTf-I1Tf-I STREET ANi=' RENTON AVENUE SOUTH EL;::vATION 30&.80 ('.l3210M) I S~EET INDEX TITLE Sf-IEET 2 PRELIMINAF<!Y FLAT I \ " DEV~f:~WP~ , IONTON Ocr -5 2a05 RECEIVED I-' .., "Z '<l -t:; ~ >- 0 0 '" LlJ 'II: '" '" :>-'" ..; oS " '" u ~ " £ -, :::> Ol ~ V) ,e; .£ '" ~ ~ " '" 5 ~ :z: I-' -~ .. ~ > '" "Z "-~ "l " '" '" ~ " 2: '" " 2: -.: "-' Q... I-' 2: -'" LlJ LlJ 2: -I-' 2: LlJ CS 0-: W 19 i5 <t I!) Z C) <t C) c;j L ~ ~ f- I--.. '-l u w ~ ~ U "') ~ ~ 0 0-: 0 0. ~ 0 -...J W '" W > Z Z 0 W Cl 5: 0-: f-en <{ 0.. <{ W 0-: 0.. 0 0 0 <{ SHEET OF 1. 2 PROJECT NUMBER 041.39 FOUND NORTH QUARTER CORNER CI TY DF REN TON CONTROL POINT NO. 415 I 1/2" BRASS DISK IN 4" CONCRETE MONUMEN r DOWN 0.7' IN CASE . ", \ , , l END----iiJ SIDEWALK 17 20 , , I 17', ,20 , 18 19 '. ,J. 2 " ' .. ~ ,.. .' A , ' ,. ,. CORNER SEcmN TO THE QUARTER CORNER OF SEcmN 20, FOUND SECTION CORNER 3' BRASS DISK IN 3" CONC MONUMENT DOWN 0,7' IN CASE FT ,J B 42' ~ 16' THICK CEMENT CEMENT CONCRETE CONCRETE SIDEWALK VERTICAL CURB & GUTTER ON-SITE 42' R/W SECTION NO SCALE ':C I I NW .-.( \ '(, < >' , ".' " /' ~.II ~; ~~; H=27.0 FT H=JI,O FT H=I8.0 FT TWP.23 TOE 146,5 H=9,5 FT E RG£.5 w.M. F NOTE: I I I I I I I I I" ,,', " : (,J " I "".., '< I I {I:,; ;,' ... '" /'1 ,eN"" " H=I3.0 FT SEE SECTIONS, SI-IEET 2 OF 2 ~ __________ ~~~'~E~~T. ____________ fl I 20' PRIVA 1£ ACCESS ROAO 1.5' THICKENEO -r' ---...::.::=:..:.:.:::.:::.----1 EOCE ~~W~ PRIVATE ACCESS ROAD NO SCALE / / , 512 / , " .... , '-. - ~~od' , l---"\-__ I" .,.:..:::, DETENTION I WETVAULT" ,," GRADE. rl6i:o" ' ", .••. (TOP OF VAUL!/=11S.o MAXiMUM WATEIF(5U~ACE. J:1~.6 BOTTOMiLIVE g,TORAGE~Is.e.q""" " BOTTOM DEAD'STORAGE.1S3.0 ' , , BOTTOM eEDrIj1EN1..,STOR~~.1~2.o . "\ , i \ ! f ! i " , ' I I \ I j viCINITY MAF 1" = 1200'± ! SCALE: 1" 50' o 25 50 100 ~! _I-I_~I OWNER/AFFLICANT GWC, INC. 24633 NE. 133RD ST. DUvALL. WASf.lINGTON ':18016 (206) ':1':1':1-6614 FLANNER/ENGINEER/SURVEYOR CORE DESIGN INC. 14111 NE. ~':ITf.I PLACE, SUITE 101 6ELLEVUE, WASf.lINGTON ':I600l (42&) 66&-1611 CONTACT, MICf.lAEL Cf.lEN-PLANNER R06 STEVENS, PE. -ENGINEER ROY EARL MORRISS. P LS. -SURVEYOR LEGEND -284-PROPOSED CONTOUR EXISTING CONTOUR TOFOGRAFHY NOTE DAeHED caNTOU~ eHOiI.N WEI'<E De1'<IV=D FI'<OM L.IDA1'< DATA F'l'<OYIDeD eT THe F'lJGeT SOUND L.IDA1'< CONSOI'<TIUM AND/01'< Kn-IG COUNTY GIS DeFA1'<TMeNT. IT IS A I'<EFI'<E!SeNTATION OF THe GI'<OUND TOFOG1'<AFHT ONL. T AND eHAL.L. ONL. T ee USED F01'< FL.ANNINGo RJI'<Foeee. COI'<E DeelGN, INC. DOES NOT WA1'<1'<ANT THe INI'OF<l1ATION AND I'<ECOMMeNDS FleL.D TOFOG1'<AFHT ee COL.L.eCTeD FqjE IlJi~fi\tjc _ , R.l~oee5. ClTy"ocj\[! PLANNJNG F FiENTON AUG -92005 SHEET 1 '" LIJ LIJ 2: (!) 2: LIJ OF 3 I----~---I PROJECT NUMBER 04139 .. , FOUND NORTH QUARTER COlmER CITY OF RENTON ---------_______ CONTROL POINT NO. 415 ~ 1 1/2' BRASS DISK 17 20 IN 4" CONCRETE MONUMEN r OOWN 0.7' IN CASE END ---_.iii SIDEWALK H=lo.O FT o w '" "'::> .Vl "-« ww "'''' , , , lt~'~O 18 19 CORNER SECTION 20 AND TO THE WEST QUARTER CORNER OF SECTION 20. FOUND SECTION CORNER J" BRASS DISK IN 3" CONC. MONUMENT DOWN 0.7' IN CASE , v,v" "~. .. IRACj'.<o£~ 16' 5.0' -11-0.5' "~~ " THICK CEMENT CONCRETE SIDEWALK , , 't"" " B -cEffAR AVE. .' B 42' {; I 16' CEMENT CONCRETE VERTICAL CURB &-GUTTER ON-SITE 42' R/W SECTION NO SCALE I I NW TWP.23 .. • w.M. ~_,c~ j /'~'" ... ~ '>, '.. ... , Z ,", " ' ',. \ \, '~,'., ''. , _V~" 5EtlJE~~ < .................• ,"". ';j::.' , // ,/ ,//V /.y SANr'r ARY, / H=21.0 FT H=31.0 FT TOE 138.0 H=I8.0 FT H=9.5 FT E LI.=12'4J'52' L=41i4.40 26' ESMT. I 20' PRIVATE ACCESS ROAD 1.5' THICKENED -r' ---...:::.=:::...'.:.:::..::=------1 EDG.~'E~~ H=fJ.O FT .f F NOTE: SEE SECTIONS, SI-IEET 2 OF 2 PRIVATE ACCESS ROAD NO SCALE ". SEUJE.R / LIFTS:r A!JQN . ' . / ,/ -"," FAD =nOD ../ ..... , /'; /,1 "'-" ',,, ,,~,/' ,; // c...rc-'~ , ) / /' \ ". DETENTION ~ WE~vA~LT . '. " .••• . GRADE.;; 11.&.Q·· ,... .' ( TOF \ OF VAUL 1·='11&.0 " i"1-AxiMUM UJA'TEI'"i'SUREACE = 1=13.0 . '. BOTTOM LIvE eiTORAGE:.·I&e.o.. BOTTOM DEAD' STORAGE = 1S,:3:Q' ". BOTTOM $EDI1)1ENT.51'ORAc=k:=1'!;2.o : ~ f \; .. ".., ' / \ . ) \ \i f ! ! vICINITY MAP I" = 1200'. ! .' . ," ,. ! ! SCALE: 1" 50' o 25 50 100 !_I-I_~I OWNER/AFFLICANT c;,WC, INC. 241&:;1:;1 NE. l:;1:;1f"D ST. DUVALL, WASf-iINc;,TON '38018 (201&) '3'3'3-8814 PLANNER/ENGINEER/SURVEYOR CORE DESIc;,N INC. 14111 NE. 2'3Tf-i PLACE, SUITE 101 BELLEVUE, WASf-iINc;,TON '38001 (425) 885-1811 CONTACT, MICf-iAEL Cf-iEN-PLANNER ROB STEVENS, PE. -ENGINEER ROY EARL MORRISS, P.L.S. -SURVEYOR LEGEND -284- , PROPOSED CONTOUR EXISTING CONTOUR TOPOGRAFHY NOTE DA6HED CONTOUF<5 SHOI!.N WEI'iE DEi<!IVED fi<!OM LIDAi<! DATA ffiOYlDED 6Y THE F'UGET SOUND LIDAi<! CON50i<!TIUM AND/Oi<! KING. COUNTY GIS DEFAi<!TMENT. IT 15 A I'iEFl'iE5ENTATI0N Of THE GROUND TO~FHY ONLY AND llHALI-ONLY 6E USED FOi<! FI-ANNING. FUi<!F05E5. COI'iE DESIGN, INC. DOES NOT WA~T THE I~IiON AND I'iECOMMENDS FIEI-D TOFOGi<!AFHY 6E COLLECTED fOi!l'~o6l.ie< Pl.ANNJ~J FUi<!FOSES. 'HENTON 'G AUG -9200S SHEET OF 1 3 '" LlJ LlJ Z -~ Z LlJ PROJECT NUMBER 04139 30 20 10 00 o o 40 130 / I I LOT 2 SECTIONA-A -- I f I. / TRACT <a~6 . f J I / f ! I f . ! f f 230 220· ................... 210· ·200 1'30 180 110 lraO· 150 40 ........... I······ NW .• II=l . TWP.23 RG£5 3 .. ~ .. ............................... ····SECTIONB"-B PR HORtZ SCALE: 1"= 40' VERT. SCALE· 1"= 10' / w.M. LOT 1~ f I. f / f f 25Q ··240 230 •.. ··22 ... ... .... .. .... ... .. . ..... "". c.......... I ........... + ......... . 200· 1'30 ···180 110 lhO , LOT 1 SECTlONC-C AUG· ~ c::, C'.J I--V) ~ ~ ~ ~ 0 I-...J "'" W Z Z W CJ S: f--(f) « « w 0:: 0 0 0 SHEET 2 PROJECT t;] G c;j ~ ~ Q: U ~ 0 W > 0 0:: ~ ~ « OF 3 "" Lu Lu Z -~ Z Lu ()' w " <: z <: :2 >-0 w "0 0 ()' Q. NUMBER 04139 NW 4, NW:1,/4, SEC. 20, TWP. 23 N., RGE 5 E, w.M. W f--~r---------------------__ ----------------__ --------------------__ ---------------: __ ------__ ----~ __ ------------------------------------------------------__ -------------------:------------------__ ----------------------------------------------------------------------~6 30 20 10 00 80 10 00 50 40 30 20 LOT 11> LOT Ie. / . / . ! / / / / / 3 .~flol. I 240 230 220 210 200 I~O LOTIO 180 110 100 150 140 130 . SECTION FE . PROFILE· HORIZ SCALE: 1"= 40' VERT. SCALE: 1"= 10' LOT 13 •. I '1 I I I. ( .~. ~ ~ ~ . I . I I. I ' / 200 250 240 230 "·220' 210' "'200' ··I~O· 180 ···110 100 150 / /. / .. TRACT ':1':11 / / / / / / I / ,/ / / / ./ / LOT 11 •• SECTIONF-F U1 Z o U1 '> w '" ~ C::> C\J I-.. ~ ::::, "C w f-- <C 0 0 • ." ~ '" e .2 "-.., '" '" ~ ~ ~ "-" V) ~ 0 w z (') IJ) w 0 ~ 0 <Xl '" 15 ~ m .S iii ~ .-~ > .S! Qj ., ~ -.J z S: <C (]/ 0 SHEET 3 PROJECT <.:l '" z. ~ "-'- '" ILl '" ' '" "" " :::> , a ... V) r:: ~ 0 (]/ CL CL <C OF 3 NUMBER 04139 -~ --------.---------I I • ~ ... .;, S': ····~ls..'r ",. I . -~~--- J s. Slj.li 6(; YlaZ PL.~ 3903 I NE J7 ------ 'Oy't, lot 16 >.22 Acres 1.55 flc. 2.50 9.b7 Ac. r.t..//8 TL.32 oj '" ,,,,,:;,~, '0 ~ \\'\c 7 ., · mD 8 :[l[JT , !l1!J 10 · §] II · Iilll 11. 13 T.L25 \<\0 R,r\ SR _~\<\--___ ~",=----- GRAOY -°0 1.63 , I , , I I ~ __ '" , , , , , , 5. 1,:::::::'::::_:'F~:~l \ t\ I '-1M/TED ''.,;'llllf' ACCESS -'" \ :F1C" , , , , , , :~ , , , , , , , , , ' :(:> , , , , , , , , , , , , , , , ' , , , ' , ' I : , , , , ---------, , IlliAc. T.L.43 RENTON VIL :1 4 5 6 I~, I'" , , ,t,,; 4 ~ I"' 1 ·13121'8. lEI 9 Hill 10' 324 el/, II 1330 UWI 13361 13 1:1:34£] 14 ~";l,.15 ~ SOUND POWER & LIGHT co. S,P, 009-87 r ~!!l .CO! ~ 1 I '~ n ~ u;m,:;uJ:I,r-' ,,'-";."', If 112' ,~O~ ~, L,i3!. " , '/&.c:; ~ IU l"'-e 1tJtP' ( 2) (3) r liS III II '1I1t..-§1 ---. " f's-r1 , 2 /Old _7/ltt 19 'il\~\tlc.. r' 115 I~ 209' , 3 , 4 .lR 213 .. ! 'tS 16 , " ~.~ , ~ ')5 M'llI', ~$'1J7 14 125, , ~ , ~.} 8 .l' .,.~ W ~". I'" 659 m-J":~ ~ttl~. 0 IT i"~ I 61 ~ 32' 313 l' 6i) "7 I I P B;t:~lij-~:-l S ~~' " ~ '0 us l , ~ ,;, '2 , , I , rr ~ ~1~63 lr ?Os. '" 1141 17 ~ ,I;) 217~ 5 16p{l ~'-:IIfC,< , .7f ~JoII::' Z.Z3~ Im~ 14 .0Z'25 , '" 1 f--f---, 8 -g' ~i.6 ~10 '" ) 13 ?Zgt 12 131 'l37~ ".11 "" ' 10 ," ~ 19 [lJ3 , IB IS liQiI' 17 IiilI ' ~ V---l-- ~ / i /--J'-;;;," J-,- / i/ I/~ .,e' II .if~ n ~ I~(, 1 lr.lP :~\(.~" {;; zo. 2 1 ,. , , .-- 210 '1 18 . 212 4' Ii " I&! 5 16 2/D {, ::ti I, ll9 p, 115 ;'('4f2L' I] 14 """22 ZZ6 , Z30 ~16 ,;i230)'2 13 111 i3l r ~"9 " 12 r 2.35 :,'B4 , I ~~ ~~~ ~1! If a ~~ ------- ,', .' .:.: NEIC:d-1E30Rl-\OOD DETAIL MAP DEFOOR PRELIMINARY PLAT RENTONI CORE DESIGN INC., ENGINEERING CORE NO_ 0413S WASl-\ INC:; T ON • FLANNING • SURVEYING AUGUST 2, 2005 1" = 200' ----_.- , \ \ \ \ \ \ \ Ii II \ \ ., \ ., \ \ ., \ \ , \ ,~ I ... ~ I -1-... -1.- I 2.20A~. 7.£.91 . <: '--..1 13 TRANSAM£ RICA D£V£L. CO B '--.. 3.28A, '--.. o.c .... ~T.L.m; ~ 101 AC. 7TH :~)lrnJ . '00 i.?~ M% " W' ~ (2) ~~ 12"497 '" , (I) 5 /~~S7 & ;,'; 22 . :~~~- 23 ~Gb ~~ ~ i'-cc-_~ :1iRl 24 ~~1-- INTER PIKE CORP ~38 39 , ['@)~ --34--- 7B~ bhR 71 --'3-3-- 12], ~ rmll ? _32 ___ 0050 [mJ .u)-C;~ ~ !r9 7./).c. u.l ~~~~~~~~I~~"~=~~-=~ ~ Q? 29 93 ~ fo'='----II---I C.CAROWI 41 1.07 A, '--.. Ol. -.............. Tot, 19/ s CoN. ... 1 ~I ~, I:JI /,.z...C' f-..... /~t '--..~~ "Ol~ ~ ~ ~~ --------- ~----I ,I LINE (2) I~ SOUTH ~/N~ OF: H.H. TOBIN DOf'{A TJON CLAIM N~ 37 . ---~ ----------- ~ ~ ~ __ ----,Gdllov1 Lot ,,---.. ----38.80 Acres R-W EASEMENT ~ TL.13 "" / r-c- / ------------"~ ----- ~ \ ------19. 50! At. 7.2.12 - PtT.L./J 40. 30. 20. 10. 0.0. 80. lo. 60. 40. 130. .... J IJ=II ! / / / I / / / / / / LOT 2 SECnONA-A 3 ~. /J / .. / I I I I / / I I I I 3. ;3 GQ:I . . . GQ:I OCj. \:}l OC _L / .. \ .... /./ ......... ·····················1·· -- 240.. 220. 20.0. 180. no. 1£50. NW --1 .--1 « .3 TWP.23 RGE. 5 W.M 3 ... < ~ •. SEcnONB-B HORIZ SCALE: 1"= 40' VERT. SCALE: 1"= 10' •••.. L.OT 1~. 260. I ..... . .. ·2£50. ···240. 230. w I LOT 1 l~o. no. 160. SECTIONC-C ~ C) C\J ~ f.-. ~ ~ Cl:: 8:! Cl:: 0 ~ 0 -J W " W > Z Z 0 w CJ s: D" f--[f) « [L « w D" [L 0 0 0 « '0 '\J(; SHEET OF 2 3 PROJECT NUMBER 04:139 0 .. 20 10 00 lO o 40 / / I' I. 30 20 LOT a· / / ! 3 C) II': / / / LOT 1& / . / .. . !. "3" ... .-.- .. () . /~ " , . .,l·· /. : ,-__ J SECTIOND-D ! .. !. ! ...... 1 ! I / I I . ! I / ! ! 240 '220 ·210 200 1~0 180· no 160 150 140 NW LOTIO TWP.23 1-'-' u ............................................ J •.. / / ! / RGE5 . 1-'-~-!--__ ~ SECTION FE' HORIZ SCALE: VERT. SCALE: ,"= 40' 1"= 10' w.M. LOT 13 / I I / I f I / I I -r ~~. ~ •..•. 24Q 230 220 210 ......... : ................................... + .............. ,80 ···no ........................... \ ..... 160 ... ·TRACT.~~6 I I I. J .. / / /. / / / / / I / / / / / , , / /' /' LOT 11 / / ~ SECTION F-F. o ", \[!N(:: AUG - 0 :::; .~ 0 ~ ~ V) ~ u c £ 2 Ol £ .5 ." <'I ~ ~ ~' ~ 5! ~ "-.!!! 't OJ '" ~ C) ~ f.-. ~ ~ Il::: ~ ~ 0 -.J "'C w z z w 0 5: f--IJl « « w D:' 0 0 0 SHEET 3 <"l <l 0-"-' 0 D:' D- D-« OF 3 (:l z z Z '« .... Q.. (:l z "" U,J U,J z -(:l z U,J PROJECT NUMBER 04.1.39 FOUND NORTH QUARTER CORNER CITY OF RENTON CONTROL POINT NO. 415 1 1/2" BRASS DISK IN 4" CONCRETE MONUMENT DOWN 0.7' IN CASE + 17 20 40' J -I ." 1: I , II I I I I , , , i , 17\ /20 18 19 FOUND SECTION CORNER 3" BRASS DISK IN 3" CONC. MONUMENT DOWN 0,7' IN CASE NW SFI .c.c. ." . . .... RAt cHol"r) 'NOS"3CJ'32"E' 310.12 TWP. 23 , RGE. 5 30' <=> r-'1 650.55 REF. 2 ~~~~~~N01"26'50~E 650.51 CALCULATED R=2o.lO.o0 L;,12"43'S2" L=4h4.40 '. W.M • d) \ \ \ I o n I . /' 30' / \ \ SCALE: 1 " 50' o 25 50 100 ~I _LJ~~' OWNER/AFFLICANT a.wc, INC. 24633 N.E. 133~ ST. DUVALL, WAIlI-IINGTON "'B016 (206) """"'"11614 FLANNER/ENGINEER/SURVEYOR CO~ DESIGN INC. 14111 N.E. 2"'TH FLACe, eulTE 101 6ELLEWE, WASHINGTON '3B001 (425) US-1611 CONTACT, MICHAEL CHEN-FLANNE~ ~e STEVENS, F.E. -ENGINEE~ STEFHEN J. SC~I, F.L.!I. -!IU~Y~ DATUM NAVD 1'i!6e BASIS OF BEARINGS Na<;!"5~'2""W ALONG THE NO~TH LINE OF THE NO~HWE6T QUA~~ OF SECTION 20 eETWEEN THE FOUND N~TH G1llA~E~ C~E~ AND THE FOUND SECTION CO~E~ FE~ ~CO~ OF SU~Y ~C~ED LlNDE~ ~C~ING NUM6E~ 2000101012"'00001. BENCI-IMARK CITY OF ~TON 6ENCHMAI<!< NUMeE~ 416 e~ FIN IN cONC~TE MONUMENT LOCATED AT THE INTE~CTION OF eouTH 1TH ST~ET AND ~NTON AVENUE !IOUTH. ELEVATION 30".eo ('33.2IOM) TOFOGRAFI-IY NOTE DA!lHED cONTOU~ SHOWN WE~ DE~IVED ~ LIDA~ DATA ~IDED ey THE FUGET SOUND LIDA~ CON!IO~IUM AND/~ KING COUNTY GIS DEFA~T. IT IS A ~~!lENTATION OF THE G~ TO~FHY ONLY AND !\HALL ONLY eE USED F~ FLANNING FI.I~OSES. C~ DESIGN, INC. DOES NOT WA~T THE INFOf;MATION AND ~COMMENDS FIELD TOFOG~FHY 6E COLLECTED F~ DESIGN FI.I~OSEe. HIGH COAL MINE HAtA~ A~A ----- o :z: o :z: :z: :z: -« .... "- o :z: '" ILl ILl :z: -o :z: ILl SHEET OF 2 2 PROJECT NUMBER 041.39 FOUND NORTH QUARTER CORNER CITY DF RENTON _______ CDNTROL POINT ND. 415 _________ 1 1/2" BRASS DISK 17 20 IN 4" CONCRETE MONUMENT D0"'" DJ' IN CASE 40' t- d) I t-r (f) '0 , N _~l\CT '3'31& apACE '---l I I I I I I I 'I I I I I I I I I I ... I L ____ --.l t I I I I I 2 I I I I L ___ --.l FOUND SECTION CORNER /'1:"'BRASS DISK , IN 3" CONC. MONUMENT , , , 17\ '20 DO"'" 0.7 IN CASE , 18 19 21 ------+---CEf) AR AVE.-&- 1-'--, I I I 20 r-:--, I I I I I 1'3 I I I I I T~CT '3'39 OI"!:N 5I"ACE ,---, r---, I I I I I I I I I ! I I 18 I 11 I I I I I I I I I OIORD -"""'.'0' -"v;> ~ 32 "/: ~ 10.12 I NW 4, NW 4, SEC. 20, TWP. 23 N., RGE 5 E, w.M. '---l '---, I I I I 16 I I I I I IS I [ I I I I I I [ I I I I -~--J r---, I [ o I") 650.55 REF. 2 t- W ~ 30' t-30' d) I~ . , . d) ______ N01"26'SO·E 650.5::..-' =-CA=-LCo:U""LA~lE~D-L _____ _ ,---, I I o .", • \ A , , I \.' I / I \ \ LEGAL ~NTON AVE. e. I I \ \ \ " \ j " J: \ \\ \. I " \ \, \ / \\ X \\ \ ' , \\ \ \ "\/ \ '" '\ \ OF TI-I16 A~PLlCATlqJN 1-35-1 I BU""ER . , . I I :1 I I \-· <D. I il I I d: I I I 4 \ \ \ \ \ 361.6,4 \ \ t- W ~ t> I t- O (f) 30' / SCALE: 1" 50' I I \ \ / \ \ \ \ \ \ o 25 5D 100 I I I 1,3 I I Ir-----~----~ I I I I I I I I I I I I II I I ,---, II I I I 12 I I I I I I I ,- I I I I I I --l \ I '(" I \ V<»<» \ . 3010B2± SF I ~<iI\ \ 6,9114± AC~ ~ \ I \ "'~'. . / :('" 25' WET,AND I \ "''';' " . . . / " BUFFER \ I "'\ "" -------/--t.. \ \ \ PARCEL A 11 rfP~11Yo-10' SEW~ . TRA~T '3'05 / /01 ") \ .. ' I . EASEMENT '-. OPEN SPACE I:' I ~~~t-;~rt---'---:..J::::=-=n=,-,--L--, '-"" . / /rETLAND~ ; t I \ ". ) (I I I I I I I I I I I I I I. I --------..J l. 10 I I I I TRACT 'i3'i31 OPEN 5I"ACE TRACT 'i3'i3b UTILITY I Ir-------~------~ I I -~.J \ \ \ ~--.~. J 15' \: ! [---S~'::' .~ ~/ \ \ ~! I~I----II \ '. PRUNE DAMAGED TWIGS AFTER PLANTING PLA~ I~ VERT. POSITION, DOUBLE LEADERS WILL BE . REJECTED NOTE, STAKING ON "AS N;:EDED BASIS" PER NOTES; ALL GUYS TO BE FLEXIBLE KEEP ROOTBALL MOIST AND PROTECTED AT ALL TIMES i-IOLD CROWN OF ROOTBALL AT OR JUST ABOVE FINISI-IED GRADE PROTECT TRUNK AND LIMBS FROM INJURY BACKFI'-L TO BE SETTLED USING WATER ONLY -NO MECI-IANICAL COMPACTION REMOVE ALL WRAP, TIES 4 CONTAINERS, REGARDLESS OF MATERIAL. (212x2 DF STAKES, PLUMB (I 1/2" DIA X 10' SCi-I 40 GAL V PIPE AT STREETS) WT'-l ELASTIC Ci-IAIN-LOCK TYPE OR RUBBER GUYS TIED IN FIGURE EIGHT; REMOVE AFTER ONE GROWING SEASON PROTECTIvE WRAPPING DURING Si-IIPMENT TO SITE 4 INSTALLATION REMOVE AT COMPLETION OF PLANTING TURF PLANTING; PF<OVIDE 3' "NO GRASS" TREE RING 4 3" DEEP MULCi-I IN WELL. MULCi-I, 1/2" -I" SIZE i-IOLD BACK FROM TRUNK 8" TO 10" (:~::,"L=_"" I, '\1 ~~\..\, //~ \ \i / yi/\i\ ./. " ,! '\; r \._\ " / i"t i. "'''\ / {/\. i~ \' ',d I,::".. \ /ll;::! . K v, Z"" r: i\! '" ~~ W f-« o (!) Z o (!) '> w cr ci z "" lU lU Z (:J Z lU \ "" K FINISI-IED GRADE _________ --"'~I'--~~~"""adV, \ R,20':l0.oO ,!',,'12'4~'&2" L,4b4.40 \ \ PREPARE PLANTING BED PER SPEC'S; AT MIN., LOOSEN AND MIX SOIL TO IB" OR DEPTi-I OF ROOTBALL AND 4 TIMES BALL DIA REMOVE ALL WRAP. TIES AND CONTAINERS SCORE ROOTBALL AND WORK NURSERY SOIL AWAY FROM PERIMETER ROOTS. SPREAD ROOTS INTO EXCAvATION. SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND UNDER BALL PENETRATION TO SUBBASE (.) 12" TREE PLANTING AND STAKING PLANT LIST SYMBOL SCIENTIFIC NAME COMMON NAME ACER RUBRUM SCARLET MAPLE DROUGi-IT TOLERANT SPECIES ONLY SCALF: NONE SPECIFIC VARIETIES "ARMSTRONG", "AUTUMN BLAZE", "BOWi-IALL", "KARPICK", AND "SCARLET SENTINEL" DEVELOP C'TyMENTp~ OF RENTO", OCT -5 2005 SIZE RECEIVED ~ h. (.J ~~ ~ ~ --.J 0 o w "I: W > Z Z 0 W l'J S 0" f-(fl « Q. « W 0" Q. o 0 0 « 2.0" -2.5' CALIf 'ER B 4 B 1-..L..--I.-J....,.-L..---1 SHEET OF 1 1 PROJECT NUMBER 04139 F(IUND NORTH QUARTER CORNER BW OF RENTON ~ ____ C(lCiTROL POINT NO. 415 ---~ 1 1/2" BHASS DISK 17 20 IN <1-" CONCRETE I-.~UNUMEN I DOWN 0.7' IN CASE ss - ,_ ro [U ,j~" ~~ --'(>-+." .49' , , , I 27 . .31 I': I ~ I w ~ ~ ~ , , 17',\ ;20 [:;c 18 L 19 ---- FOUND SECTION CORNER 3" BRASS DISK IN 3" CONC. MONUMENT DOWN 0.7' IN CASE NW -------------~------------------------------------------ SCALE: 1" 50' o 25 50 1 au r---t.:Ji---~-! TWP.23 405 RGE5 I-W W ~ (f) ~ 0'> PARCEL A 301062± SF. 6.9114± ACRES \ '" I-W W ~ (f) (f) I 30' II ~ 00 N_ ~~ ~~ B~w,« ~g~ ~ w'" 0.. [L 5':::!'NN 0--"'" __ \ NOTES t / DATUM" NAVD 1988 BASIS OF BEARINGS N89'59'25"W ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 20 BETWEEN THE FOUND NORTH QUARTER CORNER AND THE FOUND SECTION CORNER PER RECORD OF SURVEY RECORDED UNDER RECORDING NUMBER 200Dl 01 012900001, BENCHMARK CITY OF RENTON BENCHMARK NUMBER 418 BRASS PIN IN CONCRETE MONUMENT LOCATED AT THE INTERSECTION OF SOUTH 7TH STREET AND RENTON AVENUE SOUTH. ELEVATION 305,80 (93.210M) REFERENCES 1. RECORD OF SURVEY RECORDED IN BOOK 47 OF SURVEYS, PAGE 89 UNDER KING COUNTY RECORDING NO. 8511129001. 2. RECORD OF SURVEY RECORDED IN BOOK 97 OF SURVEYS, PAGE(S) 79-79A UNDER KING COUNTY RECORDING NO. 9403039004. 3, RECORD OF SURVEY RECORDED IN BOOK 140 OF SURVEYS, PAGE 254 UNDER KING COUNTY RECORDING NO, 200010012900001, 4, THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON, VOLUME 17 OF PLATS, PAGE 32, KING COUNTY, WASHINGTON, 5. WASHINGTON STATE DEPARTMENT OF TRANSPORTAION SR 405, JeT. S.S.H. NO.2-M TO JCT. P.S.H. NO.2 IN RENTON, KING COUNTY, SHELTS 4 AND 5, DATED SEPT. 10, 1957. 6, SHORT PLAT RECORDED IN BOOK 138, PAGE 67, UNDER KING COUNTY RECORDING NO. 20000605900013. RESTRICTIONS 1. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN EASEMENT TO CITY OF RENTON FOR SEWER LINE AFFECTING THE NORTHERLY PORTION OF PARCEL B RECORDED JANUARY 10, 1967 AS DISCLOSED BY INSTRUMENT UNDER RECORDING NO, 6126689, 2, THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN EASEMENT TO CITY OF RENTON FOR PUBLIC UTILITIES AFFECTING THE NORTHERLY PORTION OF PARCEL B RECORDED MAY 21, 1975 AS DISCLOSED BY INSTRUMENT UNDER RECORDING NO. 75D5210389, 4. THIS SITE IS SUBJECT TO THE TERMS AND CONDITIONS OF AN AGREEMENT REGARDING A COMMON EASEMENT FOR INGRESS, EGRESS AND UTILITIES BY TRANSAMERICA TITLE INSURANCE COMPANY, A CALIFORNIA CORPORATION, AND GENE O. FARRELL AND NANCY LEE FARRELL AFFECTING THE NORTHERLY PORTION OF PARCEL A RECORDED OCTOBER 23, 1979 AS DISCLOSED BY INSTRUMENT UNDER RECORDING NO. 7910230907. LEGAL DESCRIPTION PARCEL A: r~AT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 37, LYING SOUTHERLY AND ~STERLY OF THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE P'AT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 32, IN KING COUNTY, WASHINGTON; ,\ 0 THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING NORTHERLY OF PUGET SOUND POWER AND LIGHT COMPANY'S TRANSMISSION RIGHT-OF-WAY AND EAST OF PRIMARY STATE HIGHWAY NO.1, DESCRIBED AS FOLLOWS, clEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID SECTION 20, WITH THE WEST LINE ';F SAID PLAT, WHICH POINT IS NORTH 89'59'27" WEST 1,386.85 FEET FROM THE NORTH jllARTER CORNER OF SAID SECTION; THENCE SOUTH 01'29'35" WEST ALONG THE WEST LINE OF .,AID PLAT AND SAID LINE PRODUCED SOUTHERLY 973.04 FEET TO THE NORTHERLY LINE OF ,'UGET SOUND POWER AND LIGHT COMPANY'S TRANSMISSION RIGHT-OF-WAY; THENCE NORTH 'j~'03'41" WEST 471.66 FEET TO THE EASTERLY LINE OF PRIMARY STATE HIGHWAY NO.1; iHENCE NORTHERLY ALONG SAID HIGHWAY TO THE NORTH LINE OF SAID SECTION; THENCE SOUTH 89'59'27" EAST ALONG SAID NORTH LINE 316.54 FEET TO THE POINT OF BEGINNING. JARCEL B: (NOT A PART OF THIS APPLICATION) ~AT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 37, LYING SOUTHERLY OF THE RLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF 'RECORDED IN VOLUME 17 OF PLATS, PAGE 32, IN KING COUNTY, WASHINGTON, DESCRIBED AS ,~OLLOWS: ~EGINNING AT A POINT ON THE NORTH LINE OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 i!AST, W.M., IN KING COUNTY. WASHINGTON, WHICH IS NORTH 89'59'27" WEST 1,366.85 FEET ROM THE NORTH QUARTER CORNER THEREOF; THENCE SOUTH 01'29'35" WEST ALONG THE ENTERLINE OF CEDAR STREET 611.82 FEET TO THE SOUTH LINE OF SAID PLAT, AND THE TRUE ~OINT OF BEGINNING; THENCE SOUTH 88'33'25" EAST 310.14 FEET TO THE WEST LINE OF RENTON STREET; THENCE SOUTH 01'24'21" WEST 491.98 FEET ALONG SAID WEST LINE AND WEST WINE PRODUCED SOUTHERLY TO THE NORTHERLY LINE OF PUGET SOUND POWER AND LIGHT COMPANy'S RIGHT-OF-WAY; THENCE NORTH 67'03'41" WEST ALONG SAID RIGHT-OF-WAY 355.51 FEET; THENCE NORTH 01'29'35" EAST 361.72 FEET TO A POINT COINCIDENT WITH THE SOUTH LINE OF SAID PLAT AND THE WEST LINE OF CEDAR STREET; THENCE SOUTH 88'33'35" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING. 1. ALL TITLE INFOR,MATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON :l'rLE ORDER NO. 578234, DATED JUNE 17, 2005. IN PREPARING THIS MAP, CORE DESIGN, INC. HAS CONDUCTED ,~O INDEPENDENT TITLE SEARCH NOR IS CORE DESIGN, INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYIED PROPERTY OTHER THAN THOSE SHOWN ON THE MAP. 2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS EXISTING ON APRIL 8, 2005. ALL SURVEY CONTROL INDICATED AS "FOUND" WAS RECOVERED FOR THIS PROJECT IN APRIL, 2005. 3. PROPERTY AREA ~ 301,062± SQUARE FEET (6.9114± ACRES). 4. ALL DISTANCES ARE IN FEET. 5. THIS IS A FIELD TRAVERSE SURVEY. A SOKKIA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION WAS USED TO MEASURE THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING MONUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL DISTANCE MEASURING INSTRUMENTS AND EQUIPMENT HAS BEEN MAINTAINED IN ADJUSTMENT ACCORDING TO THE MANUFACTURER'S SPECIFICATIONS WITHIN ONE YEAR OF THE DATE OF THIS SURVEY. 6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND SURFACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. CORE DESIGN ASSUMES NO LIABILITY FOR THE ACCURACY OF PUBLIC RECORDS. 7. DASHED CONTOURS SHOWN WERE DERIVED FROM LlDAR DATA PROVIDED BY THE PUGET SOUND LlOAR CONSORTIUM AND/OR KING COUNTY GIS DEPARTMENT. IT IS A REPRESENTATION OF THE GROUND TOPOGRAPHY ONLY AND SHALL ONLY BE USED FOR PLANNING PURPOSES. CORE DESIGN, INC. DOES NOT WARRANT THE INFORMATION AND RECOMMENDS FIELD TOPOGRAPHY BE COLLECTED FOR DESIGN PURPOSES. LEGEND ct FIRE HYDRANT EE WATER METER 1><1 WATER VALVE I:8J TELEPHONE RISER El JUNCTION BOX IS] TELEVISION RISER B DATA POINT / TEST PIT 1IilBl, MAIL BOX • 0-STREET LIGHT rO\ '0 TYPE 2 CATCH BASIN M C P A CW DEC SANITARY SEWER MANHOLE SEWER CLEANOUT TREE TYPE MAPLE CEDAR PINE ALDER conONWOOD DECIDOUS AUG W f-« o fg o -..J W Z Z C) 3: (f) « w 0:: o 0 o w > o 0:: 0. 0. « "" UJ UJ :z: o :z: UJ PF<.:OJECT NUMBER 04:139 FOUI1D NORTH QUARTER CORNER CIT'I OF RENTON ~ COHfROL POII\JT r\O. 415 ~--___ 1 1/2" BRASS DISK 17 20 IN -I" CONCRETE MONUMENT DOWI'! 0.7' Ir-. CASE ----- ~ "' '-' o z ~ W W g: U1 F!: r--. U1 ou' -1 ~ -----+---j ~ ------t--I~ -----+--16 ~ 260 --1--+~ , , 17\ r I : "20 , 18 19 FOUND SECTION CORNER 3" BRASS DISK IN j" CONe. Mm.JUMENT DOWN 0.7' IN CASE 240 ----- NW 405 TWP. 23 N. ROE. 5 o n 30' 650.55 REF. 1. 650.5'! CALCULATED I I I I I I I ,-------ji-'-I I Y I I I I I ~ ~ 'i?: >_ r--~Jlo ~; rz , 1° ow ,~~ W.M --------....-,.' 3 4 RENTON AVE. S 369.92 o n "0 n ~ W W 0::: ~ U1 . U1 30' '. \ \ SCALE: 1" 50' o 25 50 100 1--1 ---it~I---1 DATUM' NAVD 1988 BASIS OF BEARINGS N89"59·25"W ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 20 BETWEEN THE FOUND NORTH QUARTER CORNER AND THE FOUND SECTION CORNER PER RECORD DF SURVEY RECORDED UNDER RECORDING NUMBER 2000101012900001. BENCHMARK CITY OF RENTON BENCHMARK NUMBER 418 BRASS PIN IN CONCRETE MONUMENT LOCATED AT THE INTERSECTION OF SOUTH 7TH STREET AND RENTON AVENUE SOUTH, ELEVATION 305,80 (93,210M) LEGAL DESCRIPTION l'ARCEL A: THAT PORTION OF THE H,H. TOBIN DONATION LAND CLAIM NO. 37, LYING SOUTHERLY AND NESTERLY OF THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 32, IN KING COUNTY, ~ASHINGTON; AND THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST ')U/\iiTER OF SECllON 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M" IN KING COUNTY, ·w\SHINGTON, LYING NORTHERLY OF PUGET SOUND POWER AND LlG~T COMPANY'S IRANSMISSION RIGHT-OF-WAY AND EAST OF Pf~IMARY STATE HIGHWAY NO.1, DESCRIBED AS FOLLOWS: BEGINNING AT llHE INTERSECTION OF THE NORTH LINE OF SAID SECTION 20, WITH THE WEST LINE OF SAID PLAT, WHICH POINT IS NORTH 89'59'27" WEST 1,386.85 FEET FROM THE NORTH QUARTER CORNER OF SAID SECTION; THENCE SOUTH 01 '29'35" WEST ALONG THE WEST LINE OF SAID PLAT AND SAID LINE PRODUCED SOUTHERLY 973.04 FEET TO THE NORTHERLY LINE OF PUGET SOUND POWER AND LIGHT COMPANY'S TRANSMISSION RIGHT-OF-WAY; THENCE NORTH 67·03'41" WEST 471.66 FEET TO THE EASTERLY LINE OF PRIMARY STATE HIGHWAY NO. 1; THENCE NORTHERLY ALONG SAID HIGHWAY TO THE NORTH LINE OF SAID SECllON; THENCE SOUTH 89·59'27" EAST ALONG SAID NORTH LINE 316,54 FEET TO THE POINT OF BEGINNING. PARCEL 8: llHAT PORllON OF THE H.H. TOBIN DONAllON LAND CLAIM NO. 37, LYING SOUTHERLY OF THE PLAT OF HIGHLAND ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 32, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORllH LINE OF SECllON 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M" IN KING COUNTY, WASHINGTON, WHICH IS NORTH 89"59'27" WEST 1 ,366.85 FEET FROM THE NORTH QUARTER CORNER THEREOF; THENCE SOUTH 01 '29'35" WEST ALONG THE CENTERLINE OF CEDAR STREET 611.82 FEET TO THE SOUTH LINE OF SAID PLAT, AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 88·33'25" EAST 310.14 FEET TO THE WEST LINE OF RENTON STREET; THENCE SOUTH 01 '24'21" WEST 491.98 FEET ALONG SAID WEST LINE AND WEST LINE PRODUCED SOUTHERLY TO THE NORTHERLY LINE OF PUGET SOUND POWER AND LIGHT COMPANY'S RIGHT-OF-WAY; llHENCE NORTH 67'03'41" WEST ALONG SAID RIGHT-OF-WAY 355.51 FEET; THENCE NORTH 01·29'35" EAST 361,72 FEET TO A POINT COINCIDENT WITH THE SOUTH LINE OF SAID PLAT AND THE WEST LINE OF CEDAR STREET; THENCE SOUTH 88'33'35" EAST 20.00 FEET TO THE TRUE POINT OF BEGINNING. SLOPE ANALYSIS LEGEND < 15,00 15.00 to 25.00 25.00 to 40.00 > 40.00 TOPOGRAPHY NOTE DASHED CONTOURS SHOWN WERE DERIVED FROM LlDAR DATA PROVIDED BY THE PUGET SOUND LlDAR CONSORTIUM AND/OR KING COUNTY GIS DEPARTMENT. IT IS A REPRESENTATION OF THE GROUND TOPOGRAPHY ONLY AND SHALL ONLY BE USED FOR PLANNING PURPOSES. CORE DESIGN, INC. DOES NOT WARRANT THE INFDRMAllDN AND RECOMMENDS FIELD TOPOGRAPHY BE COLLECTED FOR DESI GN PURPOSES. AUG -9 "(";5 . !o )\)o W f-« o ~ o -..j w Z Z () 50 lfl « w 0-: o 0 SHEET 1 ~ o w > o [t eL eL « OF 1 G :z: -'" UJ UJ :z: G :z: UJ PROJECT NUMBER 04139 I f' ! , 1\ I I J:\2004\04139\f'reIlmln8ry\04139PO;.rmg, 8/S105 3::33:43 PM, KIr> 6000.pc.1 I / ~ _n ,-< m 10 ~ G1 "" ~ = '-'" ~ ~ rL:?1--~ --- --->. K r::.,~ "\ 829.6 PER REF_ 5 --<D 0 '=' z CJ.J=b o c ~CJ.JaJ2: :z =;:IJ 0 OO~tn . 0U?fT] -!:z (") no~ Z· Vi (5 "AZ 00 oPZ ~c ~" ~ z ~ / 8 ~ z ~ ~ / / "'68"4;;-. '4ifoPa1 -'>w I ~ fd '" 5;! ;=;:f -A 8? 1.48' WEST OF AND 0.05' NORTH ANo'SQUTH OF PROPERTY CORNER'" ON PROPERTY LINE EXlEND£P j~j~U~ 0 mil! m r~ IJ ~ It !P~!PlI~{!lO ~ m8~IJ~g "'" {ill!~~=t~ G\ (PIJ-{~mtp ~ ~~~d~ ]>. O(jt~21D ~ ~ol="~1l! I ~1I12mr-IJ -< j!~'{]~~ Z -{~1JI1!1;u~ IIl Em§i IJ Q ~!h ~ nt m .... o2-r-0-ti4J Co ii1I:1I~:Il> tJ~~-t~~ ~~:Qg fi~;ui! ~ <=~ ~~ {i~ 'llnl ·,.,z !2i:-i; 3-;£ g~ ::;:; Gi c/; , p!l>rmn OJ ~{ig~~ m ~;&~il:~ 2~IJJ!;& Z ",2~~~ 0 ~~~B2 I ~~zf)i :::I ~~Ih ]>. ~~~i! ~ lrt .... ~ (P ;u ~ .. l! iji -J =t m (f) DATE AUGUST 2005 ",. -u OJ o ~;:., No. ~ I DESIGNED MC -l DRAWN LRB ~'i (.,) ~~ APPROVED MC ~ ~ No. 0 MICHAEL CHEN ~ '11 PROJECT MANAGER I 2.662.59 REF. 3 N89'59'2.S·W 2662.59 MEASURED 130.31 WEST OF PROPERTY CORNER AND ON' SOUTH Of PROPERTY LINE EXTENDED - 1.92' WEST ALONG PROPERTY LINE AND 0,04' SOUTH OF PROPERTY LINE 5' CLf 1.5' WEST OF DonD 1,.'[' , ~[>~ 1:!!..~ ""~§ ~ -b ~o ,,/ ~!"-:.) " ' ",,~"" 'j ';; j"> .~. ,\: • , ".'"'.''' .. , ~ :.-.;' ~ ;:; , " ,,', , , , i TACK IN LEAD "HORTON, DENNIS & ASSOC." 2.13" WAND 0.58' SOUTH OF PROPERTY rilRNER \rJ-~ ;:] 0.06' NORTH AND . i 0,03" EAST OF PROPERTY CORNER B~ILDtNG ': ( 4<'~0l' \() 0'''..1-" ' .. :.: \'1-\.~"" \ i , J Jr "\ .' ·;~L~"..t~ ~ • w-:~! . <, .J./ 1\ ; " ;00 ~"..~l \ ~'(" " ~.I ~~ .~ <}!\IU,t~ EAS,MENT< " ,<$ ~~; . . ~/. " ,\~~ : ,.-"..'1"'1 .,'¥J...-' ' '\.1-,-",.. , " ,,';0, .. \ RtC.\ND.,791o¥090T\ 'roC/!" ~L.. ----.--A-..,-...,,.,..,,.,..----:-r .... --'_ ~ ---'-----' __ .,..- " ....;. y '.".\"><\ .~w" .14?,OD r·.. I: ..:.~~~ , f .. ~ ", •• 'Qt.,'" ,. ~>o1(''O\I;l,~ ~'. ·· ..•• ·1.\-8 ~""~'.\" t:(S) ~'."' ..•• ~ .... :\~,~...w-, '. '-.,,11). ! •. , ., .. '.. ~9 , ....... , ••• ~.".: ,"i-v ,o. /1;'-', {(' 0' ~ .... "p'" '",'-' •• l"' .. ..:lr"" ',,:-... :. . \tJ; "'. ~. '" \-, .'If1.""'" .v,. _? ~ , :~,_. ., ,;, .• '\'1'. in 0 ... · ,. T'" '. __ ,'!II,:'''-':~'\I'-'''- . ~ ~ ~f~l ' •. ' , '.". '. 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(.:0 ~ / -' , " -' ./ t / / i " x. ., NAIL Ill', 0.02' SOUTH OF LINE 0.03" EAST OF CENTERLINE DOWN 0.7' IN CASE SOUTH·K-U- 'STREET PER SHORT PLAT, BOOK 138, PAGE 67, REC, NO. 20000605900013 , '~'< ~ " ,. , ( l' .+ ,'-'V" ,', ,'\ t", i i .. :\' ',..ii.. ~ '<,;' r" DRIVEWAY / .""'. i1. \.; P ::. OF PROPERTY CORNER 'ry." w :<:.~. , I . :,.:~:.:": '. to'" ,\ ~<'" : . ;' ;~" < "V'.· "'" !~ , ( '/"',.- " """"'. / . , ; /, p ~ i \ .Jrr,. ~, \ \ f ' , ( , ;' i' ~ : SANITARY SEWER EASEMENT REC. 00, 6126689 (C/L SHOWN-~Dm NOT SPECIFIED) ------, l ....... ", x. " Z! n,i,' "'" ' 8', "'~ ']>." ~ 'c' • C I" ~. ~ ~Ii .~' .~ . ". '. ,,;::;,. ,t': ' . , ".' ," "i"' HOUSE "./ ;' .. S. 7TH STREET 1 ,3D' 1 ,"0>.,. .""c d C) "' o "' '., 0.05' NORTH OF LINE CITY OF RENTON CONTROL POINT NO, 418 FOUND TACK IN LEAD W/WASHER STAMPED 10957" HHDI 0.06' NORTH AND 0.17' W OF PROPERTY CORNER W/WASHER STAMPED "LA) 15029" , c-o ,;:" ','::: ~ ~: , .. CENTERlIN"E-',IIIJ~IE"'Rr.~~G~~p~~ PER SHORT ~ T, liIJ~n1 " "PAGE 67, RE\:. NO. 2000060590dti'u ,:,/~';! i'~ , ,;." , ,.; , :.~,~,:" ~. ~,:,,,, ,.~" '" CONe. DRIVEWAY / ",'--' . ,;,", .' : :;;'\.}." '" :L·,· ';:;>, "." . C-'-'O '0= _'0 ::;;;:..,. .......... 2: ~ o=~~ . 0 OJ, --...J_~:s;.--u z;:IJtnQ ~~Z o~ ~ oP~O tns:::i7iz fT1oA9 z ~ c _ '" ~ ~ Z ~ ~ STREET o o ~ z ~ ~ ~ I~ ~ ~ ~ ~ I\,) I"'c:) ~ ~ ~ ,-:<: ~ tt'I U) IJI'I ~ ~ ,J;~. o,....-:,:,~~·tl ,MINE __ ,' ENTRANCE <'. I } ':· ... l ~~. ~ --4: l= ~ ". .Llz ~;Jl.~~~ OJ OIi'O~~ui ]>. mlHmm~ ~ '" 0 i'O i'O IJI -8~81rtE (f) 0°)]0>:1> ~ -n:zm r Q-'fimO~ Qo>i'O-f(ll ~~~~~ OJ oiTIO"'m O-{-f0Z m ~lHffim~ ]>. 8~E':e ~ i'O ~lllr Z oOZZ m -f m " offl:en "' Om 11 ,('0,. 2: --f ""1T --f " " ooO:e mz~m i'OOOZ 1H0z~ o~O-f om~I ~JO:em --f ti ;h' . ~ ti]>. --f tOe 8l:::I 5-1 O~OI",O 0", mr::! 0 ZIJI -)] --f ....... rzttt l)8l~trro --fure.....,m .. ,mtO'ft ---1" -f ~ ~~:I~~:e~ -{0I0 ..... 0>1I-~ :erz m<p:I> z:l>O ~@j!! ~~' :I~~ ~~ o.o>~ to-f J01I' \llm JOtn 0-0>';:0. 9 0 ,0> , :I> 1Im~ r-tim <P-i'O ·z ,m o>m ci'O ~ ~ m 't"-!I ~ m ~ ~ Z 1m m ~ e I~ 1m -< o I~ • i / ;~ .~~. ' x,-' ~'" , ~if'>" "'to,),! ~0"'(lI "'c .... c O<Il'O Il' :I> '" , ....... r\JJ-tOrzZ to, tn i1 to E . 1l,:I>-lllo>t:: ...J:ei'O "'-0 ~o> ~:-f ~ \J) Q ~ m ~ ]>. ~ ~ r o ~ -f . "" .----'" , '~" ,: ... > <I: / .....•. \ , , ! ,I 1- h" " '~ "'- : \ ii'_ : 'cO< i ·f "j; t. ;." . -0 i' ,~ tJ'J ,Or' f~ , \01 -0 I tf f . fi ' Ii:.: li~'o "0 t~, ~\ )1 Ij' ! I j " ! , i" \: PRELIMINARY TREE CUTTING & CLEARING PLAN DEFOOR PRELIMINARY PLA T G\N"C? INC. 24633 NE 133RD ST. DUVALL, WASHINGTON 98019 \ (f) () » r (Tl • • ~ "., ~ ~ II (]I o ~ --i "K' " '", " :', " , >~' ii " ~ ~' .. , . ' -... " ~ .. --~""~'" .", ,.' .,."" ' ., " ,_ .. : ""',, .. <.<·'",r· " ''---.... "'" c,-, .. -., ) .--," " ,0>"'" """ <c: ... -.-..::." t): : 5-" ,., _.T ---.. ' .---' /;:]>. ....... I~.:::<~;:' i ; /' \ ". " . --,,/ Z""'/;./> / , \ ; , " '" '. , " 'x •• , '-". " " , " , 1 \ ~1lE FqDES'GN 14711 NE 29th Place Suite 101 Bellevue, Washington 98007 425.885.7877 Fax 425.885.7963 '., ~.~ -'--" '/'"'' ..... ,' /' . . "".>,::"" "~\" cp" ,~' -.' ! ENGINEERING· PLANNING· SURVEYING / , " ", " , ,~~.--(, i:: i> "! S. 10TH STREET ,~. '-"',- :1"' STAMPED "MULLEN 18913" 0.03' SOUTH AND 0.06' WEST OF PROPERTY CORNER NO. REVISIONS -------~.-.--.. _--.--"'- DATE s. 39;)3 l .f Ng 37 ---_ .... - ,ov'i, lot 16 >.22 Acres [~lJ38 . ,.' , , / ;06r i \ ,,32 \ "e" u < LBAc , , , :0 , , , , , , , , , , , , , , , , , , , I i I , , , , ' , ' , ' , , ·1 \ , , , , , "', <::;i 7:L2:; , , ______ ,~_.L-~~ .. --~+~+~-.~~ ---------1 , , , l5.lBAo. T.L.4-3 r-~-·--,:.-,-'-- j 1 PUGH SOUND POWER & r UGHT CO S,P. 009-87 RENTON V/LL 3 4 5 6 ( 2) ~ o .. c: (3) " 60 !iT! ~ &ffi£: 4\G.~! ~" H4~' • 7 i .@ 8 I t:gm 9 fllllll{T,IO 20 j" c 19 !l21l. 181illIl ~i f--= " -11-M i~61¥§j~ • . 15\lID • 14[illJ , 13@TIl. 12 II ;§ I I . , ~ • Illli 6 15 l8II. ll1J-·7...j :-'14-~ . • ~ 81315171. 9 ' I~C ~ (----+- ~ / i /-. ---/~ / i/"" . A "[LSI . """','i" UMITED ACCESS ~ .: .... I NEIGl-iBORl-iOOD DETAIL MAP DEFOOR PRELIMINARY PLAT RENTON, WASl-iINGTON CORE DESIGN INC., ENGINEERING • PLANNING' SURvEYING CORE NO. 0413'3 AUGUST 2, 200B = 200' i(ir7"' ~ ~,,! "\ r;;-~,,~~~! , <''!f .,Y ',.'~ " W5 it :~~'!1 .\01 . " 210 '~ 118 '1 4' , 21'2-11 I ~.5 Iii ....,i. 2W ~t f,l,j • 2,9 tiS .. //5 F·1-r2/J If !4 (N 22'5 226 • 130 :.18 ~ Z3D72 13 1)1 f63l~r • Z34 ~a9t \, I' 235 , ~,~o' :2 ID_ • • 21! I'>" ;:s~ (T> i <:l RENTON LODGE 1+ 1 \ -\ ;~ \\ II \ " " I\~ 1\ --'- \\. \ II , , I I I" \ " k....../i01 <:" J~ OP£A"SJ TRi\NSfl.ME.RICA DE'JEL. GO, '~ 3.2Mc --........ o.e 3.65 Ac. L. fi9 : ., " .... '. ~7:l .. IJI; ~ 7:£.13 (2) JOI AC. ;:/.18J s C. CAROW I / / / UNns 26 CE:N. INTERPliCE CORP. PC ...... __ l1./S -... --::.::. ::.':=-.4 P.s.P & L.CD. ~38 39 29 41 ---~,- T.LJ9h~ ---- P.:-. P. I<. L.CO. 7.fJ.C. 7:,1..1 ST" II. 50! Ao. 1.1.72 - fYTL.13 CJlftO HilL Z.I'Ac. T..L.s2 , ---_. ------------ FO:JNI) i'IORTH CUARTER CORf'IER CITY OF RlNTO~1 ~---------l C0'IIRU'_ pClm ClO 415 --"'1'-7-. 20 1 112" BPAS:; DISK IH 4" CC~ICR:::TF ~,lm:UMf}n A DOihN 0,/ 1,,1 CASe: I . t-I ttlfr----· oc NW 1/4, NW 1/4, SEC. 20, TWP. 23 N., RGE 5 E, W.M t-ill ill .oc 30· 1 t-30' ,d) II it- '@ , 1 Qj b I I") 650.55 REF. 2 N01'26'SO"E ~50_.5_' _CA_L_CU_LATED --,1 __ b ~NTON AVE. 5 o '" t- ill ~ t- d) W f--- <C () C1 Z U IJ) > w u:: t- d) I t-r 34rr------------_________ ~'" ---r-":'-> r-/\~-_r_~:LL-~J;\:~ r~-~I -r-i~ -?L ____ ----. .. --.-. 40' 1 1 1 1 I 1 1 1 -I 1 I I 1 L Qj 1G I I ,----. I 1 !~, I ~r2~~~~.·~1 <!l1;-1Ij I I I ILl'·'. 1 I I I 1 L. ____ .J { FOIJ~JD c;,ECTlor~ CORNeR 3" 8RN';S DISK Ir~ 3" COI\C ~,.wr'U,\jE~IT DOWN 0. T IN CASE I I I A\1E. S 5' LAND APE E"::,SEMENT (TIP) ---t--"-"CEE> AR-Av&.-S- r--'-, I I I I II ~ i 1 I 1 5 CHORD, NOS'30'32"E 1----, I I 1 !f8 1 ,----, ,---, I I I I I 1 I I II fo :\ 5 I I 1 I I !r I I - -_._--- • ,. ---", I I I I I '---l I I I i'~ 1 13 1 1\""~iIiI>=::;'9!"LiC:~~ I I I I'" 1113: \ I ! I I I 1 I 1 1 1 1 1 I 1 10 It-~ .. ~~~~~~ I I -. ' .. 1 R'2~O.oO 6,,2'43'52" L'4h4.40 -"----~---- ----. "' <Jl 01 , ,,[ --' U \ \1 1\ ,\ \ J \ Y \ / / / , \ \ \ \ / I \" (i __ NOT A rfART OF TI-I16 A~FLI\..;t'-TI~N \' --35' f I eUPFER I I J \ I I 1 I I ~ I \ ._--/ \ / \ \ \ I / /:;, SCALE: 1" 50' o 25 SO 100 PARCEL A 301062± SF ~! _--I_~! \ \ FRUNE DAMAGED TU:IGS AFTER FLANTING PLAO~ IN vERT. FOSITION, DOJB'-.E LEADERS WILL BE REJECTED NOTE, STAKING ON "AS NEEDED BASIS" FER NOTES, ALL G~YS TO BE FLEXIBLE KEEF ROOTBALL MOIST AND FROTECTED AT ALL TIMES hOLD CROWN OF ROOTBALL AT OR JUST ABOV;:: FINIShED GRADE FROTECT TRUNK AND LIMBS FROM INJJRY BACKFILL TO BE SETTLED USING WATER ONLY-NO MECHANICAL COMPACTION REMOVE ALL WRAP. TIES, CONTAINERS. REGARDLESS OF MATERIAL. (212x2 DE STAKES, P'-.UMB (I 1/2" DIA. X 10' SCH 40 GALv. PIPE AT STREETS) WITH ELASTIC ChAIN-LOCK TYPE OR RUBBER GUTS TIEZ' iN FIGURE EIGHT, REMOvE AFTER ONE GROWING SEASON \. \" -- \ PROTECTIVE WRAPPING DURING SHIPMENT TO SITE 4 INSTALLATION REMOVE AT COMPLETION OF P,--ANTING \ ".., '-. ------\ \ TURF PLANTING, PROVIDE 3' 'NO GRASS" TREE RING 4 Y' DEEP MULCH IN WELL MULCH, 1/2" -I" SIZE HOLD BACK FROM TRUNK 8" TO 10" FINISf.-lED GRADE PREPARE F'LANTING BED PER SPEC'S, AT MIN., LOOSEN AND MIX SOiL TO 18' OR DEPTH OF ROOTBALL AND 4 TIMES BALL DIA. REMOVE ALL'WRAP TIES ANPCONT,sINER;;' SCORE ROOTBALL AND WOR~'. NURSERY SOIL AWAY FROM PERIMETER ROOTS. SPREAD ROOTS INTO EXCAVATION. SET BALL ON UNDISTURBED BASE OR COMPACTED MOUND U'iDER BALL PENETRATION TO SUBBASE (+) 12" ,// "" UJ UJ Z ~ Z UJ TREE PLANTING AND STAKING PLANT LIST SYMBOL SCIENTIFIC NAME COMMON NAME ACER RUBRUM SCARLET MAPLE '~-. DROUGHT TOLERANT SPEC!ES ONLY ')CAU> NONE SPECIFIC VARIETIES "ARMSTRONG", "AUTUMN BLAZE'·, "BOWhALL", I'KA~PiCKI', AND "SCARLET SENTINEL" SIZE § ~ f-.. () g 0 ~ : '<: w _/ Z Z 0 W (') ~;: u:: f---(J) « [L «W(([L (jOO« 2.0" -25' CALIFER; B'B I--'---'-"--r-'-----I OF 1 1 PRO,J~:CT NUMBE:.~F~ 04139 tr) tr) 0 1; w Z 5 ::> z ,.. "? " ~ z 8 ~tO ::l " ~ " ~N if ~ ~ ~ W '" -, I~ .... 0. W (f) ~ '" -, ~ . U Z -u 5 C) ~Z 00 ~~ ~Z -~ u~ r.1V -'" 11 "4 Q W >-l-n::: w 0.... o 0:::: 0.... ~ o o LL W o .L +'0 LL+' .,0 0'::- (J) 00'-.::.:::.~ 6E ~~ " -:o~ =>CL CL ""-c 0>0 .'= E "OL ;;;:;;:C]) =>E ~E 0>'-.~N CO' Co> 0., -L CL(!) -, ...J CL u 3 <5 -, '" 8 ffi i Q Q '" -, 8 ~ hl z Q (f) ID I 0:: CL CL <{ w I;( 0 >-ID o z SET TREE 5TRAleHT AND PLACE ROOTBALL ON SOLID eROUND OR ON COMPACTED BACKFILL BACKFILL PLANTINe HOLE 1/2 FULL HITH NATIVE SOIL, TAMP SOIL TO STABILIZE ROOTBALL. GUT AHAY HIRE, STRiNe, AND BURLAP. BACKFILL REMAININe PlANTINe HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTALLATION NOTES. C.ONIFER 2"x2' HEMLoc.KlFIR STAKES, Loc.A TED OUTSIDE OF ROOTBALL. FASTEN ... /14 eAUeE eALv. HIRE AND 1/2" NEH VINYL HOSINe. STAKE HITH NO EXPOSED !'lIRE ENDS. NEITHER STAKE OR WIRE MAY TOtJc.H TREE TRUNK. 5TAKE HEleHT MlJ5T BE AT LEAST 5' FROM FINISHED 5RADE. PLACE B' OF MULCH IN 5A1JGER-..... TO !'lITHIN B" OF THE TRUNK. REMOVE CONTAINER OR MJLL-, BACK TOP PORTION OF BURLAP FROM ROOTBALL PRIOR TO PLACEMENT IN PlANTINe PIT. FORM 5" HT. WATER DAM AROUND TREE WITH SOIL TO- HOLD WATER. FINAL 5RADE. ~~~~~~~~~~ ~~~~~~*r----SCARIFY SIDES OF PLANTINe HOLE. MAKE SURE HOLE HAS eoOD DRAINAt5E. 0~S~B TREe DeTAILS TYF. NOTE, INSTALlATION SEGUENCE BEeINS AT TOP OF SLOPE ON DIAeRAM AND PRoc.EEDS DOHNSLOPE, FOLLO!'lING STEPS I THROUeH 5. I. STAKE ALONe 5ElEGTED ElEVATION. 2. TRENCH ABOVE STAKES TO A DEPTH OF 112-213 DIA. OF 6IJNDLE. B. PlACE 6IJNDLE IN TRENCH. 4. ADD LIVE SALIX SGOULERIANA STAKES THROUeH AND BElOH 6IJNDLE AT 2-3' SPACINe (SEE DETAIL BN. 5. COVER FASGINE HITH TOPSOIL, TAMP FIRMLY. FASGINE TO BE ABOUT 113 ABOVE 5RADE HITH 10-20% LEFT OF FASGINE EXPOSED. SECURE FASGINE 6IJNDLES !'lITH PACIFIC HILLO'" GUTTINe5 @~~SCINe STAKINcS 1YF. PREPARE FASGINE, CleAR SHAPED 6IJNDLE5 (t'>"- 10" DIA). OF LIVE SALIX SGOULERIANA WITH BUTT5 ALTERNATINe, TIED 12-15" O.C. 6IJNDLE5 ARE 17' IN LENeTH . ROOT BALL DIAMETER DEC.IDUOUS SET TREE STRAleHT AND PLACE ROOTBALI. ON SOLID eROUND OR ON COMPACTED BACKFILL. fjACKFILL PLANTINe HOLE 1/2 FULL HITH NATIVE SOIL, TAMP SOIL TO STABILIZE ROOTBALL. GUT AHAY HIRE, STRiNe, AND BURLAP. BACKFILL REMAININe PLANTING HOLE PER SPECIFICATIONS. AMEND [.,ACKFILL AS NOTED IN THE INSTALLATION NOTES. BACKFILL PLANTINe HOLE 112 FULL !'lITH NATIVE SOIL, LleHTLY COMPACT SOIL AROUND ROOT5 AND ALLO!'l WATER TO SETTLE. DO NOT LEAVE AIR Poc.KET5. BACKFILL REMAININe PLANTINe HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTALLATION NOTE5. FINAL 5RADE. 5GARIFY 51DES OF PLANTING HOLE. MAKE SURE HOLE HA5 eoOD DRAINAeE. ......... --FOR BARE ROOT PLANTINe ON 5LOPES, INSTALL PLANT UPRleHT ON LEVEL SOIL TO ASSURE COVER OF ROOTS ON DOHNHILL 51DE OF PLANT. l'Dl!l~I~iII~~m~f~gJmt':!\if':"""'_:=:-:-::-COMPACT SOIL UNDER ROOT MA55 EXI5TING NATIVE SOIL. 0~t'~e ~OOT FLANTINcS DeTAIL TYF. SET SHRUB 5TRAleHT AND PLACE ROOTBALL ON SOLID eROUND OR ON COMPACTED BACKFILL. BACKFILL PlANTING HOLE 1/2 FULL WITH NATIVE SOIL, TAMP SOIL TO 5TABILIZE ROOTBALL. DO NOT DI5TURB ROOTBALL. BACKFILL REMAININe PLANTINe HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTALlATION NOTES. ~'~~~;fffi~-.~-5GARIFY 51DES OF PlANTlNe HOLE. MAKE SURE HOLE HA5 eooo DRAINAeE. ROOT BALL DIAMETER 0:?s~NTAINe~ SH~UB FLANTINcS DeTAIL 'IYF. ( ,: SPIKE AT LEAST 112" DIA. AS A "~v USE A 24" STt'EL BAR OR MARLIN PILOT HHEN f'LANTINe GUTTINeS IN DENSE OR $RAVEL Y SOIL5. INSERT 5PlKE TO A MIN. OF It'>'. INSERT GUTTING AND TAMP SOIL AROUND BASE. INSERT GUTTINeS MANUALLY ---- INTO PILOT HOLE TO A DEPTH -rT='T"M'..f "''''''''''=M~)f AT LEAST It'>". LEAVE A NOTES, I. GUTTINeS 5HAL.L BE SPECIES AS NOTED IN THE PLANT SCHEDULE. 2. GUTTINeS 5HAL.L BE AT LEAST 112" DIA. AND 4' (min) IN LENeTH. 3. GUTTINeS MlJ5T BE ALIVE WITH 51DE BRANCHES CLEARLY REMOVED AND BARK INTACT. GUTTINe5 SHALL BE PLANTED WITHIN 24 HOURS OF GUTTINe. -=11-1' -I 1--III ,MIN. OF BO" OF GUTTINe ----ABOVE 6ROUND SURFACE -=111-'III " TO ALLOW FOR suc.c.ES5FUL 4. THE BUTT ENDS SHOULD BE CLEAlNLY GUT AT AN ANeLE FOR EASY INSERTION INTO THE SOIL. THE TOP SHOULD BE GUT SGUARE OR 'TT m-m]l BLUNT. '11--1 I-II' 5. GUTTINeS MlJ5T BE FRESH AND KEPT MOIST . -I I II SPROUTINe OF LEAVES. I~I!!- _I II" -111 __ -AFTER GUTTINe. THEY SHOULD BE PRUNED AND INSTALLED THE SAME DAY. -::! 11-.' 6. DIP BOTTOM OF GUTTINe IN A PLANT ROOTINe HORMONE PRIOR TO INSERTION INTO THE SOIL. CEDAR OR FIR Loe, 24" DIA. MIN. NOTCH I" NOTES, I. Loe TO BE 24' DIA. MIN., CONIFER (CEDAR OR FIR SPECIES), t'>-12' LENeTHS. 2. PLACEMENT OF HABITAT we TO BE DETERMINED IN THE FIELD BY TALASAIEA CON5ULTAINT5. 3. ANCHOR Loe !'lITH DUCKBILL ANCHOR, 4. DRIVE ANCHOR A MIN. OF 4' INTO THE eROUND HITH A HAMMER AND DRIVE STEEL. ONCE THE ANCHOR 15 AT THE PROPER DEPTH, REMOVE THE DRIVE 5TEEL. 5. HRAP THE 5TEEL CABLE AROUND THE DRIVE 5TEEL AND AJLL UPHARD A DI5TANCE 5LleHTLY LONeER THAN THE LENeTH OF THE ANCHOR BODY. THI5 HILL ROTATE THE ANCHOR INTO A PERPENDICUlAR POSITION. 6. NOTCH THE BARK OF THE Loe A MINIMUM OF I' AROUND THE CIRGlIMFERENGE OF THE Loe AS SHOWN . 1. HRAP THE STEEL CABLE OF THE DUCKBILL ANCHOR IN THE NOTCH AROUND THE Loe IN 5UGH A WAY THAT THE CABLE 15 HIDDEN. ON-cSRADE HABITAT LOcS (V~~C.HO~INcS DeTAIL 4' eENERAL FlANTINe INSTALLATION NOTES I. PLANT TREE *IOR SHRUB 1/2" HleHER THAN DEPTH GROWN AT NURSERY. 2. FOR CONTAINER TREES */OR 5HRUBS, 5GORE FOUR 51DES OF ROOTBALL PRIOR TO PLANTIN6. BUTTERFLY ROOrBALL IF ROOT CIRCLINe 15 EVIDENT. 3. AFTER PlANTING, 5TAKE TREES ONlY IF ~ARY (leming or drOOping! OR IN EXPOSED 4. TREE 5TAKES TO BE VERTICAL, PARAL.LEl, EVEN-TOPPED. UNSGARRED AND DRIVEN INTO UNDI5TURBED SUB5RADE. REMOVE AFTER ONE YEAR. 5. WATER IMMEDIATELY AND THOROUeHLY, HEAVIER AT FIRST, 2 or B TIMES PER !'lEEK THROUeH THE DRY SEASON, THEN LESS UNTIL ESTABLISHED. 6. PERTILIZE ALL TREES AND SHRUB5 !'lITH AN ~ SLO!'l RELEASE FERTILIZER APPLIED AT MANUFACTURER'S 5U66E5TED RATES. 1. ALL PlANTINe PIT5 SHALL BE AMENDED HITH A SOIL MOI5TURE RETENTION AeENT TO A5515T IN KEEPINe THE SOIL MOl5T DURING THE DRY 5EA5ON. z ~ \I) z -~ « , ~I I I I I I' ~ Q) l!) +' 8 oS ~ IL ill \l) dJ N \l) ., ~ ~ t:: () 0 \.) . ... ., r= .... > ., ~ \.) Date 28., II !!::lE()5 Scale !::lIS. Designed .IIAI P·I Drawn KtS.G1 Cheeked .IIAI Approved BS Project # 9:21 Sheet # ~:2.1 \.. ~ to to 0 ~ ~ w . 0 z ~ :::> S ~ " ;;: z ..., \! '" 00 III .. '" I ~ ~ 0 ~ ~ ~ ..- t<) (j) >-~ 0::: W 0.... . 0 u z ~ --0.... u 5: G et:: 0 0 LL W 0 .L ~O "-~ ,"0 O~ ~Z (/) (I)"C 00 -" .-~E ~E-4 3<"0 « u _ E-4 Z ~w "0.: ....... ~ 0. U~ '-.C 0>0 .~ E "OL ;:;:;(1) ~ "E ~E 0>'- C N ·c ()) Co> 0," -L 0.0 ; • ~ ~, -" ~~ Q~ ~~ I~ ~ • -- r"~ -0 :J: ;!;fi! ~ Wo 0 -~~~ ~ ~ ~6 II o z1/ ~ !<!!" g ~ • -- • ., ...J 0.. () ?i " ;;. (j) ., '" ., m ~ I ~ ! ~ Id • ~ • ~ • Q U a:: (f) 0. 0. m « C! w Ii: ~ w rn 0 . ~ ;;. >-m ., z 0 (J) GJ a:: (j) Z w :::; :::; 0 § c:.i -z / - / i , J.Al:TLAND I SmEAM IMPACTS 4 MITleATION PLAN GRAPHIC SCALE (DNORTH (IN FEET) I $ t I o 15 50 60 SCALE,I"=50' FLAN LEeEND --PROPERTY LINE .. ..... ...-... ...... .. ... EXISTINtS CONTOUR C ~ .... :. 2::J EXISTINe WETLAND - - - --STANDARD BUFFER - - - --AVERAeEDBUFFER = = ~ = = APPROXIMATE OHY-IH OF STREAH -+-.. -APPROXIMATE GENTER LINE OF STREAM ~ EDtSE OF EXISTINtS VEGETATION TO REMAIN IMFACT LEeEND FILLED WETLAND (WETLAND '6') ::·::·:::·:·:::·:::·:::::·:~z.;~2f:~·:·:~,;·:{·~:::,~ BUFFER REDUCTION ........................................ ....................................... q' / '-1 \ \ , , \ \ LU' >/ «/ , x "'-. --. \ \ 'I ,/ \ -"'-"'--.. _ .. -t- i I I , i I 1'16 SF 256 SF / / / / / ,I ! " i i / I . ,/ )' MITleATION LEcSEND \ \. ! ! i I i \ i , I \ . '. \ I \ , , / / , / , \ : \ \ \ \ l \ " . \ \ i \ \ i:'.~, "~ \'1 " c> I, '.. ~\ 1 I, \ \ \ , \ .... ., " \ \ '\" \ \ / \ ' \ \ \ \ \ \ ,\ " \ " \ '" .I ) j ! / ! I PROPOSED TleHTLINE CONVEYANCE OF DRAINAGE , I ! ' (SEE CIVIL PLANS) ;' ~~ WETLAND CRI~ATION (WETLAND 'N) 1'16 SF [L~LLL'LL<'-L.LULLLLLA 1.1 RATIO FOR FILLED WETLAND '6' NOTES I. SITE PLAN PROVIDED BY CORE DESltSN, 14111 NE 2'1TH PL. SUITE 101, BELLEWE, HA '18001 (425)885-1811. ~ BUFFER REPLACEMENT 256 SF ~ WETLAND ENHANCEMENT (WETLAND 'A') 1% SF ~ 1.1 RATIO FOR FILLED WETLAND '6' n+RI+RI++IT-FH1 S~AM, BUFFER AND SLOPE 8,115 SF LL!!:il:ttiJjjjJjLLL.LLI...LLLLL.LLI...LI ENHANCEMENT 2. SOURCE DRAWINe HAS MODIFIED BY T ALASAEA CONSULTANTS FOR VISUAL ENHANCEMENT. B. THIS PLAN IS AN ATTACHMENT TO THE WETLAND MITltSATION REPORT PREPARED BY TALASAEA CONSULTANTS IN JUNE OF 2005. 4. THIS PLAN IS CONCEPTUAL ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. 5. DELINEATION OF WETLAND '6' AND OHHM OF STREAM 'A' 4 '6' ARE FROM FIELD OBSERVATION (SEPTEMBER 15, 2005). LOCATIONS ARE DEPICTED APPROXIMATE. ( ~I I I I I ~ t:Q I II) U) .... 8 (Ij &::I 0-W If) d:l N ~ Z w L ., L ~ () 0 \) .~ til ~ .~ II) Il:: \) Date 2Ez.II!J:jEQ.5 Scale AS J:jOIED Designed ,ILA! E.I __ Drawn KQ,e,1 -Checked .ILA! Approved lli - Project #: 9::21 - Sheet # Vi!. I -\.. ~ ..- 1'0 (j) c: III L{) ~ 0 3: ~ W 0 z .. i! :;) ~ ...., hi "OJ ~ 1\N ~ >-I- 0::: w (L . 0 0 z 0::: --(L 0 3: C) fr:: 0 0 LL W 0 .L ~O a.._ wO 0'::; ~Z '" OO"C 00 .x. ._ ~E ~E-4 3:U « () " E-4 Z :'::w ..0. -~ Ol[L [L U~ '-...c: enD .~ E UL =Q) OlE ~ ~E O'.-c:N ~ 11 c:O' c:O' ow -L [L0 J~ ~~ 0-:::; ~i ~ ~~ « ~ 0 ~ 0 0 ~ II • ~ ~ .., a. .. .., i ii I ~ ~ ~ 0 U) (D :g It w Ul ~ ~ .., -- z~ ~~o " -~ ~ ~~~ z ~5 o z~ '<!!" -- ...J 0 <5 ~ '" ~ ld Ii U) (D I !if n:: [L [L « w '< 0 >-ill z o VJ GJ n:: o z I \ STREAM 'C' CONTINUES OFf-SITE , , SEE HETLAND 'A' ENLAR6EMENT (THIS SHEET) GRAPHIC SCALE (DNORTH (IN FEET) I $ t I o 50 100 200 SCALE, 1"= 100' EXISTINe BUILDINe r . ' I , ~TLAND IAIENLA~EMENT ~~~~~~~~~~~~~~~----------- GRAPHIC SCALE CVNORTH (IN FEET ) I $ t I o 15 30 00 SCALE,I"=30' " '~ ' o· 1TH STREET i : I ' , I \ . \ Ifi ill -_._-j ~I EXISTINe HOUSE -~"'"'---------\ \ \ \ \ . ~ \ \ "\ ~ I \ \ \ I -'!"" --:--..." \ \ \ 1 ry--';---'-"f----; i I ~ i , , ! i z ~ Z ill Il{ RDHTYP. SEE STREAMIHETLAND '8' ENLAR6EMENT (THIS SHEET) DRAINA6E I (CLASS 5 STREAM) - -..... "",''''''''"" i '-'-+"'11' STFtEAM/~TLAND 161 ENLA~EMENT GRAPHIC SCALE NORTH (INfEET) CD I J t I o 15 30 00 SCALE,I"=30' PARCEL A, THAT PORTION OF THE H.H. TOBIN DONATION LAND CLAIM NO. 37, LYINe SOUTHERLY AND HESTERLY OF THE PLAT OF HleHLAND ADDITION TO THE TOHN OF RENTON, ACCORDIN6 TO THE PLAT THEREOf RECORDED IN VOWME 11 Of PLATS, PA6E 32, IN KiNe COUNTY, VlASHINeTON; AND THAT PORTION Of THE NORTHHEST QUARTER OF THE NORTHHEST QUARTER Of SECTION 20, TOHNSHIP 23 NORTH, RAN6E S EAST, H.M., IN KING COUNTY, VlASHINGTON, L YINe NORTHERLY Of PU6ET SOUND POHER AND LleHT COMPANY'S TRANSMISSION RleHT-oF-VlAY AND EAST Of PRIMARY STATE HleHVlAY NO. I, DESCRIBED AS fOLLOWS, BEGINNING AT THE INTERSECTION Of THE NORTH LINE Of SAID SECTION 20, HITH THE HEST LINE Of SAID PLAT, WHICH POINT IS NORTH 8'I°S'I'27" HEST 1,386.85 fl:ET fROM THE NORTH QUARTER CORNER OF SAID SECTION; THENCE SOUTH 0102'1'3S" WEST ALONe THE HEST LINE Of SAID PLAT AND SAID LINE: PRODUCED SOUTHERLY '173.04 fEET TO THE NORTHERLY LINE OF PU6ET souND POWER AND LleHT COMPANY'S TRANSMISSION RleHT-Of-VlAY; THENCE NORTH 67°03'41" WEST 471.66 fEET TO THE EASTERLY LINE OF PRIMARY STATE HleHVlAY NO. I; THENCE NORTHERLY ALONe SAID HleHVlAY TO THE NORTH LINE Of SAID SECTION; THENCE SOUTH 8'1°5'1'27" EAST ALONG SAID NORTH LINE 316.54 fEET TO THE POINT OF BEGINNINe. PARCEL B, _ THAT PQR(iON OF THE H.H. TOBIN DONATION LAND CLAIM NO. 37, LYIN6 SOUTHERLY OF THE PLAT Of HI6HLAND ADDITION TO THE TOHN OF RENTON, ACCORDIN6 TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PA6E 32, IN KINe COUNTY, VlASHIN6TON, DESCRIBED AS fOLLOWS, BEGINNINe AT A POINT ON THE NORTH LINE OF SECTION 20, TOWNSHIP 23 NORTH, RAN6E 5 EAST, H.M., IN KIN6 COUNTY, VlASHINeTON, WHICH IS NORTH 8'I°S'I'27" HEST 1,386.85 fEET fROM THE NORTH QUARTER CORNER THEREOF; fHENCE SOUTH 0102'1'3S" HEST ALONe THE CENTERLINE OF CEDAR STREET 611,82 fEET TO THE SOUTH LINE OF SAID PLAT, AND THE TRUE POINT OF BEGINNIN6; THENCE SOUTH 88°33'2S" EAST 310.14 fEET TO THE WEST LINE Of Rf;NTON STREET; THENCE SOUTH 01°24'21" WEST 4'11.'18 fEET ALONe SAID HE'S'!" LINE AND WEST LINE PRODUCED SOUTHERLY TO THE NORTHERLY LINE Of P\!GET SOUND POWER AND LleHT COMPANY'S RleHT-Of-VlAY; THENCE NoRTH 67°03'41" HEST ALONe SAID RleHT-oF-VlAY 35S51 fEET; THENCE NORTH 01°2'l'3S' EAST 361.72 fEET TO A POINT COINCIDENT HITH THE SOUTH LINE OF SAID PLAT AND THE HEST LINE Of CEDAR STREET; THENCE soUTH 88°:30'3S" EAST 20.00 fEET TO THE TRUE POINT OF BEGINNIN$. FLAN J..eeeNr::> PROPERTY LINE __ ~ __ ' -.-~ --EXI5TIN6 GONTQIJR I::-~ . ; .... : ... '1 EXISTIN6 WETLAND - - - - -STREAM / WETLAND BUFFER eTP-# STREAM / WETLAND fLA6 TEST PIT FLAG = = ~ = = APPROXIMATE OHHM Of STREAM +-. -APPROXIMATE CENTER LINE Of STREAM EXISTIN6 TREES STREAM IAIENLAReeMENT GRAPHIC SCALE ( IN fEET) :)11-1 3t---oL SCALE,I"=30' -..., I I I \ I \ I \ I If I. Ii VICINI"rf MAF SCALE, NTS SOURCE, THE THOMAS 6lJIDE 2005; METROPOLiTAN PUGET SOUND CONTACTS APPLICANT IOHNER: 6WC, INC. 24630 NE 133RD ST. DWALL, VlA '1001'1 CONTACT PERSON, TRAVIS DEFOOR ENGINEER; GORE DESI6N 14711 NE 2'HH PL. SUITE 101 BELLEVUE, VlA '18007 (425)885-7877 CONTACT-PERSON, MICHAEL CHEN,PoE.· ENYlRONMENT AL CQNSULTANT TALA5AEA CONSULTANTS, INC. IS020 BEAR CREEK RD. NE WOODINVILLE, VlA "I8QTI PHONE, (42S) 861-1550 CONTACT PERSON, JASON WALKER, ASSOCIATE SHEET INDEX SHEET NUMBER SHEET TITLE 041.0 EXISTING CONDITIONS ~ OVERVIEiAI PLAN 041.1 PROPOSED SITE PLAN IMPACTS ~ MITIGATION 042.0 042.1 iAl2.2 ENHANCEMENT PLANTING PLAN PLANTING DETAILS ~ NOTES PLANTING 5EEClf'ICATIONS NOTes I. SITE PLAN PROVIDED BY CORE DESleN, 14711 NE 2'lTH PL. SUITE 101, BELLEVUE, VlA <f0007 (425)885-7877. 2. SOURCE DRAHINe HAS MODIFIED BY TALASAEA CONSULTANTS fOR VISUAL ENHANCEMENT. 3. THIS PLAN IS AN ATTACHMENT TO THE WETLAND MITleATION REPORT PREPARED BY TALASAEA CONSULTANTS IN JUNE Of 2005. 4. THIS PLAN IS CONCEPTUAL ONLY AND SHOULD NOT BE USED FOR CONSTRUCTION. S. DELINEATION Of HETLAND '8' AND OHHM Of STREAM 'A' 4 'B' ARE fROM FIELD OBSERVATION (SEPTEMBER IS, 2005). LOCATIONS ARE DEPICTED APPROXIMATE. (, ~I I I I I I' !Xl Q) ~ .., to ~ ~ dJ N ~ Z LU L m L 1:1 0 0 '.) .... m ~ .:: Q) III '.) Date 2l2.111I:::1E05 Scale AS NOTFD Designed .Ikj E,.I Drawn KI'7C-1 Checked .Ikj Approved BS Project # g~1 Sheet # ~I.O \.. ..J t ~ o U @ '0 ill II • >-I- 0::: W (l. 00 20::: (l. -u 5 o Ck: o o LL W o 3: (I) .., III 0:: a.. a.. <{ z o (fJ (;j 0:: o z FL.AN L.eeeND , EXISTINe CONTOUR -------PROPOSED CONTOUR / ) ;' -... -t-... -APPROXIMATe CENTERLINE OF STREAM ___ EXISTING STORM DRAINAGE TO REMAIN - - - - -35' STREAM BUFFER L, ~ LARGE HOODY DEBRIS a FL.ANT SCHeDUbe TREES SYMBOL SCIENTIFIC NAME O -ACER CIRCINATUM • =~FRAXINUS LATIFOLIA ® RHAMNUS PURSHIANA '*iiIIl§--PICEA SITCHENSIS o · PINUS CONTORTA e THUJA PLiCATA @ THUJA PLiCATA SHRUBS SYMBOL SCIENTIFIC NAME 0----,,--,,--. ,-_._ .. -CORNUS SERICEA ~..-,-MAHONIA AGlUIFOLIUM @I-------SALIXLASIANDRA 0----·----SALIX SCOULERIANA .......... , .,/ ' )" COMMON NAME VINE MAPLE OREGON ASH CASCARA SITKA SPRUCE SHORE PINE V>lESTERN RED CEDAR V>lESTERN RED CEDAR COMMON NAME RED-05IER DOGHOOD OREGON GRAPE PACIFIC WILLOW SCOULER WILLOW (j)-------SYMPHORICARPOS ALBUS COMMON SNOHBERRY \ i, \ \ \ \ \ " \ \ \ \ ,I \ \ , \ \ L \ '. " ~ \ \ \ \ 1, '\ \ \ \ \ \ ,\ 1. \ ' \'\ . " i\\\ 1\"~\l / \ II \ -"~, \ \" '\ \ '\ \, ,'\. \ , , \ , \ \" \ , "\ \ \ \ I, ',' \ \ '-' "\ --,,\\\\ \ " \, '\ \ \ \ \. \ I \ \ \ \ \ \ \ " \, \ \ \ '\ I. \ " \ \ II\,\\! \ ' \ \ \ 1 ' \ \ ' , \ \. , , . \ '\ ~ \ \ \ \ 1 \ \. I ' \ ' \ \ , \ \ " \ '\ \ ' \ \ \ \, \ \ \ \ \ \, " ! \ / \ \ "\ \ \ \ \ \ .,.-"'--'.'- ------/ I \ \ '- I"lL STATUS SPACING GTY, FAC- FACW FAC FAC FAC FAC FAC AS SHOWN 4 AS SHOWN 5 AS SHOWN 5 AS SHOWN 10 --, ---. -"-~---- AS SHOWN 4 AS SHOWN 2 AS SHOWN <I I"lL STATUS SPACINe GTY. 3'O,C. 3' O.C. 15<1 135 ( / SIZE (MIN) NOTES 3' HT. 5-0' HT. 4' HT. 2-3' HT, 4-5' HT. 4-5' HT. 2-3' HT. MULTI-STEM (3 MIN) SINGLE 1Rl!NK, JoIELL BRANCHED Bm, FULL 4 BUSHY B4B, FULL 4 BUSHY Bm, FULL 4 BUSHY B46, FULL 4 BUSHY 646, FULL 4 BUSHY SIZE (MIN) NOTES 18' HT. 18" HT, MUL TI-GANE (3 MIN) FULL 4 BUSHY \, FACW NL FACW FAC FACU 3!5YMBOL 4 3/SYMBOL 384 3'O.C. 140 4' CUTTING CUTTINGS OBTAINED FROM ON·SITE CLEARING ACTIVITIES 4' CUTTING HALF INCH DIAMETER, 6ARK INTACT 18" HT. MUL TI-GANE (3 MINJ EROSION CONTROL SEED MIX (f'ROVIDE AT ALL EXPOSED SOIL AREAS) SCIENTIFIC NAME COMMON NAME I"lL STATUS SPACING FESTUCA RU6RA RED FESCUE FAC+ 50% APPLICATION RATE PER ACRE, AGROSTIS TENUIS COLONIAL 6ENTGRASS FAC 50% 40# 5EED MIX 120# WILBUR ELLIS FERTILIZER, 5-10-10 50% IBPlJ, OR EGUIV. I I I I I I I I I / I I I I I I F1..ANTIN6 F1..AN GRAPHIC SCALE (DNORTH (IN FEET) I S. t I 01530 00 sc"o,LE,I"=30' - -\ ,/ / \ \ t i / \ " ~i / C'J ./,/ , / J / ) I I j J i --- / ; \ ) I, ! ! ; . \ t'\ I J~r"" -,1;--- j I ( \ \ \ / J / i ! ! ! /1 / ! \ '. / I I f / f'~-~;~~~~~~~:I 1/ / J, / / / I ( ~ / , \ \ , , , .! I J /' ! I ; I 1/, \ \ \ , , ' \ \ ! , ; jl ) , -"-..;,,-/-1 !-r--i--L -\'; : ' , ,,_ .. L_,!_l_ I ----.,----i' -r--, ...... " \ \ i i , i ! I " ~0 I, \ CD , " \ \ '-.' , , \ \ I \ ! ~,~ f!)I!.! " ,! ) I I I ."'1 , i i ~I ; iii! I , I ! ' : ' I ! , , ' , i I I J : \ i I \ iii . : : . \ r I \ ! ' \ I _ \ ( \ i \\ i \ l' \ \ \. \ '---J \ ~\ \\L_\\\ ~ . .\ 1 \ • \ \ \ ....... ' ',\ '\ \, . " '''' ... ,\\ ' \ \ \, / / / ~ ~I I I I I .~ r:tl I II> U) .... Q 01 ~ IL IU If) dJ N If) !z IU ., ~ ~ () 0 \,) .... ., ~ .... ~ p:; \,) Date 2&.11 !tlIEQ!;i Scale AS NOTFD Designed ,I~I, 1::.1 Drawn t;~"l Checked , I~ Approved RS Project # q31 @ Sheet # ~.O ~ ~ ..- I'f) Q) to to 0 ~ w Z 0 ::::> ~ • to ...., i ~ i ~<Xl Ei ~N iii >-l-n:::: W 0.... . 0 U z n:::: --0.... u S G n:::: 0 0 LL W 0 .... ... 0 a.+' Q)~ 0 ... ~Z III WOE 00 .>< .-aE ~~ 3:"0 « o _ ~Z :o~ -~ "n. n. U~ '-.e eno .£ E "0 ... :=0) It "E ~E 0>;-eN 'c Q'I een OQ) n.(s ~ ..J Q. li ~ I ~ I ~ If) m Ii: '" If) CIO N 3t .., 0 <5 3t '" ~ ili !l % 0 (/) m I Cl: n. n. « w ~ 0 in z o Vi GJ Cl: o z PLANTINc5 SPECIf=ICATIONS PARI I -PLANJINe SFEGIFICATI9N5 !5ENERA!. CONDIIIONS In the restoration areas. !:he contractor shall remove ...eeGij or exotIC Invasive specie" (e-9 .• scot's broom. English IVy. Himalayan and BVer<J"een bloGkberry. reed ~. purple loosestrife. ~ bln<:lHeed (morning glory). ~ l<notHeed. Ganado thistle. and creeping nlghtshoGle) by rnanu<l1 or ch8mlcal means (as approved by regulatory agen"les) prior to plant installation. Contr""tor shall verify that plant installation condition!> CIr'e 5Ultable Hlthln the restoration areas. ...,~ lIn9<ltlsfactory .oondltlons shall be .oorr""ted prior to "tart of Hork. t-hen condition!> detrimental to plant groHth are e~. 5Uch "" rubble fill. adver&8 dralr1age conditions. "lgnlflGGlnt vegetation. or obstrv<;tlons. Contr""tor shall notlf~ Ial"""ea Con5Ultants prior to planting. ElBglnnlng of Hark .oonstltul:es ac.ceptanc<> of "ondltlons "" &atlsf""tory. Plant.. Installed In undlstt.rbed oreas shall be Int<ograted Hlth eX15t1ng natlvo. vegetation. and planted In a random. nattJral15tl" pattern. GONJBAC[OR 10 VERIFY PLANT SGHED!JLE HIJH PLAN Contr""tor Is responsible to verIfy plant lo.oatlons and q"""tltles of plant& on !:he Plant 5Ghedu1" ... Ith tho&e r~ on the plan. ""tual plant quantltle" shoHn on plan& are to prevail over quantities shoHn on the Plant 5Ghedule In the event of a d~p<ln"~. except In the case of 5Gouler ... IIIOH. Hhere there are to be three .outtlng.. planted per SIjIJIboI sho .... n on plan. l.OGATE/SIAt:;ENERIEY PLANTlNe AREAS Contractor shall fIeld I~. stal:e. and verify planting areas and "onftguratlons prIor to plantIng. I al",.,..a Con&ultants shall r .. vl ...... and approve locatIons prIor to planting. Proposed 1~Ion!> of trees and shrubs shall be "take<! and IdentIfied Hlth an approved "odIng ~tem or by pl~ of the ""tual plant material. For large grouping.. of a sIngle &peele" of _. Contr""tor ~ stal:e !:he planting boundarl"". Ta""""'a Con5Ultants shall revl"w and approve location!> of all plant& and plant groupIng.. prIor to planting. AFPROyE P1.ANTINe LQC,ATI9N5 AND Sf'AYINe Planting location!> shoHn on planting plans are apprax!mate. based on antICipated "Ite =ndltlon!>. ""tual plantIng 1~lons ~ v~ from th05e shown du<O to fInal sIte condition!> and locations of exl5tlng vegetation. Nevertheless. ~ variations from !:he planting plan will reqUire prior approval by Ialasaea Con&ultant&. Plant spacing for &peeles lI"ted Is to be random (naturalistIc). and not In a regular grId pattem. an-.:...nter "P""lng called out on plant list Indl"ate" an average spacing dImension. For example. when the plan call .. for !lO' O.c. spacing shall ~ from 50'-42' O.c. ",Ith an average spacing of !lO Inches. Talasaea Con&ultant& shall revle .. planting 1~Ion!> and spacing prior to plant installation. PARI 2 -Pl.ANT MATERIAL STANpAR!25 PLANT MATERIALS Talasaea shall examine plant material prior to planting. Anti material not meetlnq the reqUired Sf""':1fl<-atlons shall be !rmIedIaI:e1~ removed from the sIte and repla<.e<f With 111<:8 material that meet.. !:he required .. tandardo. Plant material shall M<O"t !:he requlrement& of State and Federal laws ",Ith rB"P""t to plant dl5<Oase and Infestations. Insp""tlon ~lfl"ates. requIred by law. shall ""=mp~ each and ev~ shipment and shall be submitted to Tal""""" upon Contractor's re""rpi: of plant material. Plant materials shall be locall~ graHn (western HA. w""tern OR. or .... ""tern ~). healthlj. bushy. In vigorous growing condition. and be guaranteed true to .. !ze. name. and varIety. If repl=ement of plant material Is ~es .. ~ due to constrv<;tlon damaqe or plant fallur.. within one !I""" of installatIon. the slz"". "P""les. and quantIties shalrbe equal to 5p""lfled plant&. as !nd«;ated on the plans. Plant& shall be nursery grown. w .. 11 roated. of normal grawth and habit. and free from disease or Inf""tatlon. Talasaea Con&ultants reserves the rlc:t>t to reqUIre repl=ement or 5Ubstltutlon of ~ plant& deemed unsuitable. lre<OS shall have unIform branching. sIngle straight tronI:5. (unless "Pe"lfled as multi-sterrrn<Odi. and !:he ~I leader Int=t and undamaged. Ball",d and burlapped stock shall hav .. been root-pruned at least on.oe .... Ithln !:he prevloU5 two years. and !:he plant stock shall have been grown In a =ntalner for at least one fulf grow~ season. Container stoe!< shall be full~ rooted but not root-bound. Plant materIal with damaged root Zon<OS or I::rok.en root balls ",!II not be accepted. Coniferous trees shall be nursery graHn. full and bushy. and ... Ith unIform branching and a natural non-sheared form. OrIginal "entral leader must be healthy and undamaged. MaxImUm gap between branching shall not ex~ q'. and length of top leader shall not ex.oeed 12'. 5hnbs shall hav .. a minimum of thre" stems and shall be a minImUm heIght of I~ InGhes. NatIVe plant .outtlngS shall be grOHn and coll=ted In the maritIme Pa"lfl" North"""t. cuttlng& shall be of one-to twa-year-old woad. 112' dla. mInimum. CUttIngS shall be a minimum of 4' In length with 4 lateral buds exp058d abov .. ground after plant~. The top of each "uttlng shall be a minImum of I" above a leaf bud. the bottom .out 2 below a bud. The basal ends of !:he .outtlng.. shall be "ut at a 45 degree angle and marked "Iearly so that the rooting end I" planted In !:he soli. CUttinqs must be I<:8pt covered and moist during storage and transport. and no "uttlngS shan be stored more than three ~ from date of .outtlng. cuttlng& shall onl~ be us..d If planting OC"ur5 between Dec.emI:>er I"t and April 1st. For planting between April 1st and Dec.emI:>er 1st. rooted "uttlngS or saplIngS shall be used. Contractor shall submit documentation that 5p""lfled plant materials hav .. been ordered and ""weed. A list of supplier names. addresses. phone numbers and the storage/groWing 1~1on of !:he materIals shall be submitted to Ial",.,..a Con5UItant& ... lthln 60 ~ of .oontra.ot award. 5!.eSIIWI9N5 Stbstltutlon!> of 5p""1f(ed plant "P""les. size. or =ndltlon .. !II be alioHed only If prIor written approval Is obtained by T al""""a Con5Ultant& and regulatory agen.o!es prior to ordering material. Bar .. root stoG-!:. of .. qual size to 5p""lfled =ntalner or 646 plantIng.. ~ be 5Ubstltut<Od for ~!duov& .oonl:a!ner or 646 plantIng.. when available. but only with prior approval ~ Ialasaea Con5UItant&. Evergreen plant materIal shall be =ntalner or 646. VERIEX WR5fRT 5TQG.K CONDITION Tal""""" Con&ultant& shall Inspect plant material at the Job site, In.oludlng prevlousl~ tagged trees. for .oompllance Hith required standardo for plant sIze and quality prior to planting. This Inclvdes. but Is not limited to. sIze and condition of rootball" and root ~tem... pre&enGe of """""ts. latent inJUries and def""t&. Tr ...... must be untIed and separated for Insp""tlons. TalQSQ<OQ Consultant& re&erVes !:he right to refuse ""'JIall plant material ~ time prior to final acceptance If It Is determined that su.oh material does not meet the sp .. clfl.oatlons as de&Gribed herein. Roo jeGted material sholl be Imrnedlatel~ removed from pro J=t sIte. VERIFY SIQ8ABE sere AND METHOD Plant.. shall be stored In a mGI"Il<OI' ne~ to support !:heIr hortlwltural requirements. Plant material stored on-slte shall be prate"ted from weather damage. .oonstrv<;tIon ""tlVlhl and the publIC. Sailed and burlapped material which cannot be Installed !mmedlatefy shall be """eled-ln' to prevent desuatlon prior to planting. Rootballs shall be pro~ted by "ov..rlng wIth mo15t soli. mul"h or sOHdust and Hatered as ~ssary. Plant "P",,!mens shall be I<:8pt moist (Hetland Sp""les saturatecO and shaded until !:he actual tlrne of plant Installation. Immedlatel~ dter planting. "oils In !:he plantIng or"" "hall be saturated to prevent ""P!II~ stress. PARI 3 -PLANT INSTALLAIION SOiL PREPARAIION/AMENDMENTS PrIor to installation of plantings. all .oonstrv<;tlon debris and an~ other nonnatIVe material shall be removed from !:he restoration areas. Trees and "hrubs shall be pit planted"" shown In details. In planting areas. Flantlng pIts shall be bacld'lIIed .. Ith a 50J'5Q mIxture of Imported. weed-free topsol and tIW natIVe soli from the planting pIt. In graded areas, plantIng.. shall be Installed dlreCtl~ Into n..HI~ plQG<Od topsoil (see Part 3 for topsoil "P""lflcatlons). In <OnhanGed existing for<Osted areas only. Contra.otor shall loosely tie a 2' pi""" of plnl< flagging to !:he top portion of all planted vegetation to f""lr_ pa&t-constrv<;tlon performan.oe and ma!ntenan"" revIew by Tal""""" Con5Ultants and regulatory agencIes. SOIL MOISJlJRE REfENUON A6ENT SeIlMaI"t. or "'lulvalent. shall be added to the topsOil bacld'lII of all planting pits. The SeIlMoI"t shall be I'ojdrated before being added to topsoil baGld'III. Manufacturers recomm<Onded application rates and usage shall be followed. fERTILIZER Hoo~ planting.. shall be fertilized with a sloH-release (lXnonth). hIgh nItrogen low ph05phoru .. granular fertilizer (21-3-1). with appll.oatlon rates as &peelfled by manufaGturer. Ferl:lllz"" shall be applied aFter plantl~ pIt 15 bacKFilled. and prior to applICatIOn of mulch. Fertilizer shall not be applied between November and March. tlII.Qi A 3' I~ of mulch shall be placed around !:he base of each neH tree (36" dla. ring! and _ planting (24' dla. ring! for erasion. weed "antrol. and mo15ture retention. SIAKJNe Irees shall be staked Hlth at least one "taI:e and attached at a height of approxlmatel~ 3/4 the height of the tree (see Sheet H2.1). Contr""tor shall remove stakes at !:he end of !:he one-year guarantee period. unle"" otherHlse dlr""ted by Tal""""" Con&ultants. PART 4 -IRR!6ArION. FENCE and SIaN INSTALLAIION TEMPORARY AllTOMAIIC IRRlgAIION sySJJ;M Contra"tor shall prOVide an above ground temp~ Irrlqatlon ~tem Capable of full head to head coverage of all planted areas prior to installation of plantIngS wIthin the ueated wetland and r" .. tored buffer areas. The ternporar!j irrIgation ~5tem shall either utilize =ntraller and point of "~tlon (POC.) form the site irrigation s~tem or shall Include a separate FOG and =ntroller with a bacl::flOH prevention devl<-e per Hater )Jr15d!<.tlon In&peetlon and approval. The system shall be zoned to provIde optlma1 pre&5Ur" and uniformIty of =v .. rage. "" well "" separation for areas of full sun or shade and "lopes In ex.oess of 5%. EI""tronl" valves shall be same manuf""turer "" th<O site Irrlqatlon ~tem. or shall be Rain BIrd PEe Series or equal If ~tem Is not .oonttguous with th" site ~tem. Valves shall be "Ized to """ommodate pre&5UrB and zone ~Ion requirements of the ~tem and shall be In"talled belo ... grade In Garson (or eqooO valv .. boxes. HIrIng shall be In!Wlated multl .... trand. taped to the main at 6' Intervals .... Ith duG-!:. tape Hraps. Qn-grade MaIn and lateral line" shall be Class 200 PVc. bell pipe with solvent welded fittIng... seweed 1n1"""'" .. Ith wire staples Hhere ~ssary on sloped are"". Lines sholll>e pl"""'d 12' below grade In 4' Pc.V sl....v .. s Hhere vehicular or maln~ """ess Is needed Qa05S fines to the re"toratlon area. MaxImUm main line sl"" shall be I.J!,' and mOlj be looped back to !:he FOG to redu.oe pr:""""'" los •. Lal:eral lines shall be sized In dea'easlng downstream order per Rain 6 ... d design standardo; the minimum lateral size shall be 0/.0'. Heads shall be rotor or IrrIpa<;t type Installed 4' above finished grade on wood tree st:al:t>s. 5taI:es shall be ~e In !:he ground. embedded to a mlnllnUm depth of 24'. Heads and 0/.0" PVc. risers shall be ""weed to stal:e& wIth =nstrldlng hoSe "I""f"'; no furr1y pipe sholl be used. Heads and nozzles shall be matched pre"lpltatlon rate for each zone. Client shall provIde Hater and .. I""trl"~ for !:he ~"tem. Irrigation 15 requIred within !:he restoration area for at I""",t two gro ... 1ng seasons follOWIng planting to ensure adequate establishment of plant material. The Malntenaoce Contr""tor shall be responsible to a"tlVate. Hlnterlze. maintain. and to .oontlnually verl~ adequate operation of !:he tempor~ IrrIgation ~tem. System fun.otlon (tn.oludlng el""tronl" valve and "antroller function! shall be Inspected for operatIon and full coverage of all planted are"" during each malntenan.oe vIsIt. The system shall be repaired Immediately If found to be damaged or malfun.otlonlng. The s~tem shall be activated ~ -iIne 15 and winterized ~ o.,tot:>er 15. If hot dry Hea!:her o"wcs either before or after !:he"" dates. !:he Irrlqatlon ~tem shall be actIVated earl"'r In the season or remain actIVe later Into !h.. fall. During the fIrst year after Installation. the irrIgation Slj5tem shall be programmed to provide J!z' of Hater ev~ three~. Irrigation rotes ~ be ""'reaSed as _~ during prolonged periods ofnot. dry weather to prevent plant mortality. During the second year after installatIon. irrIgation shall be progr:arrrned to provld<O J!z' of Hater on.oe a week. However. If more tfian IOSII of plant reploGement ocwrs. watering rates Hili be maIntaIned at a rate of J!z' of Hater ev~ three days for the dura~1on of the monitoring perIod. A Ghat describing the location of all Installed or open zones and .oorre&pand~ =ntroller numberi; shall be pl"""d Inside the =ntroller and gIVen to !:he Owner s rep. egentatlvo. The Irrigation bid shall In.olude a one-year ... arranty against def""t& In materials and HOrl<manshIp from the date of final proJ""t ~. The warranty shall Include ~tem ""tlVatlon and winterizatIon for the fIrst ~ear and immediate repair of the sy"tem If I~ Is observed to be malfunctioning. BEffp PISTIJRREP AREAS ContrQGtor shall reseed (and thoroughly ... ater) exp058d solis ... Ith the seed mIx.... &peelf!ed In th" Plant 5Ghedule fOllOWing plantIng installatIon. RESIORE EXISTINe NAJlJRAL OR l.AND5GAPER AREAS Existing natural or landscaped areas that are damaged during =retrv<;tlon shall be restored to !:heIr original =ndIt1on. unless rmprovements or modifICatiOns are &peelfled for those areas. Contractor shall exercise care to protect from 1n.JIIrY to tn.n!; roots. or branches. of ~ trees or sInA:ls that are ta remain. ~ lIVIng HOO~ plant that Is damag<>d durIng "onstructlon shall be treated Hlthln 24-hours of ""wrren.oe. Ial""""" Con&ultant& shall be notified !mrnedlately of ""'1dMt. 'Hound shaping' to Include evenly .outtlng bro""," branGhe& and damaged tre" bark.. T al""""a Con5UItant& ehall be notifIed. and Contractor shall prune wounded portions of plant lmrnedIatel~ after damage o~. I~ plants shall be thoroughly Hatered and additIonal measur .. s shall be taI<:8n. as appropriate. to old In plant survival. G!.EANIJP Contr""tor shall be responsll:>le for !:he removal of =nstru"tlon materials and debris on the sIte follOWing installation of plant materials. PARI 5 -FINAl. ACc.EPTANC.E PLANT HABRANIX Contractor's Harranty shall In.olude repl=ement of plants (same size and species shown on the draHI~ that prove either to be dIslocated or un5Ultable as to plant materIal standardo. Except for loss du<O to eX""""lVel~ severe climatologIcal .oondltlons (Sllbstantlated btl 10-year re=rded weather Ghart&). Installed plant materIals are r"qulred to be guaranteed for one year against def""t& and unsat15f""tory growth. except for cases of negl""t by Owner or abuse/damage by o!:hers. Plants repl""ed shall be r .. lnltlated under plant guarantee condItions. ~ "hanges or modIfICatIons to this plan must «.""lVe prior approval from 101""""" Consultant&. FINAL A«ffIANGe t.pon =mpletlon of planting. the Contra.otor shall provide Ial""""a Con5UItant& ... Ith a set of "Iearly rnarI<ed prInt.. deSignating !:he actual locations of planting.. Hlthln !:he restoration areas. contractor shall keep a """",Iete set of print.. at !:he lob sIte during =retru.otlon for !:he purpose of ''redllnlng' changes or modlfl<-atlons to !:he approved plans and shall update &aid informatIon on a dall~ bas15. Ial",.,..a Con5UItant& sholl approve planting locatIOns. If Items are to be .oorr""ted. a pun.oh list shall be prepared by Ialasaea Con5UItant& and submitted to the Contractor for """",Ietlon. After punch list Items have been =mpleted. I al""""" Con5U1tant& shall review the proj .. "t for final """eptance of plan implementatIon. The date of fInal =~ shOll "onstltul:e the begInning of the one-year plant guarantee period. PART 6 -ONE-YEAR MAltm=tW!CE MAINIENANGE Contr=tor sholl revle", landscapB maintenance ~omrnendatlons .. Ith a qualified wetland biologist from Tal""""" Con5UItant& Hflo 19 familiar .. Ith the stoted goal" and obJ""tlVes of !:he restoratIon plan. Contra.otor shall maintain trees and _. as needed. for a perIod of one !I""" from final """eptance. to maintain healthy growth and habitat dlV<0r5lty. In.oludlng a) tIghten and repair tree s_. b) reset plant.. to proper grades and upright p05lt!ons. and ,,) .oorr""t dralr1age problem.. as required. Contr""tor shall be responsible for Haterlng plant.. immedIately upon Installation. and again over the entire planting area upon =mpletlon of landscape InStallation. Irrlqatlon Is requlr<Od Hlthln !:he restoratIon or"" for ot least two growing seasons folioHIng planting to en5Ur" adequate plant e"tablishment. Contra.otor shall remove tree st:al:t>s and ~ "'''''''' two years after installation unless r"""lvIng written perm""'lon from Ial""""a Con5UItant& to remove stal<es and ~ wires one !I""" after Installation. contractor shall .oorr""t <Oroslon and dralr1age problem& as required. Contractor shall r<OMOVe slit fen.olng upon re"elVlng witten perm""'lon to do so ~ T alas""a Con&ultant&. U5UOily one !l""" after !:he Agen"le" have approved the restoratIon .ooo"trv<;tlon. Reetor .. the area ~ hand seeding .. Ith ""ed mix consistent with that used on adjacent planted areas. Contr=tor sholl remove irrIgatIon ~tem 2-years after planting. Upon "ompletlon of !:he on.. !I""" malntenan.oe. an Inspe"tlon ~ Tal""""a Con5Ultant& shall be ~ted to .oonflnn that !:he restoratIon area Has properl~ maintained. If Items are to be .oorr""ted. a punch list shall be prepared ~ and 5Ubm1tted to th<O Contractor for =rr""tlon. 1.\>0" .oorr""tlon of the punch list Items. the pro Je"t shall be reviewed ~ Tala"""" Con5UItant& for fInal close-out of plan Implementation. ~ 41 1 I I I I' ~ Q) II) -:;; 8 A ~ N ~ '" ~ 1=1 () 0 I.) . .. III ~ .~ Q) Il:: I.) Date 28_Al~F()5 Scale ~I~ Designed I~ Eol Drawn 15;c;z.cd Checked ,I~ Approved RC, Project # 931 Sheet II ~.~ ~ ~