The URL can be used to link to this page

Home My WebLink AboutLUA-05-082I L-Uj LJ ----~O n OJ , ( ----t f-0 U) \..../$ / ////~// / / /// / / / // / / / y//// / / /1//// / / zl N 1'-.. W ~ I -er:: OJ 0 I / //t/// / / ///// / / // /~ / OJ~ 10 «0 .'~, ~ N " ' \ ~ T. L. "'-, , . / , >", ' .\ 3345 70-O~ 9 8~ . ,'.' ~\. / , ' .. ~., ".':, /', \ .. '\. . .', J \.. ~.....: , \ 1I1w.+-.'-=-1. ."v'.,.", 1 '.' . '", .. , y y',. ,I "".' v.... • • • • "'\ I ,. '\ y , • ., • \ " ., ...... ' ... ' .. .\., ,I '. • \. , • y •• ' ••• "~, , I r ,:' . . . . . ' . y • • \' ~ \. ~ v v ~. L' v v • ' .\\ • v • I, v • , \ 3$!~7~>9~ : i Ji , ... v • V • ~\ 1 , lLu' , • • , , ., I I . 1,0:: v • • • • ..". f 'v :~ y • v • './' I 'j 0't v • • 'I' .: / .. ;:. ~ f . ' ./ ' ' J . ,I . • j / / / / // // //,/ / '// /// / >-/ // / A/ / / / I ( I ~ / ENTIRE" BUFFER HAS I I" BEEt-fMULCHED I I I ( / / / ( 96--------r-- 95-t- ~ I ~\ / \ 1 \ \ I ~ / / \\ / \~ /// ') ) / \ \\ / / 1 1 1 1 I\../ I~ / / / / 1/ 6/ / ~ .. "I 1/ // // I / / 1/ \ ( I / / ECOLOAy \ 1 BLOCK '1 WALL , I ( , \ ( , ' I \ \ I I / I I \ '\ / J!~~ -__ -J / ; -PP2 /' -+-__ 2°;1--~ ___ 0 --;:.---o I --~~rv ----20~ ../ / / ....--- HEST~ V PLAN LEGEND -------PROPERTY LINE - . - . - . - . - . -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER EXISTING TREE STUMP ~LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTTALL II PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THUJA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINATUM CORNUS SERI CEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEHISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) ~ I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGHOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR HESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGHOOD BLACK THIN-BERRY T ALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY N l \ .' QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 t; folLf) 3Lf) Il::-Il.Nl D ~ d;) () ()I=I ~ ~Zfolu\~ ~()~~~ I ~ 1=I~C/l«I=I~1l:: z « -1 Z (L () Z l- e) \D i=I-Z «iiI \D=>~ I-() « ~ ():r I-Ii Z-~()() =>-11-UJ)--Z ~«W « I-Ii <ll'dU o §5~ ~ ;§~ ~J5s::..J u ; ....l ~ ....l :;; " ~ ~ C'j J. 'u ~ o " V'J , V'J E <t:: 0 ..... (l) .::: (5 = § SIc ...... -< <t:: " ! a:i o I '" o I N I Eo< i I '" '" .... '" BAIMA & HOLMBERG INC. TECHNICAL INFORMATION REPORT (T.I.R.) TAYLOR COURT-9 LOT SHORT PLAT CITY OF RENTON FILE NO. LUA-05-082/SHPL-H PREPARED FOR: BASIC VENTURES, INC. 18211 240TH AVENUE SE MAPLE VALLEY, WA 98038 (425) 222-6570 PREPARED BY: BAIMA & HOLMBERG, INC. 100 FRONT STREET ISSAQUAH, WA 98027-3817 (425) 392-0250 DATE: JULY 5, 2005 REVISED: MARCH, 26, 2007 JUNE 14, 2007 Baima & Holmberg, Inc Job No. 1673-023 DEVELOPMENT PU'N~JING CITY OF RENTON JUL ~. 3 2007 RLCEIVED 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 TAYLOR COURT PRELIMINARY TECHNICAL INFORMATION REPORT TABLE OF CONTENTS SECTION I: PROJECT OVERVIEW SECTION II: CONDITIONS AND REQUIREMENTS SUMMARY SECTION III: OFF-SITE ANALYSIS SECTION IV: FLOW CONTROL AND WATER QUALITY ANALYSIS DESIGN SECTION V: CONVEYANCE SYSTEM AND ANALYSIS DESIGN SECTION VI: SPECIAL REPORTS AND STUDIES SECTION VII: OTHER PERMITS SECTION VIII: SWPPP ANALYSIS AND DESIGN SECTION IX: BOND QUABTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT SECTION X: OPERATIONS AND MAINTENANCE MANUAL SECTION XI: APPENDIX TAYLOR COURT SECTION I: PROJECT NARRATIVE Project Overview This project involves the development of a 1.70-acre parcel into 9 lots. The site is located at 3711 Monterey Place NE, at the southwest side of the inter section ofSE 86th Place and Monterey Place NE. An existing residence currently occupies the site. The site generally slopes down to the north and northeast at 5% to 22%. Soil maps and onsite exploration show the site to be underlain with a thin layer of sand over silty till. Proposed Drainage Control Runoff from the developed conditions site will be routed to a combination detention and water quality control tank to be constructed onsite. The detention volume and release rate was calculated using the 1990 KCSWDM SBUH method matching the 2-year, 10-year and 100-year developed/existing peaks plus a 30% F.S. increase in volume. The RID facility will discharge into the Monterey Place NE ditch. Provided in this Section is the following: 1. Vicinity Map . 2. Site Plan 3. TIR Worksheet Vicinity Map t N Site Plan 1" = 60' King County Department of Development and. Environmental Services TECHNiCAL INFORMATION REPORT (TIR) WORKSHEET ... .:.; . .:: 'ParL1'PROJEOTiOWNEFtAND> ,',' ;PRQJ~9T;Et,fGINg~R:;3';;{;' ;,:}~~: i,' Address '. , ~z. If ~f./IJ 11J -Mf(,fl. Phone 125 -'ljz,-3 3J i Subdivison' r Short Subdivision Grading Commercial Other ________ _ Community Drainage Basin River Stream __________ _ Critical Stream Reach Depressions/Swales Lake ______________________ __ Steep Slopes _________ _ pro~e Lotl M()(LI Location .~ T ~wnship ...:;e_ll--L-__ ---'-_ t Range _....;;:5"--__ _ '" ,N ..... Section _.,£-.:='Z....~ __ -'- DFWHPA COE404 DOE Dam Safety FEMA Floodplain COE Wetlands Shoreline Management Rockery Structural Vaults Other Wetlands W~lt,,Q-ND )tJfFfC Seeps/Springs High Groundwater Table Groundwater Recharge Other _________________ --- Soil Type Slopes Erosion Potential Erosive Velcoties /dq;t;{llW(Jp f) 2%,-30% ~DfJl(/l4lV.- Additional Sheets Attached REFERENCE Ch. 4 -Downstream Analysis Additional Sheets Attached MINIMUM ESC REQUIREMENTS ,/ DURING CONSTRUCTION Sedimentation Facilities . v'Stabilized Construction Entrance· .; 'Perimeter Rl!noff Control II Clearing and Graing Restrictions ;; Cover Practices J Construction Sequence Other LIMITATION/SITE CONSTRAINT tlW"L I -No L,~, ~ 1\~)t."" MINIMUM ESC REQUIREMENTS . AFTER CONSTRUCTION V Stabilize Exposed Sulface . r/ Remove and Restore Temporary ESC Facilities Ai Clean and Remove All Silt and Debris Jj Ensure Operation of Permanent Facilities V Flag Limits of SAO and open space preservation areas Other Grass lined Channel . Pipe System . Open Channel Dry Pond Wet Pond Tank Vault Energy Dissapator Wetland Stream Infiltration Depression Flow Dispersal Waiver Regional Detention Method of Analysis t2""&V ,..,. CompensationlMitigati on of Eliminated Site Storage Brief Descripti<:>n of System Operation ---~~+-F-;.....p~o::::....-.-....c.....:t--:.,.L-.I'-...!.!~:"""":~--'-.Hoe:==---_ M Facility Related Site Limitations Reference Facility Limitation :;;?~'~~'·~~;*~~~~~~~~[1~~~fi¥~~~!.~4~1:,.· :~T!~ Cast in Place Vault Retaining Wall VRockery> 4' High Structural on Steep Slope . Other Drainage Easement Access Easement Native Growth Protection Easement Tract Other :~~*~~'~~~t~~~f;~iw~@~~~j~~~Wi.~~~~~j~!'~f~~~~~1~~~;{1~§~j:'tr~·'~~:'~;11i~i~~,~~1~~it~!!~;;~;~;;r.r~~~' I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the. best of my knowledge the information provided here is accurate. Signed/Date TAYLOR COURT SECTION II: CONDITIONS AND REQUIREMENTS SUMMARY The following information is provided in this section: A. Hearing Examiners Report. B. August 22, 2005 Modification Request Approval Minutes APPLICANT: OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Joe Pruss Basic Ventures, Inc 1821 I 240th A venue Se Maple Valley, WA 98038 Kenneth R. Taylor 3711 Monterey Place NE Renton, W A 98056 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 . Taylor Court Short Plat LUA 05-082, SHPL-H 3711 Monterey Place NE December 6, 2005 RECEIVED DEC 08 2005 BAfMA & HOLMBERG INC. Hearing Examiner Short Plat approval for a nine (9) lot subdivision of a 1.68-acre site. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 17,2005. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as foIlows: MINUTES Thefollowing minutes are a summary of the November 22,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 22,2005, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City HaIl. 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. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 2 Exhibit No.3: Preliminary Short Plat Exhibit No.5: Zoning Map Exhibit No.4: Preliminary Topography, Grading, Drainage, Utility, Tree, and Landscape Plan Exhibit No.6: Marshall Short Plat Map The hearing opened with a presentation of the staff report by Nancy Wei I, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located off Monterey Place NE, in the northern quadrant of the City, east of 1-405 and north ofNE 36th Street. There is an existing house on the site, which is proposed to remain. There are some off-site wetlands that are part of a Native Growth Protection Area on the Marshall Short Plat just west of this site. A stream and wetland study was done and the applicant has redesigned the site. The only impact is a required buffer area. The actual wetland is not located on this parcel and so no deduction to any area was required. The applicant requested a reduction in the 50-foot wetland buffer to 37.5 feet, staff approved. The applicant will also be providing a wall to restrict impact to the Native Growth Protection Area. The net density for this site is 6.2 dwelling units per acre, which is within the range for R-8 zoning. Access to the site is proposed off of Monterey Place NE via a new public street terminating into a cul-de-sac. All lots would front this new public cul-de-sac. This site does fall within the Residential Single-Family designation of the Comprehensive Plan and does comply with the policies and objectives of the Comprehensive Plan Land Use and Community Design Elements. The density, lot dimensions and setbacks all comply with the requirements. The existing structure will become new Lot 8, the carport and an additional structure on the site will be removed. The new public right-of-way intersecting with Monterey Place NE will have a radius of25 feet, exceeding the required I 5 feet. The site slopes downward towards the northeast with an average slope of approximately 15 percent. There are no critical areas on the site. The site would be cleared of approximately 40 trees in order to grade and fill for the site preparation. A five-foot wide irrigated or drought resistant landscape strip must be installed along the new proposed street. Additionally, a minimum of two trees must be planted in the front yard or planting strip of every lot per City code. Fire, Traffic and Park Mitigation Fees are to be imposed as condition of short plat approval. The site is located within the boundaries of the Renton School District. The School District has indicated that they can accommodate the additional students. A combination detention and water quality control is proposed for this site and will be designed in accordance with the 1990 Storm water Manual. Water and sewer service would be provided by the Coal Creek Water and Sewer District. The applicant will need to provide a Certificate of both water and sewer availability prior to the issuance of the construction permit and prior to recording the short plat. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 3 Tom Redding, Baima & Holmberg, Inc., 100 Front Street S., Issaquah, WA 98027 stated that he had nothing to add. The Examiner inquired ifhe had any information about the water and sewer availability letter. Mr. Redding stated that he did not have his file, but he thought that they did have the letter. Greg Yahn, 3714 Lincoln Court NE, Renton, W A 98056 stated that he lives just west of the proposed site. He stated that he had some concerns with the buffer that is going to be installed and about the number of trees that would be removed as part of the construction of this new development. Discussion continued as to which lots in the proposed development would back on the buffer and that the trees in the buffer area would remain, and which lots would be graded and cleared of all trees for the construction of the new homes. He would hope that as few as possible trees would be removed. Mr. Yahn was also concerned· about the runoff as well as the dust and noise levels. Kayren Kittrick, Development Services Division stated that dust, noise and construction is covered very severely in the DOE Manual and must be followed for all erosion control. Nothing is allowed off the site, all erosion control is in place prior to the builder removing anything. The noise ordinance with the City restricts the hours that work may be done. The site uses the 1990 King County Manual due to the fact that the flow does not go into a direct system and the area was not mapped for the 1998 manual. Further, the plat did not go before the ERC and so they fall under the 1990 manual due to being SEP A exempt. Tom Redding, Baima & Holmberg, Inc., 100 Front Street S, Issaquah 98027 stated that the problem with the trees is that they are small lots and there is a lot of grading proposed. The site drops down and the plan is to put a retaining wall along the perimeter, there will be a lot of dirt coming in. The drainage depends on the grading· in order to force everything to drain to the detention tank. The site will be raised a maximum of 8-feet. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:45 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Tom Redding, filed a request for a 9-lot Short 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 # I. 3. The Environmental Review Committee (ERC), the City's responsible official determined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 4 5. The subject site is located at 3711 Monterey Place NE. The subject site is located on the west side of Monterey Place directly east ofSE 86th Place cul-de-sac and nOith ofNE 36th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family homes, 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 4275 enacted in June 1990. 9. The subject site is approximately 1.68 acres or 73,173 square feet in size. The parcel is almost rectangular with Monterey Place cutting at an angle across the northeast corner of the parcel. The subject site is approximately 298 feet deep (east to west) by 254 feet wide. 10. The site slopes downward to the north and northeast and also toward a wetland in the southwest. The slope ranges from 5% to 22% and averages approximately 15%. While no critical areas exist on the subject site, an offsite wetland west of the site would require a buffer that extends onto the subject site. The applicant received administrative approval for a modification to reduce the buffer to 37.5 feet from the required 50 feet. The reduction will be accompanied by buffer enhancement. 11. An existing home would be retained on Proposed Lot 8. Other outbuildings would be removed. 12. The applicant proposes clearing approximately 40 trees varying from 6 inches to 38 inches in order to prepare the site for homes and roadways. 13. The applicant proposes dividing the subject site into nine lots. The nine lots would be arranged around a cul-de-sac road that enters from Monterey Place. The lots would be arranged in a counterclockwise fashion with Proposed Lot I in the northeast corner and the remaining eight lots following around the cul-de-sac. 14. The western edge of Proposed Lots 5 and 6 would be preserved as part of the protective wdland buffer for the wetland on the adjacent neighboring westerly parcel. 15. The existing home on what would be Proposed Lot 8 would be closer to therear lot line than code now requires. Staff found that this is a preexisting condition as that home violates the current standards even if the subject site were not further divided. 16. Due to the overall shape of the parcel and the proposed cul-de-sac road, the lots, in the main, will be trapezoidal fanning out around the cul-de-sac. The lots provide sufficient area for single-family dwellings with the exception noted above with the pre-existing non-conforming status of Proposed Lot 8. 17. As noted, the new plat would be served by a short segment of road that almost immediately widens into a cul-de-sac bulb. All homes would have direct access to this new public street. 18. The applicant proposes grading the property to allow drainage to flow toward the detention system and avoid storm water issues on the west. The applicant proposes grading the site up to approximately eight feet (8') outside the area of the wetland buffer. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 PageS 19. The density for the plat after subtracting approximately .30 acres for the public roadway would be 6.52 units per acre. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 4 school age children (.44 students per home). The students would be spread across the grades and would be assigned on a space available basis. 21. The development will increase traffic approximately 10 trips per unit or approximately 90 trips for the 9 single-family homes. Approximately ten percent of the trips, or approximately 9 additional peak hour trips will be generated in the morning and evening. 22. The subject site is located in the Gypsy Creek drainage basin. Stormwater flows mainly north and northeast across the site although there is a wetland area located west ofthe subject site. The drainage report indicated a 30% safety factor over the values in the 1990 King COUlity Stolmwater manual. Staff further recommended compliance with the Department of Ecology's Manual to control erosion. 23. The site will receive both sewer and water service from the Coal Creek Water and Sewer District. 24. The City has adopted mitigation fees for transportation improvements, fire services and parks and recreational needs based on an analysis of the needs and costs. These fees a~e applied to new development to help offset the impacts new homes and residents have on the existing community and the additional demand for services. CONCLUSIONS: 1. The proposed short plat appears to serve the public use and interest. It provides additional housing choices. It provides urban lots in a growing region and it respects the sensitive character of the area by providing a buffer from the adjacent wetlands. 2. The development appears to provide reasonable lots. While the lots are not perfectly rectangular they do provide relatively straight property lines, which work around the shape of the parcel and the cul-de- sac roadway. 3. Proposed Lot 8 does present problems with respect to its non-conforming rear yard. The non- conforming nature of the rear yard does create problems since the division of property should not create nor tolerate non-conformity and any non-conforming structure should be made conforming. While the non-conformity does not raise any life safety issues code still suggests that non-conforming uses be converted to conforming uses. The home will have to be altered to provide a conforming rear yard. 4. New plats are required, by State regulations, to make provision for the impacts of its new homes and future residents. The new homes proposed for this plat should not overtax the City's infrastructure but the applicant should help accommodate new residents and their demand for services by paying the appropriate fees for parks, fire and transportation. 5. Again, it appears that this infill development will create new single-family lots in an area where urban services are available. The development will add to the tax base of the City. DECISION: The Short Plat is approved subject to the following conditions: Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 6 I. The home on Proposed Lot 8 shalI be altered to provide a conforming rear yard. 2. The applicant shall obtain a demolition permit and complete all inspections and approvals for the existing garage and accessory building located on the property prior to the recording of the final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 3. The applicant shall pay the appropriate Transportation Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Transportation Mitigation Fee shalI be paid prior to the recording of the short plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single- family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee equal to $530.76 per new single- family lot. Credit given for one existing residence. The fee shall be paid prior to the recording of the short plat. 6. The short plat shall be required to comply with the Department of Ecology's (DOE) erosion and sediment control requirements in Volume II of the 2001 Stormwater Management Manual. 7. A maintenance agreement or homeowner's association shalI be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. The agreement shall be placed on the face of the final short plat. 8. The establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shalI be placed on the face of the plat designating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots 5 and 6 indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. ORDERED THIS 6th day of December 2005 FRED J. KAUF AN HEARING EXAMINER TRANSMITTED THIS 6th day of December to the parties of record: Nancy Weil 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Joe Pruss Basic Ventures, Inc 18211 240th Avenue SE Maple Valley, WA 98038 Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 7 Tom Redding Kenneth R. Taylor Greg Yahn Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 3711 Monterey Place NE Renton, W A 98056 3714 Lincoln CourtNE Renton, W A 98056 TRANSMITTED THIS 6th day of December 2005 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuantto Title IV, Chapter 8, Section IOOGofthe City'S Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 20,2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 20,2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land 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. .:.~ .' . ~ 's, t I -.-.. .J ""6 "_.:..;:.1 4 1 5 8 9 INCH =-200 FEET N.E. -------~ ----------- (9 4 ------------:--~ r-r--------~,-", // '--' ... 33RD ST. , .. T ~, . ----------- B4 -29 T24N R5E E V2 ,-L-----J \ 'r i I SE 80th S1. R-IO .... -....... _ ..... -........ . -R;-ro······ NE 40th St SE 86th C~------.., ! I i /----.-1 i I f { ! I ': Re,!:.·' :--------....• , I ; J J f i ;-~ ----Jlento .. at,-UmIf4f SE 90th C4 ~ ZONING o ~ TECHNlCAL SBllVlCES . 32 T24N R5E E 1/2 5-432 n II , I Jrfl ~ ~!I I Jlr'ltJI~11 i p. • , & I, J i t!QIt AU ONSllt TllttS TO K Mt.I~ t-":"'-f-"':"'~ ., " I .".. . < <0· .. 4 ... , . "4 •. .. -'AI ':. • 'i'. ;.I ••• LANDSCAPING DETAIL ... tON.. ..... ~J,o.;'!~) .·'OT~". -..-~T~~ • 12' .... """ ........ "'". (NIHOfO COl.1NfM ~--=..~ -IrrI.OCA"MM#!ICM: PORTION OF THE N.E. 1/4, OF SEC. 32, TWN 24 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON '1" JO JO -SCALI: ," • 30' DEVELOPMENT PLANNING CITY OF RENT0"l U:CAI. O[SCRrpnON ... , .... -.111 ........ 1~""( ........ '00._ .... (l1li"100.01, I. t ~ ~ ;11 \ \ : . ~~ N tV : : r r''' ~ ~ N """ i ~ , ... .. - NOV 1 4 2005 RECEIVED --~"-I I--.-~ .. -'--.. 1, __ " M v f\ 0. ::'!'A ! ;.::k., ..... ... ., ".0.. .. ... ". ,. '" ~ R~ IS ~ ~ ........... ~M 1\2 ~ ; ~ r & " \~ .. ~ ~-,,-' IV .. .~ ~. ... I....uu... -,... ~ j j~ ip! ~ ~ .. -.. -------- lIfO"; "'.COWo'''IIOooO. ''''.''Mlttll''''.,..12 .. SU~~y NOm .AII. Of ItNttfolO 110( IO(IIIoIIIIICIt'tO Ct"'t",,ftC: r:t """'" ~;( " D."" HNCH .,MIC 'fOI1t( .... 0-''''-'0It "",,S ""'1(, 's A~o.ft.lll"~MI"Iot..ao.AIII!wlEO'S" $oW'''''' If_ "_Ol.[ ~ID l« .. TtO "","",-"rt~""C(1'~fIo(tov'"'''''' I'IIIGI"t"ChCOlhltJtCl'llASOIIfH("" """"""'I$YAflo...en.·"",,,,,,co ........IX. II(t(IIlOJ 01_. c""'"" ............ 'oo ffr4tTIMII[NTATl0Jr4 .. ,.,.'", ... .ro. '1ICC~ (l.fcftOoo( DlltolftCt ... "~I#IOI'.na.O_'o(, «lI'I1ItQ" ...... ,.a,..,."" .. WlltI\.,. .. -.a.otuII(fJI\.OO-S"At'·U,400.11f ~.v.c:r."""ACUJ·',)""0II0 Call before you D.9. 1-800·424-15"15 ~o....o __ -..cr(\I"") A~~r~mr:r,~ t'~~~T"~~z:~r;~~. .CII,M\lft\nI(1:~ '4~ CDoI"""tfl~ 110 ~"'Aftclo II III'" ?MAf JrU ,.u"" VfII,I"Ci NIl( ...... ~"t:...'1tt=~~= :t::=:~~~~' c.tu.1I"CIII( ........ '·_.1-,.... CITY OF RENTON RECORDING NO. VOL,1'ACE SHORT PLAT II \. ~ -Ne¥-1-4-2005 . • 01.0$1.1:'01,.\.1>-\ '. '. 1'.r.l•li ';~~\l~i~~~o'1·\jQO\lOl': . \ 2:.-::.:Tt \ '\; EAst_T ~, j,L, ... 0' ; ',"!,' ';','0.018:1 __ ~~ RECE1VEO 't,,\~:~~·I\.~~.~: . \n ..... 62.11 ~\ ; tI'l, : ~\ j , ... .., ~ I -~. ".' .. \i ____ ._ t" , -.,. 1 • _ ._ ," ....----f .. _tt 1 7' • ._ : +--! := , l ,~. ~\ 1'( ____ l" \, : ... , ., ____ , l",~ ~ • ./. .... \ /~ " -';'-,! , , " , \ I ,: , '.0' U "J. \: I., I LOj 1 '\\ ! -r-! i I ! If l.OT I, !.Oi I .. ,- ~ f~ za , , \ \ ~ .. 8/5 OJ E; -." '!s.1RJ1' "- • N I + t? ~1!~·.."~.,,. . ..,._ .. t --.-", •• ~rG"'i1""2' I I I I I I 2tUJ' 2tUl'(P) a r--t-ti'iiM:iiT - l.Cii n \ i ~ •• ~ <.",I,)I'.~ \,\,~, ,,~r5\ ,,\;,\0,\;. ""Ii \6~ / / -I / / ,.... II' KM:~ I tAKr«HT I EAK_T THACT .~.' 'oj. \'} .... l. I ... • \ / / / ~-; L / LOj !; / / ~.(ji I \ \ '~ \ ·1)'('; \ ........ ~ \ , t!.. \ \ ! ~ \ D\ \ \ \ \ / ~ \ I ~ \ \ I '\.fI_ \ .---' \ ~ ---\ z \1' f-" \--\ \ \ W t\ \ \ \ ~" '\ \ ... ~, \ ' \ ~ ~ \ \ \ &&i/ \ \ \ ; 1 \ \ \ <, \ \ \ ~:z/ \ ' \ ~ ttl I \ ,~ ~ / \ , ,I ! i \ \ I LtCENO KT "'ONVwI:NT IN CASC • 'OUND 1\(1'" AND c:.. • stT "[lAA ANO eA~ lSI 11332 <l) o 5 10 20 30 ~ SCALE 1· -30' o "'0 20 30 ~! I SCALE 1· -30' t5 < ~ ~ ",'I"\" ~"J:':'.l.";r·.\ \.\.P.\ i' .................. ...... ...... \ '>--_-L I / --L.. ........ / BAIMA &-HOLMBERC INC. ...... /' (NQIN££~S <It SUAV£YO~S \ "'\'i.1'" \4,'..1'.':" '/ ••• .. \1~ ',t'. --"" '"i,I:" ."t\ t.-'" I I I I ...... ...................... // .... /' , /' '\ \ TAYLOR COURT SHORT PLAT tOO FJIIIQNT I~CtT SOUTH '2' ISSAQUAH. WASHINGTON ,e02? 312 -02&0 J l.\JI .' / I MONTEREY CT N.E. OWN,IIY OKO CHI<D, BY KSJ DATE ·/29/200~ JOlt NO. 1473-023 OM! NO. t573-023 SCAl[ SIIaT ,'-30' 2" 2 .",~:'~"',;..;:;,~~':·.;1: " .... ··."~'~~:!'ri:::<:,:i.i:/~::...~::~::::.1 CITY OF RENTON Kathy Keolker-Wheeler. Mayor August 22, 2005 Tom Redding Baima & Holmberg Inc. 100 Front Street South Issaquah, WA 98027-3817 SUBJECT: Taylor Court Short Plat (LUA05-082) PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator RECEIVED AUG 2 ~ 2005 BAIMA & HOLMBERG INC. Request for Modification -Street Width Reduction Dear Mr. Redding: We have reviewed the proposed street modification request associated withtl1e proposed single- family residential short plat, located generally at the intersection of Monterey Place NEand NE 37th Place. This is aninfill development in an existing neighborhood with a single proposed access point and cul-de-sac. The existing streets are paveinenf The proposed modification requests allowing the proposed new road width, to l;>e reduced to a 42-foot width for the road and 50-foot radius for thecul:-de:.sac, with 45 feet radius of paving and a portion of the sidewalk contained on easement for no net reduction in amenities. The Street Modification requestis hereby,approved~ City Code 4-6'-050 (Street Stall~ds)reqQires fullstreetimprovel11ents forall adjacent rights-of- way for, within, and dedicated by a.plat: There'areaIso certain standards for width of dedication for proposed streets to be added to the ~ity grid. One of these is the 35-foot half-street improvement to provide 28 feet of pavement with parking only on the development side, 5-foot sidewalk and curb, and streetlights. This allows full use of the street in normal manner until such time as the remaining right-of-way is dedicat¢dand improved by future development. The City can modify street improvements for new plats if there are practiealdifficulties in carrying out the provisions of the Street Improvement Ordinance. ,The Modification Procedures as defined in Section 4-9-250D cleatlystate 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 inconformity 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(ies) in the vicinity; and (c) Conform 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 -------------10~5-5-S~o-ut~h-G-r-ad~y-W-a-y---R-e-nt-o-n,-W-a-s-hl-.n-gt-o-n-9-8-05-5--------------~ ® This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE Tom Redding August 22, 2005 Page 2 (e) Will not create adverse impacts to other properties in the vicinity." Meets objectives and safety, function: Due to the physical configuration of the parcel and the constraints of existing street location, staff supports the modification request. The intent of public and emergency access and pedestrian amenities is met with the proposal, as there is no reduction in the pavement width below fire lane standards or sidewalks. The proposed road cross-section meets the minimum standards providing two lanes of traffic, fire access, parking and sidewalks. Not injurious or adversely impact adjacent properties: Adjacent properties are not injured nor adversely impacted as all dedications are from the proposed plat. No further connection is' expected eit~er north or east. Conforms to the intent of the code: Thc~jntenf{)f;'Pro¥,\~ing for the City street network is, met with the dedication and extension QfNE3th'1?lace."··;;f~'.. ' ,., -<C~;'" Y~.," />_ Justified andreguired for use aridsituati6b int~nded: Th~~OI).idg.of this parcel is R-8, Single . Family.' The modifications'aS:fequ~§te~:H1Ilow themaxinjun1~eJ}.Jity and humber of lots thatstill , meet the various setbacks ~#dt{!cces~briteria;" The plat pro\rid~~.thi;;1pininium necessary for full use for access, emergency~nd (fd~~stic;;~s ~~rf:M·par:Nng ii~d pede'~!rian amenities. '. ;~. :'; ~,'. tV ~':N~\,:c -"'"1,",<->,:.::{ ,.; c }:'J;::. \;: , ~:~ The Street'M()dification~lS a~pr?vet!~i~{;?' ~,2iJ.~~r?;:;:;.:J~d;; j ,;A, B This decision to approve tl}e proposed S.tt~ , otn,fi~ation is~ubj~ct to a fourteen-(14) day appeal periodfrom thedat~ofthi&·lette~:·':.~A ;:ap~~~pfth~:a4mini$rrative decision mustbe filed with the City of RentobHe%i1Jg~xaminer by 5:00 p;t4.""SePteVlber 2, 200S. Appeals must be filed in Writingtd~~th~i·withtl1eTequrr.ed~75'Q1l~pplication fee with: Hearing ," fA;.·, c"" '.~.. • • , "", '.." \,; iil Examiner, City of Renton, 1055S,()uth GradY,Way, RentQn,,~98055. City of Renton Municipal Code Section 4-8-110' gdverIl,sap~als to. the~~a1funer. Additional information regarding the appeal process maybe obtilihedfromth6'RentonCity Clerk's Office, (425) 430- 6510. If you have arty questions, please contact Ameta Henninger at (425) 430:..7298. Sincerely, " ~,~\ K1\~Ki . k ahM Kittnc Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Stan Engler, Fire Marshal Arneta Henninger; Engineering Specialist Jill Hall, Senior Planner Land Use File TAYLOR COURT SECTION III: LEVEL 1 OFF -SITE ANAL YSIS This section contains the following information: A. Level 1 off-site analysis provided in the first submittal of this TIR. B. Copy of Stafford Crest TIR Section III A. Project Overview This project involves the development ofa 1.70-acre parcel into 9 lots. The site is located at 3711 Monterey Place NE, at the southwest side of the inter section of SE 86th Place and Monterey Place NE. An existing residence currently occupies the site. The site generally slopes down to the north and northeast at 5% to 22%. Soil maps and onsite exploration show the site to be underlain with a thin layer of sand over silty till. Upstream Drainage A portion of adjacent, offsite backyards drain onto the site from the south. Any offsite runoff will be picked in the storm system to be constructed with this project. Downstream Drainage Runoff from the site generally flows north and northeast to the drainage ditch along the south side of Monterey Place NE (A). The ditch flows northwest, crossing a couple of 18" driveway culverts about 400' (B) where it turns west, flowing about 350' though an overgrown swale headed west (C). At Lincoln Avenue NE, a 12" inlet pipe directs flows into a storm system, about 750' downstream from the site (D). The storm system flows north along Lincoln (F), discharging into a deep swale along side of Lincoln (F). This swale/ravine continues north along Lincoln, crossing through a couple of 30" culverts. The ravine continues north, beyond 'i4 downstream form the site. There are no apparent drainage problems along this downstream drainage way. Proposed Drainage Control Runoff from the developed conditions site will be routed to a combination detention and water quality control tank to be constructed onsite. The detention volume and release rate was calculated using the 1990 KCSWDM SBUH method matching the 2-year, 10-year and 100-year developed/existing peaks plus a 30% F.S. increase in volume. The RID facility will discharge into the Monterey Place NE ditch. Project Overview This project involves the development of a 1.70-acre parcel into 9 lots. The site is located at 3711 Monterey Place NE, at the southwest side of the inter section of SE 86th Place and Monterey Place NE. An existing residence currently occupies the site. The site generally slopes down to the north and northeast at 5% to 22%. Soil maps and onsite exploration show the site to be underlain with a thin layer of sand over silty till. Upstream Drainage A portion of adjacent, off site backyards drain onto the site from the south. Any off site runoff will be picked in the storm system to be constructed with this project. Downstream Drainage Runoff from the site generally flows north and northeast to the drainage ditch along the south side of Monterey Place NE (A). The ditch flows northwest, crossing a couple of 18" driveway culverts about 400' (B) where it turns west, flowing about 350' though an overgrown swale headed west (C). At Lincoln Avenue NE, a 12" inlet pipe directs flows into a storm system, about 750' downstream from the site (D). The storm system flows north along Lincoln (F), discharging into a deep swale along side of Lincoln (F). This swalelravine continues north along Lincoln, crossing through a couple of30" culverts. The ravine continues north, beyond ~ downstream form the site. There are no apparent drainage problems along this downstream drainageway. Proposed Drainage Control Runofffrom the developed conditions site will be routed to a combination detention and water quality control tank to be constructed onsite. The detention volume and release rate was calculated using the 1990 KCSWDM SBUH method matching the 2-year, 10-year and lOO-year developed/existing peaks plus a 30% F.S. increase in volume. The RID facility will discharge into the Monterey Place NE ditch. Existing Conditions 8BUH Peaks ******************** s.c.s. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .29 PERVIOUS A 1.5 CN 83.0 T-PEAK(HRS) 7.83 IMPERVIOUS A .2 CN 98.0 VOL (CU-FT) 5182 TC(MINUTES) 12.4 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lO-YEAR 24-HOUR STORM **** 2.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .59 PERVIOUS A CN 1. 5 83.0 T-PEAK(HRS) 7.83 IMPERVIOUS A CN .2 98.0 VOL (CU-FT) 9506 TC(MINUTES) 12.4 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lOO-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .96 PERVIOUS A 1.5 CN 83.0 T-PEAK(HRS) 7.83 IMPERVIOUS A .2 CN 98.0 VOL (CU-FT) 14778 TC (MINUTES) 12.4 Developed Conditions SBUH Peaks ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .56 PERVIOUS A .9 CN 86.0 T-PEAK(HRS) 7.83 IMPERVIOUS A .8 CN 98.0 VOL (CU-FT) 8026 TC (MINUTES) 6.3 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lO-YEAR 24-HOUR STORM **** 2.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .93 PERVIOUS A CN .9 86.0 T-PEAK(HRS) 7.67 IMPERVIOUS A CN .8 98.0 VOL (CU-FT) 13020 TC(MINUTES) 6.3 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lOO-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) 1.36 PERVIOUS A CN .9 86.0 T-PEAK(HRS) 7.67 IMPERVIOUS A CN .8 98.0 VOL (CU-FT) 18798 TC(MINUTES) 6.3 4.5' Depth of Detention in 8' Diameter Tank SBUH Method Matching 2/2, 10/10 100/100 + 30% F.S. (a 4.5' vault is used to model the tank) PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW DESIGN HYD: 1.36 .96 lOO-yr .96 TEST HYD 1: .93 .59 lO-yr .47 TEST HYD 2: .56 .29 2-yr .28 STRUCTURE DATA: R/D-VAULT PK-STAGE 4.50 3.36 1. 73 RISER-HEAD VAULT-BOTTOM-AREA STOR-DEPTH STORAGE-VOLUME 4.50 FT 448.2 SQ-FT 4.50 FT 2015 CU-FT STORAGE 2015 1500 770 Req'd Volume = 2015 CU-FT + 30% = 2622 CU-FT DOUBLE ORIFICE RESTRICTOR: DIA (INCHES) HT(FEET) Q-MAX (CFS) BOTTOM ORIFICE: 2.80 .00 .450 TOP ORIFICE: 4.10 3.25 .510 ROUTING DATA: STAGE (FT) DISCHARGE (CFS) STORAGE (CU-FT) PERM-AREA (SQ-FT) .00 .00 .0 .0 .45 .14 201.7 .0 .90 .20 403.4 .0 1. 35 .25 605.1 .0 1. 80 .28 806.8 .0 2.25 .32 1008.5 .0 2.70 .35 1210.2 .0 3.15 .38 1411.9 .0 3.25 .38 1456.8 .0 3.60 .67 1613.6 .0 4.05 .83 1815.3 .0 4.50 .96 2017.0 .0 4.60 1. 29 2061. 9 .0 4.70 1. 88 2106.7 .0 4.80 2.63 2151. 5 .0 4.90 3.45 2196.3 .0 5.00 3.75 2241.2 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH Water Quality Wettank Volume Deter.mination -SBUH Method ******************** S.C.S. TYPE-IA DISTRIBUTION ******************** ********* 1-YEAR 24-HOUR STORM **** .67" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA(ACRES) 1.7 PEAK -Q ( CFS ) .11 PERVIOUS A CN .9 86.0 T-PEAK(HRS) 7.83 IMPERVIOUS TC (MINUTES) A CN .8 98.0 6.3 VOL (CU-FT) 1621 <= Req'd Volume CUSTOM STAGE vs. STORAGE TABLE PIPE DIA. (ft) = 8 LENGTH OF PIPE (ft) = 69.25 PIPE PIPE + 30% _ENGTH OF PIPE (ft) = 90.0 w/FS STAGE (ft) AREA (ftA2) VOLUME (ftA3) VOLUME (ftA3) Before 30% FS w/30% FS 0.00 0.00 0.50 1.31 1.00 3.63 1.50 6.52 2.00 9.83 2.50 13.42 3.00 17.22 3.50 21.14 4.00 25.13 4.50 29.12 5.00 33.05 5.50 36.85 6.00 40.44 6.50 43.74 7.00 46.64 7.50 48.96 8.00 50.27 0.0 90.6 251.1 451.8 680.5 929.4 1192.3 1464.2 1740.4 2016.7 2288.6 2551.5 2800.4 3029.1 3229.7 3390.3 3480.9 0.0 117.8 326.5 587.4 884.7 1208.2 1549.9 1903.4 2262.6 2621.7 2975.2 3317.0 3640.5 3937.8 4198.7 4407.4 4525.2 W/Q Dead Storage VOll W/Q Dead Storage Volume = 1464 cu-ft = 1903 cu-ft Detention Volume = 2017 cu-ft Detention Volume = 2622 cu-ft TAYLOR COURT SECTION IV B: FLOW CONTROL AND WATER QUALITY ANALYSIS DESIGN The information contained in this Section is the revised analysis using a program written in the Waterworks hydraulic analysis. The program systematically creates hydro graphs and routs them through the proposed detention tank. 6/13/07 7:50:17 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 =================================~=================================== HISTORY OF HYDROGRAPH ACTIVITY Date of Session: 6/13/07 7:47:14 pm CLEARHIS REMARK FEBRUARY 26,2007 This program was created to analyze the Taylor Court project. Hydrographs ate routed and added to the point of compliance for each of the 2, 10, and 100-yr storm events to show compliance with the release criteria for the site. First all of the hydrographs in the registers are zeroed LSTEND ZERO 1 20 REMARK THE PRECIPITATION IS CHANGED FOR THE EXISTING SITE AREA AND THE OFF-SITE EXISTING AREA TO REFLECT THE 2-YR 24 STORM HYDROGRAPH. LSTEND CHANGE PRECIP 2.00 EX-Off EX-Site LSTEND MOVE EX-Site to 1 0.2936 cfs 0.1192 ac-ft MOVE EX-Off to 2 0.0218 cfs 0.0078 ac-ft REMARK 8.00 hrs 8.00 hrs THE HYDROGRAPHS FOR THE EXISTING ON-SITE AND OFF-SITE ARE ADDED AND STORED IN HYDROGRAPH REGISTER 2. LSTEND ADD 1 2 2 0.3155 cfs 0.1269 ac-ft 8.00 hrs REMARK THE PRECIPITATION IS CHANGED FOR THE EXISTING SITE AREA AND THE OFF-SITE EXISTING AREA TO REFLECT THE 10-YR 24 STORM HYDROGRAPH. LSTEND CHANGE PRECIP 2.90 EX-Off EX-Site LSTEND MOVE EX-Site to 4 0.5942 cfs 0.2185 ac-ft MOVE EX-Off to 5 8.00 hrs 6/13/07 7:50:17 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 2 ====================;================================================ HISTORY OF HYDROGRAPH ACTIVITY 0.0453 cfs 0.0145 ac-ft 7.83 hrs REMARK THE HYDROGRAPHS FOR THE EXISTING ON-SITE AND OFF-SITE ARE ADDED AND STORED IN HYDROGRAPH REGISTER 5. LSTEND ADD 4 5 5 0.6385 cfs 0.2330 ac-ft 8.00 hrs REMARK THE PRECIPITATION IS CHANGED FOR THE EXISTING SITE AREA AND THE OFF-SITE EXISTING AREA TO REFLECT THE 100-YR 24 STORM HYDROGRAPH. LSTEND CHANGE PRECIP 3.90 EX-Off EX-Site LSTEND MOVE EX-Site to 7 0.9669 cfs 0.3397 ac-ft MOVE EX-Off to 8 0.0744 cfs 0.0225 ac-ft REMARK 8.00 hrs 7.83 hrs THE HYDROGRAPHS FOR THE EXISTING ON-SITE AND OFF-SITE ARE ADDED AND STORED IN HYDROGRAPH REGISTER 8. LSTEND ADD 7 8 8 1.0383 cfs 0.3622 ac-ft 8.00 hrs REMARK AT THIS POINT, HYD REGISTERS CONTAIN THE FOLLOWING INFORMATION: HYD 2: 2-YR 24HR ALLOWABLE RELEASE FROM THE SITE AND OFF-SITE AREA TO BE IMPROVED HYD 5: 10-YR 24HR ALLOWABLE RELEASE FROM THE SITE AND OFF-SITE AREA TO BE IMPROVED HYD 8: 100YR 24HR ALLOWABLE RELEASE FROM THE SITE AND OFF-SITE AREA TO BE IMPROVED NOW BEGINS THE ANALYSIS OF THE DEVELOPED CONDITION RUNOFF FROM THE SITE THAT WILL BE ROUTED THROUGH THE PROPOSED DETENTION TANK. THE OUTFLOW HYDROGRAPH FROM THE TANK IS THEN ADDED TO THE DEVELOPED CONDITION HYDROGRAPH OF THE FRONTAGE IMPROVEMENT AREA AND THE RESULTANT IS COMPARED WITH THE ALLOWABLE RELEASE FROM THE PROJECT AT THE POINT OF COMPLIANCE. LSTEND CHANGE PRECIP 2.00 D-Off D-Site LSTEND 6/13/07 7:50:17 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 3 ===================================================================== HISTORY OF HYDROGRAPH ACTIVITY MOVE D-Site to 10 0,5805 cfs 0,1843 ac-ft 7,83 hrs LPOOL 1 n2yr 24hr Stormn 1 10 Tank Orif 3 Description MatchQ PeakQ Sto Dis PkStg OutQ hyd Volume 2yr 24hr Storm 0,29 0,58 Tank Orif 174,77 0,35 3 462,30 cf MOVE D-Off to 11 0,0556 cfs 0,0163 ac-ft 7,83 hrs ADD 3 11 12 0,3694 cfs 0,2005 ac-ft 8,33 hrs CHANGE PRECIP 2,90 D-Off D-Site LSTEND MOVE D-Site to 13 0,9623 cfs 0,2989 ac-ft 7,83 hrs LPOOL 1 '10yr 24hr Storm n 5 13 Tank Orif 14 Description MatchQ PeakQ Sto Dis PkStg OutQ hyd Volume 10yr 24hr Storm 0,64 0.96 Tank Orif 175,97 0,47 14 1062,28 cf MOVE D-Off to 15 0.0826 cfs 0,0245 ac-ft 7,83 hrs ADD 14 15 16 0,5001 cfs 0,3234 ac-ft 8,33 hrs CHANGE PRECIP 3,90 D-Off D-Site LSTEND MOVE D-Site to 17 1,4047 cfs 0,4316 ac-ft 7,83 hrs LPOOL 1 n100yr 24hr Storm· 8 17 Tank Orif 18 Description MatchQ PeakQ Sto Dis PkStg OutQ hyd Volume 100yr 24hr Storm 1,04 1,40 Tank Orif 176,78 1,01 18 1508,83 cf MOVE D-Off to 19 0,1124 cfs 0,0336 ac-ft 7,83 hrs ADD 18 19 20 1,0528 cfs 0,4654 ac-ft 8,33 hrs REMARK AT THIS POINT, HYD REGISTERS CONTAIN THE FOLLOWING INFORMATION: HYD 12: 2-YR 24HR DEVELOPED CONDITION RELEASE FROM THE SITE AND OFP-SITE AREA HYD 16: 10-YR 24HR DEVELOPED CONDITION RELEASE FROM THE SITE AND OFF-SITE AREA 6/13/07 7:50:17 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 4 ===============================================================.===== HISTORY OF HYDROGRAPH ACTIVITY HYD 20: 100YR 24HR DEVELOPED CONDITION RELEASE FROM THE SITE AND OFF-SITE AREA HYDROGRAPHS 12,16, AND 20 ARE TO BE COMPARED WITH 2,5,AND 8 FOR COMPLIANCE. IT HAS BEEN SHOWN THAT THE DESIGN OF THE PROPOSED DETENTION TANK WITHIN THE PRIVATE DRAINAGE EASEMENT SATISFIES THE RELEASE CONDITIONS FOR THE SITE. LSTEND End program file C:\PROGRA~1\EGENIOUS\TAYLOR~1\TAYLOR.pgm 6/13/07 7:50:56 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ================================================~==================== HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NUM RATE PEAK HYDRO Area cfs min. cf\AcFt Acres ============================================= 1 0.294 480 5191 cf 1.70 2 0.315 480 5530 cf 1.81 3 0.349 500 8027 cf 1. 70 4 0.594 480 9520 cf 1.70 5 0.639 480 10150 cf 1.81 7 0.967 480 14797 cf 1. 70 8 1.038 480 15778 cf 1.81 10 0.580 470 8027 cf 1. 70 11 0.056 470 708 cf 0.11 12 0.369 500 8736 cf 1.81 13 0.962 470 13021 cf 1.70 14 0.470 500 13022 cf 1. 70 15 0.083 470 1066 cf 0.11 16 0.500 500 14087 cf 1.81 17 1.405 470 18799 cf 1.70 18 1.013 500 18809 cf 1. 70 19 0.112 470 1464 cf 0.11 20 1.053 500 20272 cf 1.81 6/13/07 7:51:4 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== STORAGE STRUCTURE LIST UNDERGROUND PIPE ID No. Tank Description: Proposed Detention facility Diameter: 8.00 ft. Length: 70.00 ft. Slope ... : 0.0000 ft/ft upstr: CB11 dnstr: MH#4 6/13/07 7:51:18 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 =======================================================~============= STAGE STORAGE TABLE UNDERGROUND PIPE ID No. Tank Description: Proposed Detention facility Diameter: 8.00 ft. Length: 70.00 ft. Slope ... : 0.0000 ft/ft upstr: CB11 dnstr: MH#4 STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf-----Ac-Ft-(ft) ---cf-----Ac-Ft-(ft) ---cf-----Ac-Ft-(ft) ---cf-----Ac-Ft- ====================================================================================================:=== 173.28 0.0000 0.0000 175.30 713.76 0.0164 177. 40 1859 0.0427 179.50 2985 0.0685 173.30 0.9061 0.0000 175.40 763.61 0.0175 177 . 50 1916 0.0440 179.60 3032 0.0696 173.40 11.884 0.0003 175.50 814.20 0.0187 177 . 60 1973 0.0453 179.70 3078 0.0707 173.50 28.775 0.0007 175.60 865.49 0.0199 177.70 2029 0.0466 179.80 3123 0.0717 173.60 49.769 0.0011 175.70 917.43 0.0211 177 . 80 2086 0.0479 179.90 3166 0.0727 173.70 74.072 0.0017 175.80 969.97 0.0223 177.90 2142 0.0492 180.00 3209 0.0737 173.80 101.20 0.0023 175.90 1023 0.0235 178.00 2198 0.0505 180.10 3250 0.0746 173.90 130.80 0.0030 176.00 1077 0.0247 178.10 2254 0.0517 180.20 3290 0.0755 174.00 162.61 0.0037 176.10 1131 0.0260 178.20 2309 0.0530 180.30 3328 0.0764 174 .10 196.44 0.0045 176.20 1185 0.0272 178.30 2364 0.0543 180.40 3365 0.0772 174.20 232.10 0.0053 176.30 1240 0.0285 178.40 2419 0.0555 180.50 3400 0.0781 174.30 269.45 0.0062 176.40 1295 0.0297 178.50 2474 0.0568 180.60 3433 0.0788 174.40 308.37 0.0071 176.50 1351 0.0310 178.60 2527 0.0580 180.70 3464 0.0795 174.50 348.74 0.0080 176.60 1407 0.0323 178.70 2581 0.0592 180.80 3487 0.0801 174.60 390.47 0.0090 176.70 1463 0.0336 178.80 2634 0.0605 180.90 3488 0.0801 174.70 433.46 0.0100 176.80 1519 0.0349 178.90 2686 0.0617 181. 00 3489 0.0801 174.80 477.63 0.0110 176.90 1576 0.0362 179.00 2738 0.0628 181.10 3490 0.0801 174.90 522.91 0.0120 177.00 1632 0.0375 179.10 2789 0.0640 181.20 3490 0.0801 175.00 569.23 0.0131 177.10 1689 0.0388 179.20 2839 0.0652 181.30 3491 0.0801 175.10 616.51 0.0142 177.20 1746 0.0401 179.30 2889 0.0663 175.20 664.71 0.0153 177 .30 1803 0.0414 179.40 2937 0.0674 6/13/07 7:51:28 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== DISCHARGE STRUCTURE LIST MULTIPLE ORIFICE ID No. Orif Description: Detention Tank Orifice Outlet Elev: 173.28 Elev: 173.28 ft Orifice Diameter: 3.2500 in. Elev: 176.03 ft Orifice 2 Diameter: 4.5000 in. 6/13/07 7:51:51 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== STRUCTURE REPORT EXISTING STRUCTURE REACH ID No. CB11 Location UPSTREAM TANK STRUCTURE North Str Type TYPE_2-54 East Str Cat : Catch Basin Rim Elev Area/sump: 4.00 sf/1.50 ft Bottom El: Cont Area: D-Site Hgrade El: Bend ..... : No special shape Ent type.: Area/sump: Ent Loss: 0.000 Exit: 0.000 App Vel: 0.000 Junct: Reach <Invert> <Diam> < n > <End> EXISTING STRUCTURE REACH ID No. MH#4 Location Str Type Str Cat : Area/sump: Cont Area: Bend ..... : Ent type.: Ent Loss: DOWNSTREAM TANK STRUCTURE TYPE_2-54 Catch Basin 4.00 sf/l.SO ft D-Site No special shape Area/sump: 0.000 Exit: 0.000 App Vel: North East Rim Elev Bottom El: Hgrade El: 0.000 Junct: Reach <Invert> <Diam> < n > <End> 0.0000 0.0000 180.0000 171. 7800 0.0000 ft 0.000 Bend: 0.000 0.0000 0.0000 180.0000 171.7800 0.0000 ft 0.000 Bend: 0.000 6/13/07 7:57:27 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== BASIN ID: D-Off SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TyPE .... : PRECIPITATION .... : TIME INTERVAL .... : BASIN SUMMARY NAME: Developed Frontage Off-site 0.11 Acres USER1 3.90 inches 10.00 min BASEFLOWS: AREA .. : CN .... : TC .... : 0.00 cfs PERV 0.11 Acres 98.00 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.11 cfs VOL: 0.03 Ac-ft TIME: 470 min BASIN ID: D-Site SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: Developed Condition on-site 1. 70 Acres USER1 3.90 inches 10.00 min BASEFLOWS: AREA .. : CN .... : TC .... : 0.00 cfs PERV 0.87 Acres 86.00 6.30 min ABSTRACTION COEFF: 0.20 PEAK RATE: 1.40 cfs VOL: 0.43 Ac-ft TIME: 470 min BASIN 10: EX-Off SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : NAME: Existing Frontage Off-site 0.11 Acres USER1 3.90 inches 10.00 min BASEFLOWS: AREA .. : CN .... : TC .... : 0.00 cfs PERV 0.11 Acres 86.00 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.07 cfs VOL: 0.02 Ac-ft TIME: 470 min BASIN 10: EX-Site SBUH METHODOLOGY TOTAL AREA ....... : RAINFALL TYPE .... : PRECIPITATION .... : TIME INTERVAL .... : ABSTRACTION COEFF: TcReach -Sheet L: TcReach -Shallow L: PEAK RATE: 0.97 cfS NAME: Existing Condition on-site 1.70 Acres USERl 3.90 inches 10.00 min BASEFLOWS: AREA .. : CN .... : TC .... : 0.00 cfs PERV 1.47 Acres 83.00 13.00 min 0.20 250.00 60.00 VOL: ns:0.1500 p2yr: 2.00 s:0.1200 ks:5.00 s:0.2500 0.34 Ac-ft TIME: 480 min IMP 0.00 Acres 0.00 0.00 min IMP 0.83 Acres 98.00 5.00 min IMP 0.00 Acres 0.00 0.00 min IMP 0.23 Acres 98.00 5.00 min SECTION IV C: TAYLOR COURT WATER QUALITY REQUIREMENT FOR FRONTAGE IMPROVEMENTS. The information contained in this section is a Water Works program to determine the required water quality volume required for the frontage portion of the site. The program was originally intended to demonstrate that the on-site tank contained sufficient volume to provide compensatory water quality volume for the off-site area that could not be directed to the on-site facility. However, the design has been revised to be able to collect some off-site upstream runoff from Monterey place NE and direct it into the on-site system. The information presented is still valid in terms of the additional required water quality volume for the off-site area. TAYLOR COURT SECTION IV C: TREATMENT TRADE The information contained in this section demonstrates that the portion of the frontage improvements that cannot be directed to the on-site water quality facility is compensated by the use of Treatment Trade. The attached exhibit shows the area that cannot be collected and the areas that can be collected and directed to the on-site facility. The areas as shown on the exhibit following this page were determined using a planimiter. 3/11/07 8:9:57 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== HISTORY OF HYDROGRAPH ACTIVITY Date of Session: 3/11/07 8:9:48 pm CLBARHIS REMARl MARCH 12 This program was created to analyze the Taylor Court project. The purpose of this program is to determine the required water quality volume of the site and the off-site area that cannot be directed to the on-site facility. The tank within the site 'ill provide compensatory volune for the portion of the off-site area that cannot be directed to the on-site facility. First all of the hydrographs in the registers are zeroed LSTEND ZERO 1 20 REMARK THB PRBCIPITATIOI IS CHARGBD POR THB DBVBLOPED SITB AREA AID THB OPF-SITB DEVELOPED ARBA TO RBPLBCT THB WATBR QUALITY 2-YR/3 24 STORM HYDROGRAPB WHICH REPRBSENTS THB ANUAL STORM BVENT. LSTBND CHARGB PRECIP .67 D-Off D-Site LSTBND REMARK The Water Quality hydrographs for the developed condition on-site and off-site basins are created and placed in hydograph registers 1 and 2. LSTBND MOVE D-Off to 1 0.0148 cfs 0.0044 ac-ft 7.83 hrs MOVB D-Site to 2 0.1119 cfs 0.0372 ac-ft 7.83 hrs REMARK . THE HYDROGRAPHS contained in registers 1 and 2 are added and placed in register 3. Register 3 now contains the required Water Quality volume for the project. LSTBND ADD 1 2 3 0.1267 cfs 0.0416 ae-ft 7.83 hrs 3/11/07 8:9:57 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 2 ===================================================================== HISTORY OF HYDROGRAPH ACTIVITY End program file C:\BAlMA&-1\TAYLOR-l\WATBRQ-2.pgm 3/11/07 8:10:44 pm Hydraulic Analysis Casey Engineering Taylor Court 1673-023 page 1 ===================================================================== HYDROGRAPH SUMMARY PEAK TIME VOLUME HYD RUNOFF OF OF Contrib NOM RATE PEAK HYDRO Area cfs min. cf\AcFt Acres ============================================= 1 0.015 470 190 cf 0.11 2 0.112 470 1621 cf 1.70 3 0.127 470 1811 cf 1.81 TAYLOR COURT SECTION IV D: TREATMENT TRADE The information contained in this section demonstrates that the portion of the frontage improvements that cannot be directed to the on-site water quality facility is compensated by the use of Treatment Trade. The attached exhibit shows the area that cannot be collected and the areas that can be collected and directed to the on-site facility. The areas as shown on the exhibit following this page were determined using a planimiter. The areas are as follows: Abypass = 3150sf A1comp= 1170sf A2comp = 1980sf Therefore: A1comp+A2comp= (1170)+(1980)= 3150sf= Abypass OK \ \ \ \ \ \ \ \ \ / / I I I I I \ \ \ \ ,/ / \ "" ' 4 " ~\' / \ \ \ \ \ \/ \ , ~/ \/ \ /' V/' \ ~~ \ ~ \) \ d ~ \ .... "" \ ~ I) \ \ ..... ", ." \ " ~.. J.. ',) : \ \ \ \ . ,", .. -.. I • I I • " ..... Ito' • ~-----------, ---- I I I I I I I -r "'" ., I I" I ... ' -'-" . _L ______________ ,_ 4-." ." I I I I • I ........ , I I I I I I I ~ I ,/ ( I lS0d ",01 'r/: 31\ 1'71\ "'; ...... -. , -,,----9) TAYLOR COURT SECTION V: CONVEYANCE SYSTEMS AND ANALYSIS DESIGN The following information is provided in this section: A. Conveyance Capacity check. B. COPK of Stafford Crest Conveyance System and analysis design -Off-site System - lIt Place NE C. Discussion and HW ID analysis of proposed 24" conveyance and ~-------------------------- BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 SHEETNO. _______ OF ________ _ CALCULATEDBY ___________ DATE _____ _ CHECKEDBY ___________ DATE ____ _ SCALE ................ ............ i.. .1...... ' ......... 1 : i : i .......... 1 ............... '.·. ..i.: ............... i ........ . _. y L ............ ;. ..~. .,;, ........ .[ .............. \. . ......... : ............................ ..;. ............ .;. . ......... .. LI~l= . :tfi:~:L~ff±im ··~~··~t~L j 1 I I ..... ,1 ............... ~.: ! ~ 1 l . . ... L. . ....... ··i ... ·······1··· ..... . ......... ~ ... -.... ...: ............ "t,· ........... j ..•........ '", .............. -;-.... .. ... :-.•....... + ......... ~ . ..... L...........; ......... ;~~ , A ~f.l1..('~ 1 :~ ,<" ..... ,',"",...... : ......... ! iii' i i....L.: .... L .. , . .... llt'a> ... . .$tTLt~t .. isjL!+L.L~Ii . T"\ 1? I j~: : : : . . . .~ ........ ,! .............. ,:...... i ~ j ~ .. ......................................... ... . ....... 1 ............. [·· ..... ~ ........... A~5..~ : ,~ ;~ .. .T.· .... d •• ~ .•••• I ••••• ·.iftJ; ••••• · .• ·.·'·· •• ;.r· .•.... lr\fr't«, •••••• ·.ri.t'.~ •••• ~.1E.· •............ I ...... . . :J.... LL .... 1. .. , ............ ).. .......... ..! ................. : .. 1·+···,·········:JiL1t l l ++t+"+.~,+JL !~li~1~' I j ... ~ ............ + ... . t""~.:ds.;.·.·.·.· .• ·.·.: .• ·.j!.·. ·.Z ... _ ..... ~ .............. : ... ) ......... .;. ............................ : ....... . := ....... 5 ........... ~.j ...... ~ ... .,;.-+. ." L.! ...........1 ................. . o .. L.. .. ...... ~ ... ; 1 ............. 1.. .................... . i ~ ··········i·············.;.········ ......... .;. .............. 1 ............. L ...................................... . : j ; ~ .,j ••.•..•..•••.••••• ,~ .••• ; : ...... ~ ............. J ...... . ............................... . ........ i ............. o ............. . ............................ , ............. I ............. ! ...................... , ... . ...... . ........... ~....... . .. ; ........ _. . ............ + ........ L ...... j ~ 1 ..... J ............ .1 .... . . ..........• 1 ................ ,~... . : : -...... l ............. t.········ : 1 ; .......... 1 ............. ~ ......... } ....... . 1 I ........ J ........... . . ....... -r-....... . . ...... ~ ............... 1 ............ .1 : ; ·t··· .. ! .... ·· .. , .... · ........ ;· ........ · .. · . ........ ~ ............. L ............ L ........... . . ...................... t....... L ............ L ..... _ .... 1. ............ L ............ L ....... .:. ............ . . ........... .:. . . ...... + ......... 1.. ........... 1 .... . , ........ ,. ······· .. ,· .. ··· .. ·····1············ .. ··· .. ········· .... . ......... ; ......... L ............ L .. . ........ 1 ............................... . .......................... : ............. . ........•. ..... , ...... + .......... ; ... ...... ~. . ... . ........ 1 .... :.. .......... , ............. , ........ .. .. ,.. ·f············ ......... 1. ......... ..1 ......... . ········)·············f············· . ............ ~ .............•........ , ......•.....• ! ........ 1.. ..... ··f··.····· . ........ _.t." ............ i.'. . ··)·······1··· ......... '.. .,1 ......................• l ................ ,; . 1 ~ ~ ; : : <. _.. • •••••••••••••••••••• ~... .L. . ... ~ ............. j .............. ~ .......... } ....... ...1...,.· ......... ! .... ~ ....... I ............. ' .. .. ........ .1 ............. 1.. .......... + ......... J ••••••••• J ........... .1 ........ . ..; .•... 1.........1 ..... , . ........... , ............. , ....... ~ .... , ............ I : ........ , ........... : .. LO ... l ............. ' ... , ' ' •.. \ ... L ..... . .: ............• :.'. j i : ~ ·········: .. ············:··········_· .. ·············r···· .................... -:0 ••••••••• : ••••• • •.•.••••• 1. •••.••••••••• ',: ................ 1 1 J 1 ... '. .... 1'.. . ......... ~....... ··············r· ....... ~... ~ ..... + ........... :. ........... 1.;1 ...... + i . "i ..... ~ ............. + .......... ~ ... -........ ~ ... ;... .1.. ..... L ........... .L ~ ... ! ........... .. ........ i ,.1.... :..........; '.<. . 1.............;.,.:.,.........<. ! ..~ ............. ;. .. . ......... \ ...... .. I I ........ .;. ............. : ..... . ... ~ ............ . .. ................ 1 ...... . I I ......... 0............. .. ..... , ............ , .. . ............ ,i ... . ........... ,~ .......; l . ..; .............. ; ....... . ......... 1 ........... j ............. L. ........... ~ 4.3.1 CULVERTS -METHODS OF ANALYSIS FIGURE 4.3.1.B HEADWATER DEPTH FOR SMOOTH INTERIOR PIPE CULVERTS WITH INLET CONTROL 180 10,000 (1) (2) (3) 168 8,000 EXAMPLE ENTRANCE TYPE 6. 156 6,000 o = 42 indies (3.0 feet). 6. SQUARE EDGE WITH Q= 120 cIs 5,000 5. HEADWALL 144 6. 5. 4,000 HWo HW 132 0 (Ieet) 4. 3,000 5. 4. (1) 2.5 8.8 120 (2) 2.1 7.4 ~ 2,000 (3) 2.2 7.7 4. 3. 108 3. °0 in feet 96 3. PLAN (1) 1,000 GROOVE END WITH 800 ---HEADWALL 84 2. 2;-600 /" 500 //" 2. 72 400 / ~ en #,'/ w 300 1.5 1.5 ::J: e-O en ."./ ~ II. 200 ./ en 1.5 (2) 60 0 a: ~ w a; / ~ GROOVE END a w 54 .... / :i: PROJECTING 0 0( I-...... Q a: ""/W 100 w 48 / Cl 80 ~ =:i ,/ ~ :::J: ./ :l ~ 1.0 1.0 ~ ./ 0 ::J: 60 Q. ./ 0 W ./ II. en 50 HW SCALE ENTRANCE c ./ 0 Q 1.0 ./ D TYPE a: .9 .9 (3) w I-(1) Square edge with W headwall .9 :E < (2) Q .8 .8 (3) .8 .7. .7-.7 To u scale (2) or (3) project 21 h I%ontally to scale (1), then se straight iriclined line through o and Q scales, or reverse as .6 .6 illustrated. .6 18 15 ,~~Av\f1 .5 .5 .5 1.0 ~ 1,,~{)~.7 1998 Surface Water Design Manual 911198 4-43 TAYLOR COURT SECTION V. B: CONVEYANCE SYSTEMS AND ANALYSIS DESIGN The information provided in this section was obtained to establish the upstream stormwater that will be entering the 24" conveyance system at the entrance to the project. The information indicates that there is an upstream contributing basin of approximately 8.5 acres that will have a 100-yr 24-hr peak flow of approximately 12.38cfs. Stafford Crest Techmical Information Report #97-8008 CONVEYANCE SYSTEM ANALYSIS & DESIGN Off-Site System -112th Place NE (Intake #45A -Outfall #43B) GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, W A 98011 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== RATIONAL DRAINAGE AREA SUMMARY Drainage Area Id: A45A Description ..... : <---Description--> SubArea SubC 5 DU/GA 8.50 0.54 Composite "c" Value ........ 0.54 L (ft) Slope -Kr--(min) 300.00 0.0200 7.00 5.05 1000.00 0.1000 15.00 3.51 Time of Conc (min) .. 8.56 :=1= -:> -=qtrf I-~_-' ~ IV) II '=h"rrl= 1 \~ 0' ,/ ,Nt:~Oth S '-----L.-JIC.--.J ,~~ I.: ~ SE 84t I @ MODEL SUBBASIN 10 G E N T RAN.O 0 [M;I'o(DI$ • sct:NIIST$ • PlNff£RS • SUM:l'Of!S WASl\INGION MilO'" OOrO/lN1A -". -SURfACE CONVEYANCE RT. C:=::>PONO OR SWALE ---SUBBASIN BOUNDARY '121 HYDROGRAPH . FLOW NODE 1500 ---0 500 ----1 ~~J SCALE I N FEET Figure 2 Drainage Features of the Gypsy Subbasin 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== UNIFORM FLOW ANALYSIS Routing based on P3.4 family @ 25 yr freq Network LINEl: Pipe Reach Basin P45A P45 P44 P43 Id A45A Area --c---c*A---Sum----Tc---i----QAct Dia -Mann -Slope -QFuII Vfull -Vact -Length --tt-- ac --c*A--min in/hr cfs in --n--ft/ft cfs fps fps ft min 8.50 0.54 4.59 4.59 8.56 2.30 10.57 18 0.012 0.1162 38.90 22.01 18.73 29.00 0.03 4.59 8.59 2.30 10.55 18 0.012 0.0827 32.82 18.57 16.54 91.00 0.09 4.59 8.68 2.28 10.48 18 0.012 0.0770 31.66 17.91 16.08 281.00 0.29 4.59 8.97 2.23 10.23 18 0.012 0.0625 28.52 16.14 14.81 150.00 0.17 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== BACKWATER ANALYSIS Routing based on P3.4 family @ 25 yr freq Hydraulic Gradeline for Reach HGL1 <-FROM-> <--TO--> <FLOW> floss Ent_HGL EntLoss ExtLoss OutLet Inlet AppHead BndHead JunHead HeadWtr -cb/mh- cfs -loss--Elev----loss---loss---Elev---Elev---loss- --loss---10s5---Elev---Rim-- ========================================================================-====================================== OUT43B 220.52 CB43 OUT43B 10.23 1.21 tw & dn <de: Inlet Ctrl Assumed 231. 31 0.55 0.00 -0.01 230.76 232.77 CB44 CB43 10.48 2.37 251. 37 0.11 0.55 252.02 252.98 0.55 0.00 -0.00 252.42 254.40 CB45 CB44 10.55 0.78 253.20 0.11 0.55 253.87 260.52 0.56 0.00 -0.00 259.96 261. 93 IN45A CB45 10.57 0.25 260.21 0.11 0.56 260.88 263.87 0.00 0.00 0.00 263.87 264.80 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== REACH SUMMARY Routing based on P3.4 family @ 25 yr freq PIPE REACH From: CB43 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel PIPE REACH From: CB44 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel PIPE REACH From: CB45 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel ID No. P43 OUT43B 1.50 ft 150.00 ft 229.27 ft 8.50 Ac. 10.23 cfs 28.52 cfs 14.81 fps 16.14 fps ID No. P44 CB43 1.50 ft 281.00 ft 250.90 ft 8.50 Ac. 10.48 cfs 31. 66 cfs 16.08 fps 17.91 fps ID No. P45 CB44 1. 50 ft 91. 00 ft 258.43 ft 8.50 Ac. 10.55 cfs 32.82 cfs 16.54 fps 18.57 fps n: 0.0120 s: 0.0625 down invert: Dsgn Depth: Travel Time: n: 0.0120 s: 0.0770 down invert: Dsgn Depth: Travel Time: n: 0.0120 s: 0.0827 down invert: Dsgn Depth: Travel Time: 219.90 ft 0.62 ft 0.17 min 229.27 ft 0.60 ft 0.29 min 250.90 ft 0.59 ft 0.09 min 3/ 3/98 GROUP FOUR, Inc. page 2 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== PIPE REACH From: IN45A To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel REACH SUMMARY ID No. P45A CB45 1.50 ft 29.00 ft 261. 80 ft 8.50 Ac. 10.57 cfs 38.90 cfs 18.73 fps 22.01 fps n: 0.0120 s: 0.1162 down invert: Dsgn Depth: Travel Time: 258.43 ft 0.54 ft 0.03 min 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== UNFORM FLOW ANALYSIS Routing based on P3.9 family @ 100 yr freq Network LINE1: Pipe Reach Basin Area --c---c*A---Sum----Tc---i----QAct Dia -Mann -Slope -QFull Vfull -Vact -Length --tt-- Id ac --c*A--min in/hr cfs in --n--ft/ft cfs fps fps ft min ================================================================================================================== P45A P45 P44 P43 A45A 8.50 0.54 4.59 4.59 8.56 2.70 12.38 18 0.012 0.1162 38.90 22.01 19.55 29.00 0.02 4.59 8.59 2.69 12.36 18 0.012 0.0827 32.82 18.57 17.26 91.00 0.09 4.59 8.68 2.67 12.27 18 0.012 0.0770 31.66 17.91 16.78 281.00 0.28 4.59 8.96 2.61 11.99 18 0.012 0.0625 28.52 16.14 15.44 150.00 0.16 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== BACKWATER ANALYSIS Routing based on P3.9 family @ 100 yr freq Hydraulic Gradeline for Reach HGLI <-FROM-> <--TO--> <FLOW> floss Ent_HGL EntLoss ExtLoss OutLet Inlet AppHead BndHead JunHead HeadWtr -cb/mh- cfs -loss--E1ev----10ss- --10ss---E1ev---Elev---10ss---10ss---10ss---E1ev---Rim-- =============================================================================================================== OUT43B CB43 CB44 CB45 IN45A OUT43B CB43 CB44 CB45 11.99 12.27 12.36 12.38 1.66 tw & dn <dc: Inlet Ctr1 Assumed 231.68 3.25 234.16 1. 07 253.67 0.34 260.49 0.15 0.15 0.15 0.75 235.06 253.36 0.76 254.58 260.91 0.76 261.40 264.26 0.75 0.76 0.76 0.00 0.00 0.00 0.00 0.00 220.58 -0.01 230.92 232.77 -0.00 252.60 254.40 -0.00 260.14 261.93 0.00 264.26 264.80 3/ 3/98 GROUP FOUR, Inc. page 1 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== REACH SUMMARY Routing based on P3.9. family @ 100 yr freq PIPE REACH From: CB43 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel PIPE REACH From: CB44 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel PIPE REACH From: CB45 To: Pipe Diameter: Pipe Length Up invert Collection Area: Design Flow Pipe Capacity Design Vel Pipe Full Vel ID No. P43 OUT43B 1. 50 ft 150.00 ft 229.27 ft 8.50 Ac. 11.99 cfs 28.52 cfs 15.44 fps 16.14 fps ID No. P44 CB43 1. 50 ft 281. 00 ft 250.90 ft 8.50 Ac. 12.27 cfs 31. 66 cfs 16.78 fps 17.91 fps ID No. P45 CB44 1. 50 ft 91. 00 ft 258.43 ft 8.50 Ac. 12.36 cfs 32.82 cfs 17.26 fps 18.57 fps n: 0.0120 s: 0.0625 down invert: Dsgn Depth: Travel Time: n: 0.0120 s: 0.0770 down invert: Dsgn Depth: Travel Time: n: 0.0120 s: 0.0827 down invert: Dsgn Depth: Travel Time: 219.90 ft 0.68 ft 0.16 min 229.27 ft 0.65 ft 0.28 min 250.90 ft 0.64 ft 0.09 min I I I I I I 3/ 3/98 GROUP FOUR, Inc. page 2 Stafford Crest #97-8008 Conveyance System Analysis & Design ===================================================================== REACH SUMMARY PIPE REACH ID No. P45A From: IN45A To: CB45 Pipe Diameter: 1. 50 ft n: 0.0120 Pipe Length 29.00 ft s: 0.1162 Up invert 261.80 ft down invert: 258.43 ft Collection Area: 8.50 Ac. Design Flow 12.38 cfs Dsgn Depth: 0.59 ft Pipe Capacity 38.90 cfs Design Vel 19.55 fps Travel Time: 0.02 min Pipe Full Vel 22.01 fps Basin: OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Subbasin Name: Subbasin Number: . L 1TabJe.doc 1112192 Stafford Crest Techmical Information Report SECTION III Off-Site Analysis GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, W A 98011 #97-8008 Stafford Crest Techmical Information Report #97-8008 OFF-SITE ANALYSIS Downstream Analysis West Sub-Basin: Storm water runoff from the on-site west sub-basin currently exits the site as sheet flow across the northwest comer of the site. Flow continues northerly as sheet flow across private, single-family residential development roughly 750-800 lineal feet prior to entering a large, low-lying forested area. Refer to Figure 3(b) for delineation of the on- site west sub-basin downstream travel path, and approximate location of the low-lying area. East Sub-Basin: Storm water runoff from the on-site east sub-basin currently exits the site across the east property line prior to entering a roadside ditch located along the west side of I 12th Place SE. Flow from this roadside ditch is conveyed northerly along I 12th Place SE to an 18 inch diameter concrete culvert located at the intersection of NE 36th Street and 112th Place SE. Flow from this culvert discharges again to the roadside ditch, which is relatively uniform in cross-section, and shows no evidence of significant scouring or erosion. This portion of the roadside ditch is vegetated with grass and weeds approximately 6 inches in height, is trapezoidal with a 1-112 to 2 foot wide bottom, 6 to 7 foot wide top, and is roughly 2-112 feet deep. Flow is conveyed northerly in this roadside ditch roughly 350 lineal feet to a gravel access road which appears to be serving the Prellwitz Short Plat. Flow is conveyed northerly under this gravel access road in roughly 25 lineal feet of 18 inch diameter ADS N-12 culvert. Flow from this culvert outfalls to the road side ditch, and continues northerly another 100 lineal feet to an 18 or 24 inch diameter steel pipe which conveys flow northerly roughly 25 lineal feet under the gravel driveway to the residence located at 3711. Flow is discharged on the north side of this gravel driveway, just north of the intersection of SE 86th Place and 112th Place SE. At this point, flow combines with developed flows from the plat of Whitehawk, which discharges westerly across 112th Place SE from the east. Flow continues northerly along the west side of 112th Place SE in a series of 18 inch concrete driveway culverts (to the residences located at 3767 and 3815) and roadside ditch. However, from this point northerly, this roadside ditch becomes less and less well-defined, and begins to meander away from the road. The roadside ditch becomes less of a constructed ditch in appearance, and more closely resembles a natural drainage course located in a broad, low- lying, heavily vegetated area. This drainage course is loosely rock-lined in areas. Visual inspection indicates that capacity prior to overtopping onto adjacent private properties may be limited in some areas. Flow is conveyed northerly roughly 400 lineal feet in this roadside ditch/natural drainage course prior to discharging to a large, low-lying, forested area. This area is roughly 100 feet wide by 400 feet long, and is located between I 10th Avenue SE and 112th Place SE. Refer to the East Sub-Basin "Downstream Drainage GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, WA 98011 Stafford Crest Techmical Information Report #97-8008 Features Map" for delineation of the on-site east sub-basin downstream travel path. Refer to Figure 3(b) for the approximately location ofthe low-lying area. Combined Downstream: Storm water runoff from the west and east on-site sub-basins combine within the low- lying, forested area., which is located within 114 mile downstream. No obvious signs of defined conveyance were observed within this area. Flow appears to disperse throughout this area, prior to draining generally westerly and eventually entering a 12 inch ADS N- 12 culvert located along the east side of 1l0th Avenue SE (Lincoln Avenue). This 12 inch culvert conveys flow westerly across 11 Oth Avenue SE to an underground storm system located along relatively newly constructed frontage improvements on the west side of 11 Oth Avenue SE. Flow is conveyed northerly in this underground storm System roughly 100 to 150 lineal feet prior to discharging to a deep, grass-lined ditch located along the west side of 11 Oth Avenue SE. Flow is conveyed northerly in this ditch to the intake of a 24 inch concrete culvert located under an earthen road/embankment. Flow is conveyed northerly in this culvert prior to discharging to vegetated drainage course and continuing downstream, eventually entering Lake Washington. Refer to the East Sub- Basin "Downstream Drainage Features Map" for delineation of the combined downstream travel path GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, W A 98011 I Stafford Crest Techmical Information Report OFF-SITE ANALYSIS Upstream Tributary Area #97-8008 Based on inspection of Figures 3(a) and 3(b), no significant flows from upstream, off-site areas are tributary to the subject property. GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, W A 98011 Stafford Crest Techmical Information Report Figure 3(b) -1954 Aerial Topographic Survey Scale: 1" = 400' GROUP FOUR, Inc. 16030 Juanita-Woodinville Way NE Bothell, W A 980 II #97-8008 ..... "-....... ~-o O· TAYLOR COURT SECTION IV: FLOW CONTROL AND WATER QUALITY ANALYSIS DESIGN This section contains the following information: A. Copy of first submittal Section IV information. B. Revised analysis using a WaterWorks program that evaluates the combined areas of the site and frontage that cannot be directed to the stormwater detention facility. C. Revised analysis using a WaterWorks program to determine the required water quality volume for the frontage portion of the site. D. Treatment Trade TAYLOR COURT SECTION IV A: FIRST SUBMITTAL INFORMATION The information contained in this Section is from the 15t submittal TIR. It is provided here as it contains the fundamental design information that was used in the creation of the revised analysis contained in Section IVB. JOB ___ --L..1lb~ib_"'1'------=-(!)--=Z,-3'"----- BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 SHEETNO. _____ OF ___ _ CALCULATED BY----;l-,rl-~--DATE ___ _ CHECKEDBY _____ DATE ___ _ I:: . itfj i/)pd/~ry i5J7h j ~,g.le[ If .. ~ . · .[ i' ....... ' ............. '..*~ , ,a~tJ,~~&~j+ I 'J :IT, .. . ..~ ......... . a StV~It(,~s· " .; . · ~~~.t4~ ".. t~~-i2a~!~J1cSI ! . i Li 142 :c:::::::t: ............. t ... j .. + ........ :.. . ...... , .. . ....., .11 -····.l--"~...;..-······--r-I--: .. aMJ.· ............... ~ ..... ! !.kM i .., .1'\I-...... 1!oi. . .~.ii.j .......... + : : : : · .. ~t=::t;;;>i ~ J,M1t~t lul,J L. ..... .1. .... l ....... ~ .. •• .... .. .. -., ..... . . : ..... : ........ +. . .. .1. ........... L ...... t .. P1IODUCT 204-1 (Single 5I1eeIs) 205-1 (Padded) ..................... .,. BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392·0250 FAX (425) 391·3055 , 1/.' ~i.lt.i C.kiM 1). ,n <1'.'" ... .. ,. !+~f+ .... Li ...... 1"""., ' . ........ . ~.... ... . ....... J ............ .J.. .. 11 ... ,fl$ ..1 J . .......... ............ ! .............. t.l .......................... ~ ....... ~ . I .... , .... ,... 1 i ! . .;. .........•... ............... Ii ILi r . ........................ ... ....... ........... ~ ........, .. . ........ ...... ; .................... ;..: ; ! .......1·." ........ . 1 ..... 1 ....... , : ' : ! ~ .......... :,: ...................•. :' : ... )........: •..... . . !, ' I! I .·.r:···· · ~]"! [:t • .. .1 . ...: ..... ~ .... 1'RIlOOCT204·1ISino1eSheelsI2ll5-1IPaddedI JOB, __ ----"'{-=b--..:::7~J_-_(!/_2_____=J=____ ___ _ SHEETNO. ______ OF----:r-_ DATE S/~'IIOs CALCULATED BY "Tf1=-: CHECKEDBY ______ DATE ____ _ SCALE : : ...................... ',", ........... ! .. ,' ~ ..... , 1 . .............. "" . " . .. i.... ................. I · i 111 + ·.·.·.··.·· .. ··.·.· .. ,1.··.··.·.·.·.·.·.·.·.·.·.1.,. ".. "'" ., i'I!. I ! 1·············"1" .... :,I.".··.· .. ".·.·.·.! ..........• l.······ ....... : ........... ;. ..'. 1 ... 1,. 1 .;.. BAIMA & HOLMBERG, INC. 1 00 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 JOB __________ _ SHEETNO. _____ OF· ___ _ CALCULATEDBY _____ DATE ___ _ CHECKEDBY _____ DATE ___ _ SCALE i i l : : : ~ i : : : i ] : .. t5tt-~hknCl1~iWliI5L4d · ... ~......... : . I ...... l ...... j. ,: ....... , ... 1, , ~ ,I 1.~.···· .• ·~.S=.·.· .. ·. ' : , . . .............. [ .............•• ::: : ~sJ .................... . PROOUCT204-1 (Sing/eShee1s121l5-1 (l'oddecI) ~----------------------- BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391·3055 SHEETNO. __________ OF, ________ _ CAlCULATEOBY _____ OATE ____ _ CHECKEOBY' ______ OATE ____ _ SCALE " " ,,~,: ,.,1"., ! 1 i ~ ~ : _. : ......... L. ........... ~ ......... \.. ........... 1. ... \ .... .L .. : .. .,;. ~ 1 ~ t ",'.: """.""., .. ,', ".,1 """,""" .,1, \ [ . ; : i ~ ................ ..... ..... . ....... i ........... j h .•.. ·· .. ···:~;F3lfilf1S~~!~t·f·+jJ 'J!L~Jl~ . . ..................... "... i .""J",,:', """" ",."""",L""""",,),: ••.••••••. c ••• __ .," •• ' ·········T·· ........ ( .. I I [ ." :. ""'" ,,"'. """",.j,.""."" ... , '",.,.",., .. :,: : .......... ~ ........... : .... ~ .......... -.. ;.......... : : .............. ~.......... -"...,L.",,:.,,~-nHl(2. ! ··,,·i· "', .. " ....... L=:-IiiTJJtid, .~Ji~L .,,,..1,,,,. "",,1:.. """,L,,[ .t""""", '.', I," ~ 1 """"':--""--... -... ;.-.... ,. ..... ~....... ..t ............. ! ........... . ,,,""",,.,,;,, "",,,,,,,',, .........'1.1: .. """',.,""""',.,! '."""""",."""" .. ,.,. ",."".""""",.,["""""".1""", ....... ..1. ............ 1. ....... ; ........... i. . ..•......... . ............ ~ ...... . ",'"""""""1.,,, . : ............. -l .......•..•.. ~. . .... } ..... . ··············t······ ... -:-..... . ........ L ...... 1 1 .......... I .... ·I .. ,j .j ............. !.. .......... : .. . ...•.••....... :,;..... .. ,+"'" .. " ";."" .. ,,',, .......................... , ... l .. ' " 'I ""'" ,."" ~,: , :: y _ •••••••••••••• .1 ............ .1 .. : ............ ~ ......... ~ ...... . ; I ...... : .......... ,,; i1p,:, ·' .... 'lI,:· .. · .. ··~.;,' ·····0.:·,;, . ........ _,1.. .. ,"'",.,.1".".,", .. ,,:,' r-............. ?............ . ..................... ~ ............ + . . ........ ~ ............. ~ ............ "t......... . .......................... . • """ ""~'" ","". "" ,.l," : : ........... ,............ . ...... ~ ............. ~....... ........... -: . ·······l··············~············ i , " : .. 1.1 ••.•••••• : •• :I ••••• ~: ••• : •..•• · ••• ··········i. ";,,,,,,,,, .. ,, .. ,,, .. , ''',."''''''''''''''''';!,,, ........ '' ..... , J7J' """"" .. ,!" .. " .... ",""".,,"" ......... , ............. .i ............. ; I i ·······f·············1······.·······~·· , ...... L ... ..!.. .F?;. .. , .. ", .. .l ..... ·t·· ....... , ........ . :: ! 1 1 ..... i .. L. ........... 1 ............. L........ ~ ....... , ..... , ·"., ......• : ••• r ••.. ~£t:j .............. ; . ....... .; ............. ! ... . i.i..; L... i ........... , 1...."',...".... Li ... ,; ....... !. ; " i I: ........... ;...:! I i ..... 1""',,".1...1 .:]:.J' ··LL... ,'T ~ i l,', 1, ;; ,;;; """ .. ",,"'" "" L. ' .......... ' ............ , .. : ·······J·············ti, .......... . ...... ~ .. ...I ....... ., .. ..l ......... ~ ........... : ., .... ~. .~.. 1 ........ ., ... 1. ........ L ...... ..1 ........ :.; ............................ ~,~. . ....... <. . ....... L ........... .l. ............ i ... . : : : ; : : ",.' """ """ """. """, ". """'~":"'" """"" '."':",,' ....,. .1 .......... 1..: ..... ).,.1.,[. it ,j " ; ......... .,1. ' .. ,J TAYLOR COURT SECTION v.e: CONVEYANCE SYSTEMS AND ANALYSIS DESIGN 1. HW ID Analysis of Proposed 24" conveyance The proposal is to replace an existing 24" conveyance with a 24" conveyance. Attached is an HW ID chart showing that the proposed conveyance has the capacity to convey 18cfs using the assumption that there will be aI' headwall above the top ofthe 24" conveyance. Following this page is a copy of Figure 4.3.SC of the 1990 KCSWDM. 2. Discussion: The 18" culvert that discharges into the existing roadside ditch from the Stafford Crest TIR indicates that approximately 12Acfs is generated in the 100-yr 24-hr event. This is the primary contribution to the new 24" conveyance to be constructed at the entrance to the site. The 100-yr 24-hr outflow from the site is 1Acfs. The combined stormwater within the system is approximately 13.8cfs, which is greater than 18cfs. It is therefore argued that the 24" conveyance has adequate capacity to convey the off-site and on-site flows. KIN G CO U N T Y, WAS H I N G TON, SUR F ACE W ATE R DES I G N MAN U A L FIGURE 4.3.SC HEADWATER DEPTH FOR SMOOTH INTERIOR PIPE CULVERTS WITH INLET CONTROL TAYLOR COURT SECTION VI: SPECIAL REPORTS AND STUDIES The following special reports and studies are provided in this section: 1. Wetland and Stream Study by Altman Oliver Associates,LLC dated November 5, 2005 2. Wetland Assessment by J.S. Jones & Associates, Inc. dated December 4, 1998 3. Geotechnical Engineering Report by Dennis Joule, P.E. dated June 29,2005 Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 November 5, 2005 Joe Pruss Basic Ventures 18211 -240th Ave.' SE Maple Valley, WA 98038 Office (425) 333-4535 Fax (425) 333-4509 SUBJECT: Wetland and Stream Study for Taylor Court, Renton, W A Parcel 334570-0205 Dear Joe: Environmental Planning & Landscape Architecture AOA-3155 On September 9, 2005 I conducted a wetland and stream reconnaissance on the subject property utilizing the methodology outlined in the 1997 Washington State Wetlands Identification and Delineation Manual. Although no wetlands or streams were identified on the site, a wetland and stream system was observed off-site to the west. This off-site wetland and stream was delineated by J.S. Jones and Associates, Inc. and is documented in their Wetland Assessment Report dated December 4, 1998 (Attachment 1). Under the current City of Renton code, the off-site wetland would meet the criteria for a Class 2 wetland and would require a standard 50-foot buffer. The small stream located within the wetland would be considered a Class 4 stream and would require a standard 35- foot buffer. Since the stream is located entirely within the wetland, and the wetland buffer is larger than the stream buffer, the wetland buffer would be more restrictive. Vegetation within the on-site wetland/stream buffer at the time of the field investigation consisted primarily of dense Himalayan blackberry (Rubus discolor), with scattered hazelnut (Corylus oQrouta), sword fern (Polystichum munitum), and big-leaf maple (Acer macJ;cpnyJlqm) trees. Due to the predominance of an invasive, non-native plant species (Le., HirnciJay~riblac~berry) within the buffer, a buffer enhancement plan is proposed that would reduqe;tbestandard 50-foot buffer by 25% to 37.5 feet. It is my understanding that an 8-foot tall~QPlogyhlock wall would then be constructed along the edge of the reduced buffer. This Wi:lUshquldpJ:ovide a physical separation from the proposed development and prevent p~d¢strian intrusion into the wetland and buffer area. Bl.,lffer enhanc;ement would consist of removing the blackberry and re-planting the buffer with a variety Qf oi:ltiyetrees and shrubs. Implementation of the buffer enhancement plan should 'increase the plant species and structural diversity within the buffer, thereby increasing the area's value to wildlife. w,vw.altoli\'er.com info@altoli\'er.com Joe Pruss November 5,2005 Page 2 Candidate plant species to be used include Douglas fir (Pseudotsuga menziesil), western red cedar (Thuja plicata), big-leaf maple, vine maple (Acer circinatum), tall Oregon-grape (Mahonia aquifolium), clustered rose (Rosa pisocarpa), red-flowering currant (Ribes sanguineum), and sword fern. Trees would generally be planted about 8 to 12 feet on-center and shrubs would generally be planted 3 to 5 feet on-center. After approval of the buffer reduction and enhancement concept by the City of Renton, a detailed buffer enhancement plan and monitoring report would be prepared. As part of this detailed plan, the following performance standards would be required to be met to ensure success of the enhancement. Goal, Objectives, and Performance Standards for Enhancement Area The primary goal of the enhancement plan is to re-vegetate the reduced buffer with native plant species that provide a benefit to wildlife while screening the wetland from the proposed development. To meet this goal, the following objectives and performance standards will be incorporated into the design of the plan: Objective A: Increase the structural and plant species diversity within the enhancement area. Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 8 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Following each monitoring event after the first year of planting, there will be at least an 80% survival rate of all planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. Objective B: Limit the amount of invasive and exotic species within the enhancement area. Performance Standard: After construction and following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. Summary The 50-foot buffer from an off-site Class 2 wetland extends onto the subject property. Under the proposed project, this 50-foot buffer would be reduced by 25% to 37.5 feet with the implementation of a buffer enhancement plan. The buffer reduction and associated enhancement is warranted due to the existing dominance of Himalayan blackberry (an invasive, non-native species) within the buffer. Buffer enhancement would consist of removing the blackberry and planting a variety of native trees and shrubs that would increase the plant species and structural diversity within the buffer. Joe Pruss November 5,2005 Page 3 If you have any questions regarding the wetland and stream study and buffer enhancement concept, please give me a call. Sincerely, NN OLIVER ASSOCIATES, LLC ;J1V:~ Attachment ~ .. '" .~~ , \:1" ~ \ \ \~ y~ ;0 _IL I I~ l'>l I \ ~ \ I\d6f?ToJ:L \ BUF'rE,R \ \ \ ,--t- '. --------~~----------qc, .. 03q (llJ) .T. s. .T 0 n. e 8 An. d. A 8 8 0 CiA t e 8, In. c. r'" ' ~,!. M'CROFU.MEI) ~ ~~... .- WETLAND ASSESSMENT of 3712 Lincoln Avenue N.E. Renton, Washington Prepared for: Phil Kitzes Charbord Development 23126 S.E. 285th Street Maple Valley, Washington 98038 (360) 886-7786 December 4, 1998 Prepared By: Charles Repath, Wetland Biologist L~'/~J.Or':·:F:;\jT r!.:A,~.~. ':J'\11] en'fUr ~'(Grru;J· . RECEIVED Jeffery s. Jones, Certified Professional Wetland Scientist .3 4 0 8 5 2 nd P I ace, N. E . [ACOMA,WASHINGTON 98422 Z 5 J -9 4 2 -7 1 .3 1 / r A X Z 5 .3 -9 4 2 -1 1 J Z J. S. Jones and Associates, Inc. Table of Contents 1.0 Project Description .......................................................................................................... 1 2.0 Site Location and Directions ........................................................................................... 1 3.0 Methodology ................................................................................................................... 1 4.0 General Site Description .................................................... ~ ............................................ 1 5.0 Vegetation ....................................................................................................................... 3 5.1 Vegetation Methodology .............. ; ...... ~ .......................................................................... 3 5.2 Vegetation Results .......................................................................................................... 3 6.0 Soils ................................................................................................................................ 6 6.1 Soils Methodology .......................................................................................................... 6 6.2 Soils Results .................................................................................................................... 6 7.0 Hydrology ....................................................................................................................... 8 7.1 Hydrology Methodology ................................................................................................. 8 7.2 Hydrology Results .......................................................................................................... 8 8.0 Wetland Detennination ................................................................................................... 8 8.1 Uplands ................................................................................... , ....................................... 8 8.2 Wetlands .................................................................................. : ...................................... 8 9.0 Wetland Rating and Buffer Regulations ......................................................................... 9 10.0 Functional Assessment .................................................................................................. 9· 11.0 Authority ....................................................................................................................... 10 12.0 Limitations ........................................................................... ; ........................................ 1 0 12.0 References ..................................................................................................................... 11 Figures 1.0 Vicinity Map ................................................................................................................... 2 2.0 Soils Map ........................................................................................................................ 7 Tables 1.0 Plant Indicator Status ...................................................................................................... 3 2.0 Plant Species Found at Sample Locations .................................................. ..;.· .................. 5 Attachments Wetland Map King County Wetlands Inventory Sheets Wetland and Buffer Functions and Semi-quantitative Performance Assessment J. S. Jones and Associates. Inc. 1.0 Project Description The applicant proposes to shortplat 1.73 acres. This study was conducted to determine if wetlands are present and the type and extent of wetlands on or near the property. 2.0 Site Location and Directions The site is located at 3712 Lincoln Avenue N.E. in Renton, Washington (see map). The King County tax parcel number is 334570-0020. The site is in Section 32, Township 24 North, Range 5 East of the Willamette Meridian. Directions to the site from the junction of Interstate 405 and N.E. 44th Street in Renton are as follows: TaI.<e N.E. 44th Street east; N.E. 44th Street becomes Lincoln Avenue N.E.; atthe Y at the junction of Lincoln Avenue N.E. and 1 10th Place N.E., stay to the right on Lincoln Ayenue N.E.; ~esite is the third property on the left south ofN.E. 36th Street. 3.0 Methodology . The wetland assessment and delineation were performed using the Routine Small Area . Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (COE. 1987). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrupt, and the . project is not controversial." The wetland determination was based on the presence of the three. criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland assessment included a review of the King County Wetlands Inventory (King County, 1991), and the USDA Soil Conservation Service's Soil Survey of King County (Snyder, 1973). The on-site evaluation was completed on August lOth, 1998. Wetland boundaries were delineated and marked with consecutively numbered orange flagging, based upon an evaluation of soils, vegetation and hydrologic characteristics. The wetland boundaries and buffers are presented on the attached wetland map. 4.0 General Site Description The property is located on a north facing hillside. Slopes are from 10% to over 30%. One single- family residence is present on-site. A drainage feature is located along the east property line. The drainage feature flows to the north. On-site vegetation is deciduous forest with a dense understory of Himalayan blackberry (Rubus procerus). Surrounding land use is residential with areas of deciduous forest. J. S. Jones and Associates. Inc. 3712 Lincoln Avenue N.E. Renton, Washington Figure 1.0 Vicinity Map 2 J. S. Jones and Associates. Inc. 5.0 Vegetation 5.1 Vegetation Methodology Rules for detennining dominant species were established in the Corps of Engineers Wetlands Delineation Manual (COE, 1987). Dominants are detennined using the 50/20 rule. To use this rule. percent cover is added by order of descending cover until 50% cover is reached. These species are considered dominants. The next most common species is also included as a dominant if it has over 20% cover. Species with less than 5% cover are not considered dominant species. Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Coward in, 1979). ·The probability of species being found in wetland environments has been detennined by the U.S. Fish and Wildlife Service in the National List of Plant Species that Occur in Wetlands: 1996 National Summary (U.S. FWS, 1996) (see Table 1). An indicator status was applied to each species according to its probability of occurring in wetlands. Table 1: Plant Indicator Status Indicator Category Symbol Occurrence in Wetlands Obligate Wetland OBL > 99% Facultative Wetland FACW 67-99% Facultative FAC 34-67% Facultative Upland FACU 1-33% Upland UPL > 1% Note: FACW. FAC and FACU have + and -values to represent species near the wetter end of the spectrum (+) and the drier end of the spectrum (-). (National List of Plant Species thai Occur in Wetlands: 1988 National Summary, Reed 1988) 5.2 Vegetation Results A small area of lawn and ornamental landscaping is present around the residence. The remainder of the property is deciduous forest dominated by red alder and big-leaf maple (Acer macrophyllum) with a dense understory. of Himalayan blackberry (Rubus procerus). The drainage feature is dominated by Himalayan blackberry, salmonberry (Rubus spectabilis) and lady fern (Athyrium filix-femina), with areas of reed canarygrass (Phalaris arundinacea). At sample location 1 (SL-l), an upland, deciduous-forested plant community is present. Dominant species are big-leaf maple, Scouler willow (Salix scouleriana), Himalayan blackberry and sword fern (Polystichum munitum). Dominant species at SL-l are 25% FAC and 75% FACU. An upland plant community is present because less than 50% of dominant species are F AC, F ACU andOBL. At SL-2. a Palustrine scrub/shrub plant community is present. Vegetation is dominated by Himalayan blackberry, lady fern, giant horsetail (Equisetum telmateia) and reed canarygrass. Dominant species at SL-2 are 75% FAC and FACW and 25% FACU. A hydrophytic plant community is present because over 50% of dominant species are F AC, FACU and OBL. 3 J. S. Jones and Associates. Inc. At SL-3. an upland. deciduous-forested plant community is present. Vegetation is dominated by red alder and Himalayan blackberry. Other dominants within 100 feet of SL-3 in the same vegetation community include big-leaf maple and western hemlock (Tsuga heterophylla), two FACU species. Dominant species at SL-3 are 50% FAC and 50% FACU. To be considered hydrophytic, oyer 50% of the dominant species must be F AC, F ACW or OBL. At SL-4, an upland, deciduous-forested plant community is present. Vegetation is dominated by big-leaf maple, western hazelnut (Cory/us cornuta), Himalayan blackberry and bracken fern (Pteridium aquilinum). Dominant species at SL-4 are 100% FACU. An upland plant community is present because less than 50% of the dominant species are FAC, FACW or OBL. At SL-5, a Palustrine emergent plant community is present. SL-5 is located in a plant community. Vegetation is dominated by bluegrass (Poa sp.), large-leaf avens (Geum macrophyllum) and giant horsetail. Dominant species at SL-7 are 100% FAC, FACW and FACW-. A hydrophytic plant community is present because over 50% of dominant species are F AC, F ACU and OBL. At SL-6, an upland. deciduous-forested plant community is present. Dominant species are big-leaf maple and Himalayan blackberry. Dominant species at sample location 6 are 100% F ACU. An upland plant community is present because less than 50% of the dominant species are F AC, FACWorOBL. 4 J. S. Jones and Associates, Inc. Table 2: Plant Species Found On-Site and at Sample Locations Scientific Name Common Name x 5 J. S. Jones and Associates. Inc. 6.0 Soils 6.1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing envirorunent. These soils have low chroma, and have redoximorphic characteristics (characteristics related to an anaerobic environment) such as redox concentrations (mottles), redox depletions (gleying), or a reduced matrix (a matrix that changes color when exposed to air). 6.2 Soils Results USDA Soil Conservation Service (SCS) mapped on-site soils as Alderwood gravelly sandy loam (AgC) (Snyder. 1973). The site visit confinned Soil Conservation Service mapping. In a representative profile for Alderwood gravelly sandy loam, "the surface layer and subsoil are very dark brown, dark brown, and grayish-brown gravelly sandy loam about 27 inches thick. The substratum is olive-gray silty clay loam. It extends to a depth of 60 inches or more. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of 27 inches or more" (Snyder, 1973). An inclusion ofNonna sandy loam is present in the drainage feature. This inclusion was not identified by the SCS. In a r~presentative profile for Nonna sandy loam "the surface layer is black sandy loam about 10 inches thick. The subsoil is dark grayish-brown and dark-gray sandy loam and extends to a depth of 60 inches or more" (Snyder, 1973). The soil at SL-l is non-hydric. From 0 to 18 inches, the "A" horizon is brown (lOYR 4/3) gravelly sandy loam. The soil is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-2 is hydric. From 0 to 18 inches, the "A" horizon is black (10YR 211) silt loam. The soil is hydric because it has a one chroma matrix at ten inches. The soil at SL-3 is non-hydric. From 0 to 8 inches, the "A" horizon is brown (lOYR 4/3) gravelly sandy loam. From 8 to 18 inches, the "B" horizon is 1 OYR 4/4 gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-4 is non-hydric. From 0 to 3 inches, the "A" horizon is very dark grayish brown (IOYR 3/2) gravelly sandy loam. From 3 to 18 inches, the "8" horizon is very dark grayish brown (2.5Y 3/2) gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-5 is hydric. From 0 to 20 inches, the "A" horizon is black (1 OYR 2/1) gravelly sandy loam. 8elow 20 inches. the "8" horizon is dark brown (1 OYR 3/3) with many yellowish red (5YR 5/6 mottles). The soil at SL-5 is hydric because it has a one chroma matrix at ten inches. 6 3712 Lincoln Avenue N.E. Renton, Washington USDA Soil Conservation Service King County Soil Survey, 1973, Sheet 11 Figure 2.0 Soils Map 7 J. S. Jones and Associates, Inc. J. S. Jones and Associates. Inc. The soil at SL-6 is non-hydric. From 0 to 2 inches. the "A" horizon is very dark grayish brown (lOYR 3/2) gravelly sandy loam. From 2 to 18 inches, the "8" horizon is dark yellowish brown (lOYR 3/4) gravelly sandy loam with common, distinct, yellowish red (5YR 5/6) mottles. The soil at SL-6 is non-hydric because it has a high chroma matrix at ten inches. 7.0 Hydrology 7.1 Hydrology Methodology The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% to 12.5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands (COE, 1987). In Western Washington. wetland hydrology is typically present between the months of December and May. The growing season can either be defmed by the number. of.frost-free days (temperatures above 28(F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41 (F). The growing season is all but a few weeks of the year. The delineation took place August 15th, during a week of heavy precipitation. At each sample location. wetland hydrology indicators such as inundation, saturation, water marks, and drainage patterns in wetlands were assessed in 'a twenty-inch soil pit. 7.2 Hydrology Results Wetland hydrology is associated with the drainage feature located near the east property line. Hydrology comes from rainfall, surface flow, seeps and the upstream portion of the drainage feature. A surface water flow 2 inches deep was present in the drainage feature at the time of the site visit. At SL-I, SL-3, SL-4 and SL-6, wetland·hydrology was not present at the time ofthe·site-visit. Wetland hydrology indicators including water marks, drift lines. sediment deposits or drainage patterns in wetlands were. not present at these sample locations. At SL-2 and SL-5, the wetland hydrology criteria was positive because the soil was saturated to the surface. A defined stream channel was present in the drainage feature at both sample locations. 8.0 Wetland Determination 8.1 Uplands SL-I. SL-3, SL-4 and SL-6 are upland sample locations. Upland vegetation is dominant. Soils are high chroma and lack redox features. Wetland hydrology indicators were not present. 8.2 Wetlands The on -ite wetland is 8470 square feet. The wetland is associated with the drainage feature located along the east property boundary. The wetland extends off-site to the north and south. On-site wetlands were not identified in the City of Renton Critical Areas Inventory (Renton, 1991) or the King County Wetland Inventory (King County, 1990). The on-site wetland was delineated on the basis of the presence ofNonna soils and a hydrophytic vegetation community. Wetland hydrology was observed in the bottom of the drainage feature. 8 J. S. Jones and Associates, Inc. Wetland hydrology was not present throughout the entire area of both Norma soils and hydrophytic vegetation because the delineation took place during the summer dry season. Himalayan blackberry, a F ACU is a dominant in both uplands and wetlands on":site. Himalayan blackberry is commonly found in wetlands as well as uplands in Western Washington and was not considered in determining the wetland boundary. SL-2 and SL-5 are located in the drainage feature along the east property boundary. Vegetation at both SL-2 and SL-5 is hydrophytic. Soils are one chroma at ten inches and soils were saturated to the surface. 9.0 Wetland and Stream Rating and Buffer Requirement The wetland in the drainage feature is over one acre in size. According to Chapter 32 of the wetlands greater than 2,200 square feet are Category 2 wetlands .. Category 2 wetlands are required to have a 50-foot buffer. . 10.0 Functional Assessment Wetlands have three primary functions. Wetlands improve water quality, as soils and leafy emergents act to filter and bind water borne pollutants. Wetlands provide important water-holding and flood storage functions. by slowly releasing storm runoff to rivers, reducing the extent of flooding downstream. Wetlands provide important wildlife habitat for a large number of invertebrate, plant and animal species. Benefits to nearby human residents include buffering from surrounding development and opportunities for enjoy~ng native wildlife and vegetation. On-site wetlands are in the upper third of the watershed. Hydrology comes from hillside seeps, rainfall and sheet flow from the surrounding uplands. Water quality improvement is high. Vegetation cover is over 90% and flow-through is moderate. Water holding and storm water functions are moderate due to the unconstrained outlet and the size of the wetland. Wetlandand wetland buffer functions were assessed using the Wetland and Buffer Functions and Semi- quantitative Performance Assessment (Cooke. 1995). Flood and stormwater functions are moderate. The wetland is associated with a tributary of May Creek. the wetland. includind off-site area, is 5 to 10 acres and is located in the upper 1I3rd of the drainage. Base tlow and groundwater support is moderate because of the wetlands size, position in the watershed. seasonal flooding and low-flow sensitive fish populations downstream. Erosion and shoreline protection is moderate because of the dense vegetation along the ordinary high water mark and moderate development upstream. Water quality improvement is moderate because of the size of the wetland. high vegetation cover and moderately developed upstream basin. the on-site wetland provides moderate biological support because of its' size, variety of habitat types. high invasive species. seasonal surface water, moderate organic export and connection to upland habitats. Overall habitat functions are moderate because the wetland size, moderate habitat diversity and moderate function as sanctuary or refuge from surrounding development. Specific habitat functions are moderate for invertebrates, amphibians, mammals and birds and low for fish. Cultural and socioeconomic functions are low. The wetland is privately owned and therefore lacks 9 J. S. Jones and Associates, Inc. educational and passive and active recreational opportunities. Aesthetic value is low because views of the wetland are blocked by Himalayan blackberry. The presence of historical or archaeological resources is not known. 11.0 Authority This detennination is in accordance with Section 404 of the Clean Water Act, the objective of . which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under nonnal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes;bogs~ and similar areas" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). I 12.0 Limitations Wetlands are subject to seasonal and annual variation. Wetland detenninations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. 10 J. S. Jones and Associates. Inc. 13.0 References COE. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksberg, Mississippi. Cowardin. Lewis M .. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Jamestown, North Dakota. Federal Register. 1980. 40 CFR Part 230: Section 404(b)(I)· Guidelines for Specification of Disposal Sites for Dredged or Fill Material. Vol. 45, No. 249, 85352-85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers. Vol. 47, No. 138; p 31810. US Government Printing Office, Washiniton D.C. -I King County. 1991. King County Wetlands Inventory. King County Environmental Division. Bellevue. Washington. King County. 1996. Zoning Code Title 21A. King County Department of Development and Environmental Services. Renton, Washington. MacBeth Division. 1990. Munsell Soil Color Charts. Kollmorgen Instruments Corporation. Baltimore, Maryland. Reed. Porter B. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.S. Fish and Wildlife Service. St. Petersburg, Florida. Renton. 1992. Code of General Ordinances of the City of Renton. Renton~ Washington Snyder. Dale E., Phillip S. Gale, Russell F. Pringle. 1973. Soil Survey of King County Area, Washington. USDA, SCS. Washington; D.C. 11 J. S. Jones and Associates, Inc. Attachments 12 J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: 37/2L",ut'o/'v flv< ,u. E. Dale: Q/Ztj/CTF APPli~ant/ow~tt4-f;2 County: 1<'-:;1 Investigator: J.... ---State: J,.L/I Do Normal Circumstances exist on the site? <:isJ No Community 10: Is th~ site significantly disturbed (Atypical Situation) Yes c@ Transect ID: Is the area a potential problem area? Yes <:!§> Plot 10: '$Z-7 Explain: Sample Loc.: Wetl./Upl: /J.i'J U -Cd'i#{ Jr. VEGETATION l' ~, Dominant Indicator Percent Basal Dominant Indicator Percent Stem n~~ SI2~~i!::s Stal!.IS C!;m~r ~ WQQsb: Vill~s Status .1&lli.. Qnm! IBL .//J¥k --iJo. to.1!-bW:-~ M(~ W 1-#{t.J -- --2. ----3. II. --------4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent ~ Slams ~Qrnnt I:I~ ~ C2m /-A-L ~ --13. :iii'" ~() q--- 6. 14. ------7. IS. ----8. 16. Percent of Dominant Species that are OBL, FACW or FAC: 2<7% (Excluding FAC-) Basis for Decision: H6S 7]"", ~c:> % ,rd'C; ;:-~O"L / HYDROLOGY W~Uallg l:Ixd[QIQ~~ Imli~alQ[Ii; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches . Other Water marks ~ Recorded Data Available: -Drift Lines -_ Sediment Deposits Ei~"j Qbs!::O!atiQDS; _ Drainage Patterns in Wetlands . Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12", Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -. Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: ~fW ~~ /,(.J/;;If~ Ilr HL5i'4 SOILS Map Unit Name (Series and Phase):~'-T::!7-"""'~-...o~ ...... -=,--'7--='-__ _ Taxonomy (Subgroup)' rome Descriptjon: Depth (~ Matrix Colors Mottle Colors 0-:3 3+ a. (Munsell Moist) Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling WETLAND DETERMINATION ..... J. S. Jones and Associates, Inc .. Drainage Class:.~~~LL.--'='''''''''~ Do· Field Observations Con finn Mapped Type? ~ Mottle Abundance/contrast Concretions Texture, Structure Concretions.· etc. cC'SL _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on Local Hydric Soils List = Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes ~ Yes ~ Is the Sampling Point in a Wetland? Yes @,.> Wetland Hydrology Present? Hydric Soils Present? Yes~ Remarks: .. . * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. '" J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) ProjectlS ite: _<--L.L...---,"!,~-..L=-<-'L'-=''''--.L+-'''''''''~';;;' Date: ApplicantlOwne,:;r:~~=-t.::i.~'-..;;t--:-_____ _ County: --L~:;=;''f- Investigator: Slate: Do Nonnal Circumstances exist on the site? Community ID: __ _ Is the site significantly disturbed (Atypical Situation) Transect ID: Is the area a potential problem area? Plot 10: Explain: _________________ _ Sample Loc.: ~ WetJ./Upl: ~ VEGETATION J ~lffl.)~ !,-,~ Dominant nee Species 1.,------2., _____ _ 3., _____ _ 4. Dominant Shrub Species Indicator Slall!s Indicator Statl!S 5.,______ _ __ __ 6 .. ______ _ __ __ 7 .. ______ _ __ __ 8. Percent Basal CQv~[ ...AJn -- ------ Percent Stem ~Cmmt / Dominant ;:;/!J!~4 . 10. / ----"'---- Indicator Percent Stem ~tl!S ~ Cmm1 t#CtJ Co _ 11. _____ -___ _ 12. Dominant Indicator . Percent ~ Lp1.~~_ Hk ao ~~;,(J1I.'$UR.1..L 'Bkt-d Ib '~--"'-"=:L-_~ <30 Percent of Dominant Species that are OBL, FACW or FAC: (Excluding FAC-) Basis for Decision: k ~d O~~~ UJ~d ;:::;?~ ;q?(' ~ HYDROLOGY W~Ulllld l:b:dCQIQ2:i IDdi~II'Q[s; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs ~turated in Upper 12 Inches -Other Water marks - -No Recorded Data Available: Drift Lines -_ SedimentDeposits . Ei~ld QbseaatiQl1S; VDrainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12" l<--Water-Stained Leaves Depth to Free Water in Pit (in.) _ Local Soil Survey Data a (in.) ~C-Neutral Test Depth to Saturated Soil: Other (Explain in Remarks) Basis for Decision: {\;)!Ir'~Ld (' 1t.ft1 M' { --5"/11-7D~<->/;u J. S. Jones and Associates, Inc. SOILS Map Unit Name Drainage Class:L.G~L.!...LJ-'-"-''-'--_ Do Field Observations Confirm Mapped Type? C!f!.> No (Series and Phase):-L..t..L~~~~~~-:!...:.=-~_---'-"':"-_ Taxonomy (Subgroup): rome Description: Depth (Inches) Matrix Colors Mottle Colors Mottle Texture, Structure Horizon (Munsell-Moist) (Munsell Moist) Abundance!contrast c21~ns. etc. O-f=' If<: -(p-f- ,4-~ifdYtf--Ii?-S-< Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: A WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ Wetland Hydrology Present? YesdW Hydric Soils Present? Yes (d;> Remarks: Concretions = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on Local Hydric Soils List = Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? Yes ~ * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. JJ J. S. Jones and Associates. Inc. Routine Wetland Determination Data Form (1987 COE Wetlands 'Delineation Manual) ProjecVSite: --=~"-I--==--~4L~~~-L.£'-Ll~": Date: ApplicanVOwn,!!e:.!-r·~~LL....j£;J----,. _____ _ County: -<-=-T,I<-- Investigator: Slate: Do Normal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) Transect to: Is the area a potential problem area? Plot 10: Explain: _________________ _ Sample Loc.: ~ -'2 Wetl./Upl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem ~.=i~S ~ CQ~~[ ..Awl. W ood)! Yill!~s Status ~ c.wmt IffL --9./:i.hl4~ ~u /4:/$ 2. 10. --3. II. --4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shll!b S(l~i~s StatyS ~CWm1 H$:[b SI2$:s;i$:s Status ~ 5. 13. 6. 14. --7. 15. 8. 16. Percent of Dominant Species that are OBL, FACW or FAC: ~ (Excluding FAC-) BasisforDecision:ft)OI ~jt&(; -O,J~)Z>~ ~ fflU ('8L$~ ~)AL.""/..~A-Y . / ~.IV~4;<.1~ / ,. HYDROLOGY ~etlal1d Ihd[QIQ1!)! IndicatQ[S: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -inundated _ Aerial Photographs _ Saturated in Upper 12 Inches ~ Other -Water marks o Recorded Data Available: -Drift Lines _ Sediment Deposits field QbseaatiQIlS; _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data F AC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: I~J,'"c.AlTJj )JJt ?r~e,vr:-'- J. S. Jones and Associates. Inc. SOILS Map Unit Name AJ Drainage Class: l-CJ<j" (Series and Phase): '<11m A-Do Field Observations Taxonomy (Subgroup): FJIfi/~;_ );il?7M~/JH Con finn Mapped Type? Ye~ fQfiI~ 12~S~[il2tism; y Depth Matrix Colors Mottle Colors Mottle Texture, Structure ~ HQ[iZQD (MY!ls~1I MQist) (MYns~1I MQist) . Abundance/contrast ~~;;etc .. IJ-~a7Ll I . Hydric Soil Indicators: Concretions -Histosol = High Organic Content in Surface layer _ Histic Epipedon in 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 ~Ieyed or Low-Chroma Colors -Other (Explain in Remarks) _ 2 Chroma with Mottling Basis for Decision: I L 1/'"0/71;11-f!!!' /011 WETLAND DETERMINATION Hydrophytic Vegetation Present? ~No Is the Sampling Point in a Wetland? ~ No Wetland Hydrology Present? f?NO Hydric Soils Present? No Remarks: * This data fonn is a combination of the original and amended 1987 Routine Wetland Detennination data fonns. " J. S. Jones and Associates. Inc. Routine Wetland Determination Data Form (1987 CaE Wetlands Delineation Manual) Project/Site: --!::~C-..L.!:;='-~~~:L.L:=--LL...j~::"'=-'~~ Dale: Applicant/Ow~n:.::er;.:.:~-=-L...L..p...-:.I-______ _ County: -....-::c..r-.y.-- Investigator: Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? No Yes ~ Yes~ State: Community 10: __ _ Transect 10: Plot 10: Explain: ____________________ _ Sample Loc.: WetlJUpl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem I~~S~~i~s Status ~.~ w?)tb"es St~ ~ Qrnn1 /.~4.~ Rk..u 0._ 9. ~I:u, M V YG' _ 2. --. 10. __ . 3. II. ----4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent SI:IJlIb S~!<ies Stalys ~Qmnt 1:I~~i~ S1atYs ~ 5.,I/;:o/IMit FiKu 00 Fitw .;---13=~~ 6. 14. --7. 15. --8. 16. Percent of Dominant Species that are OBL, FACW or FAC: (Excluding FAC-) 0 BasisfOrDeCiSion:~h/I'<:1138( ~0 ?/~~AJf .4:) Pd1"' -~~ oJ!? ;r::f;c., F/tc..~ O;3L / HYDROLOGY W~Uallg l:I:x:d[QIQg:x: illdjclltQ[S; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs = Saturated in Upper .2 Inches Other Water marks --V'No Recorded Data Available: Drift Lines -. _ Sediment Deposits field Qbs~[YatiQns; _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data F AC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: /Y)((,4~5 }Jttf ?r~~# SOILS Map Unit Name (Series and Phase):---..:..~~==~-=--Jr'C-"""-":::""-; ____ _ Taxonomy (Subgroup): Pofile Description: Depth (~ O=/y Horizon A- Matrix Colors ~;~!1J;tl Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions Mottle Colors (Munsell Moist) _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: 3 WETLAND DETERMINATION J. S. Jones and Associates, Inc. Drainage Class:.-L..~~..106~'--_ Do Field Observations Con fino Mapped Type? ([;J No Mottle Abundance/contrast Concretions Texture, Structure ~5~s.etc. = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on Local Hydric Soils List = Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes~ Is the Sampling Point in a Wetland? Yes <1§J Wetland Hydrology Present? Yes@ Hydric Soils Present? Yes @ Remarks: * This data fonn is a combination of the original and amended 1987 Routine Wetland Detennination data fonns. J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Sit M Applicant/Owner: ~~ Investigator: r /2~~ Do N<X'Irial Circumstances exist on the site? Date: COWlty: -L..I.-+''F¥- State: Is the site signifiCantly disturbed (Atypical Situation) . Community ID: __ ....,... Transect ID: Is the area a potential problem area?· Explain: _______________ _ Plot ID: _~'"-:r---= Sample Loc.: .s; L-y WetiJUpl: L<:l!.-f VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem Tree SQecies Status Cover Area WoodvVines Status Cover COWlt 1. ·9. ----2. 10. ------3. --11. --4. 12. ------ Dominant Indicator Percent Stem Dominant Indicator Percent Shrub. Species Status Cover Count Herb~es Status Cover 5.V ----Uo&; Fdc. 2&1'. 6. ----1'( ~ --:l.c::> 7. -----IS. f . -GIO 8. 16. ------ Percent of Dominant Species that are OBL, FACWor FAC: (Excluding FAC-) I HYDROLOGY Wetland HydrolQgy Indicators: _ Recorded Data (Desaibe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs ..-saturated in Upper 12 Inches Other Watermarks ~o Recorded Data Available: -Drift Lines -_ Sediment Deposits Field Observations: ~inage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) " _ Oxidized Root Channels (upper 12") , Water-Stained Leaves l \(in.) -Depth to Free Water in Pit Local Soil Survey Data lJ ~ AC-Neutral Test Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: 6" 1ft-Iv.s tJr Y-C( / Orl1ll.)~ ?114f~J..h ~ J. S. Jones and Associates, Inc. SOILS Map Unit Name Drainage Class:-+--"'=-='--__ _ (Series and Phase):-L.~""-,,,;.c..<-<-L-_-=-_-::-+-___ _ Do Field Observations Confirm Mapped Type? Y Taxonomy (Subgroup): - Pofile Description: Depth (Inches) Matrix Colors Mottle Colors Mottle Texture, Structure (Munsell Moist) Abundance/contrast Concretions, etc. 6"5L Horizon 0--:2<:.> 2v-l- » )?J Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime Reducing Conditions ~eyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: J C .,0 /?'1 If-~ I ~ I' WETLAND DETERMINATION Hydrophytic Vegetation Present? ~NO Wetland Hydrology Present? No Hydric Soils Present? t§JNo Remarks: Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? ~ No * This data form is a combination cI the original and IKneIlded 1987 Routine Wetland Determination data foems. , , ; J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? No Yes~ Yes &i> Date: County: State: Community 10: __ _ Transect 10: Plot 10: Explain: ________________ _ Sample Loc.: S'L-Z WetiJUpl: 0 VEGETATION Dominant Indicator Basal Dominant Indicator Stem TreeS~ies Status Area w~vines Status Count IB.L.///A(lk FA~t.J f?? 9. -:-6/~~'7'MtY/ /~ 2. 10. 3. II. 4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent ShrubS~ies Status Cover Count HerbS~ies Status --Cover . 5. 13. --6. 14. --7. IS. --S. 16. Percent of Dominant Species that are OBL, F ACW or F AC: 6% (Excluding F AC-) Basis for Decision: Nb ~ J:;?(bJ C)/;L ~~~ / HYDROLOGY Wetland Hydrol~ Indicators: Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches ~ Other -Water marks o Recorded Data Available: Drift Lines -_ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth to Surface Water (in.) _ Oxidized Root Channels (upper 12") Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: IJ,)J/~ 11.fd1s 'vor ~~~m SOILS Map Unit Name (Series and Phase):.--4...14~~r..<W~""""'---" ____ _ Taxonomy (Subgroup): Pofile Description: Depth Matrix Colors Mottle Colors J. S. Jones and Associates, Inc. Drainage Class:,--/-.f-.I(}~A.L~~_ Do Field Observations Confirm Mapped Type? No Mottle Texture, Structure e:* (Munsell Moist) Abundance/contrast C1tns.cl~ Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime ~ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: WETLAND DETERMINATION ~ Hydrophytic Vegetation Present? Yes ~ Yes ~ Wetland Hydrology Present? Hydric Soils Present? Yes Remarks: ?c( ... Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on' Local Hydric Soils List ...:.-. Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? Yes 00 . * This data fam is a combination fA the original and amended 1987 Routine Wetland Determination data forms. Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Flood! -size <5 acres Storm Water -riverine or lakeshore wetland Control -< 100,.. forested cover X Unconstrained outlet located in lower II3n! of the -drainage Points .l2 (max 15) Base Flow! X. size <5 acres Ground Water -riverine or lakeshore wetland Support located in lower 113n! of the drainage _ temporally flooded or saturated _ no t1ow-sensitive fish populations Points .l2 on-site or downstream (Max 15) Erosion! _ Sparse grasslherbs or no veg along Shoreline OHWM Protection X. wetland extends < 30 m from OHWM _ highly developed shoreline or Points ~ subcatchment (Max 9) Water Quality X. rapid flow.through site Improvement _ < 50010 veg cover Points 1 _ upstream in basin from wetland is (max 12) undeveloped X. holds <25% overland runoff Staff Repath Date 9/25/98 Criteria Group 2 2 pts X. size 5-10 acres X. mid-sloped wetland . X. 10-30% forested cover -- semi-constrained outlet located in middle II3n! of·the drainage -size 5-10 acres X. mid-sloped wetland -located in middle 113 of drainage X. seasonally or semi-permanently flooded or saturated X. low flow-sensitive fISh populations on-site or downstream _ moderate wood or veg along OHWM -wetland extends 30-60 m from OHWM X. moderately developed shoreline or subcatchment _ moderate flow through site 50-30010 cover -X. S 50% of basin upstream from wetland is developed holds 25-500,.. overland runoff - N?A = Not ApplIcable, Nil = No Information AVaIlable Group 3 3 pts size > 10 acres = depressions, headwaters, bogs, flats > 300,.. forested cover -culvertlbermed outlet X. located in upper 11301 of drainage I size > 10 acres = depressions. headwaters, bogs. flats X. located in upper 11301 of drainage _ permanently flooded or saturated, or intermittently exposed -.: high t1ow-sensitive po~lations contiguous with site in highly permeable strata X. dense wood or vcg along OHWM wetland extends >200 m fi:om -OHWM _ undeveloped shoreline or subcatchment _ slow flow through site X. >80% veg cover _ >50% of basin upstream from wetland developed holds >500,.. overland runoff - Dominant Vegetation: Deciduous forest, Himalayan blackberry understory plant community. Wildlife: " .- ; .,1. ~: Wetland and Buffer Functions and Semi-quantitative Perfonnance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Natural -size <5 acres Biological _ ag land, low veg stnlcture X seasonal surface water Support _ one habitat type PAS POW PEM PSS PFO EST _ low plant diversity «6 species) Points 21 (max 36) _ > 50% invasive species _low primary productivity _ low organic accumulation _ low organic export few habitat fe3turcs -_ buffers very disturbed _ isolated from upland habitats Overall Habitat -size <5 acres Functions _low habitat diversity Points~ _low sanctuary or refuge (max 9) Specific -Low Invertebrate Habitat Habitat _low amphibian habitat Functions X. low fish habitat low mammal habitat Points 2 -low bird habitat (max 15) - CulturaV X. low educational opportunities Socioeconimic X. low aesthetic value Points.l X. lacks commercial fisheries. (max 21) agriculture, renewable resources X. lacks historical or archeological resources X. lacks passive and active recreational opportunities X. privately owned X. not near open space Notes: Staff Repath ' Date 9/25/98 Criteria Group 2 2 pts Group 3 3 pts X. size 5-10 acres -size> 10 acres X. 2 level veg _ high veg stnlcture _ pennanent surface water _open water pools through summer X. two habitat types. PAS POW PEM psS PFO EST _ ~ 3 habitat types P AS ro~ PEM fSS fEQ EST X. .. moderate plant diversity (7-15 _ high plant diversity (>15 species) species) X. 10-50% invasive species _ < I 0010 invasive species X-moderate primary productivity _ high primary productivity .:.... moderate organic accumulation _ high organic accumulation X. moderate organic export _ high organic export X. some habitat features _ many habitat features X. buffers slightly disturbed buffers not disturbed _ partially connected to upland X. well connected to upland habitats· habitats X. size 5-10 acres -size> 10 acres X. moderate habitat diversity _ high habitat diversity X. moderate sanctuary or refuge _ high sanctuary or refuge X. moderate invertebrate habitat _ high invertebrate habitat X. moderate amphibian habitat _ high amphibian habitat -moderate fish habitat _ high fish habitat X. moderate mammal habitat _ high mammal habitat X. moderate bird habitat _ high bird habitat _ moderate educational opportunities _ high educational opportunities -moderate aesthetic value _ high aesthetic value -moderate commercial fisheries· _ high commercial fisheries agriculture. renewable resources agriculture. renewable resources -moderate historical or _ important historical or archeological site archeological site _ some .,assive and active recreational _ many passive and active opportunities recreational opportunities _ privately owned, some public _ unrestricted public acceSs access. _ some connection to open space _ dire~y connected to open space KROll PAGE# i SECTnOWNIRANGE .ZONING MAP BOOK ~ Resource ConservaUon El Residential dulac a Residential 5 dulac B Residential dulac I Rf1H I Residential ManuCaelured E§] Residential 10 dulac El RuidenU.t U dulac Residential Wulti-f'amily Residential Multi-Family Re,idenli~1 lIullt-ramdy Ruidenliai Multi-family Home, lorall Neighborhood Cenler Suburban Center Vcban Center [E£] Convenience Commercia. ~ Cenler Nei,hborhood ~ Center Suburban [E!J Cenler Do .... ntown I COR I Cenler Oefice Residential o Commercial Arleri_l o Commercial Arterial AulornaU ~ Commercial OCtiC!! W Industrial -Heavy ~ Industraal -Medium ! ~-! Public l..:;:tIc ~) Publicly Owned Renton Cily Limils --Adjacent CilT LimiLs r-' .. -:. -i (Crey Text.) Pre:toncs ~ AulomaU District " o Aulomall District 0 PAGE INDEX 'Q) > < II , c SE 88t1 .. S I i I .. . .. . , I j I· .. ! !' :,' . ! '. I ~a 6' ACCESS & V UTILITY EASEMENT :i:H.£S'l ()02 if; r I ,., '. Cf;. ,. ,.,- . ',( .'. '. ;., '.~~ .,;r ,.;1- . ~.'., '.: ~': : ·.~·t ,", " , ':i . ,,;,":'f ·1. ~ ., T;:.~("T· ~ . ',' ' .. -: Geotechnical Engineering Report Taylor Court Short Plat 3711 Monterey Place N.E. Renton, Washington June 29, 2005 Prepared For: Joe Pruss 18211 240th Avenue S.E. Maple Valley, Washington 98038 Prepared By: Dennis Joule, P.E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering North Scale: 1 "=50' Wall T op=53' Wall Toe=45' Wall T0p=64' WaUToe=56' Wall T0p=66' Wall T0e=64' / / / New MSE I Ecology Block Wall See Report Text & Appendix A I TP-1 Indicates the location of the trackhoe test pits / --I ank Area- <--\--( i -=.~-\ '. \ GEOTECHNICAL INVESTIGA TlON Taylor Court Preliminary Subdivision King County, Washington Dennis Joule, P.E. 31700 S.E. 46th Street Fall City, Washington 98024 (425) 2224661 INTRODUCTION GEOTECHNICAL ENGINEERING REPORT TAYLOR COURT SHORT PLAT Renton, Washington June 29, 2005 The project site, located at 3711 Monterey PI. N.E. (112th Place S.E), is a little over 1.5 acres in area and approximately rectangular in plan. Vicinity maps are contained in Appendix C, this site is Parcel Number 3345700205. The planned development consists of creating nine single-family residential lots with associated road and utilities. There is an existing residence on the property (proposed lot 8) that is to remain. INFORMATION PROVIDED A CAD file drawing showing the site location, dimensions, topography, and proposed development plans was provided by Baima-Holmberg, Inc., Civil Engineers of Issaquah. This information was used in preparing the drawing on the opposite page, which also shows the locations of the trackhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of three trackhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the geotechnical aspects of site development, and 3. Preparation of this report in accordance with Chapter 18 of the U.B.C., presenting the findings and recommendations. Page 1 FINDINGS Surface Conditions Project 1901 June 29, 2005 The property slopes down toward the northwest at an average slope of about fifteen percent. There is an existing residence with detached garage, one outbuilding, and a few small retaining walls on the property. At the time of the field investigation the area around the residence was landscaped. The remainder of the property supported a heavy growth of native grasses and berry bushes with alder, fir, and maple trees. Geology The soils and land types of the King County Area formed largely in deposits of glacial drift laid down during the Vashon period of the Fraser glaciation late in the Pleistocene. This site is mapped as Vashon till (Vt)(Galster & Laprade, 1991). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is loose, and it is in this material that soils of the Alderwood series formed. Subsurface Conditions The site is mapped by the U. S. Soil Conservation Service as Alderwood gravelly sandy loam (Ag). Within the fourteen-foot maximum depth of exploration the site is underlain by very silty fine sands and fine sandy silts. The soils become more compact with depth, and are hard and slightly cemented below ten to thirteen feet .. No ground water was encountered in the test pits. However, color mottling was observed in all holes, and the soil was very moist in test pit 2. Test pit logs are appended. CONCLUSIONS Seismic Considerations and Liquefaction As with all land in the Puget Sound region, this property lies in Seismic Zone 3. Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site, the possibility of earthquake induced ground rupture appears to be remote. Page 2 Project 1901 June 29, 2005 Even if severe ground shaking were to occur at the site, the very silty fine sands and fine sandy silts encountered in the exploration will not liquefy because they are not saturated and they do not have the characteristics of materials prone to liquefaction under dynamic loads. The sands encountered are too compact, and their hydraulic conductivity allows dissipation of excessive pour pressure. The silts are too compact, and can rely on the cohesive component of their shear strength. Compressible Soils No compressible soils were encountered. Slope Stability No steep slopes were observed within the site or adjacent to the property. Groundwater The test pits were logged following a wet spring and no standing or seepage was observed in the test pits. The soil color mottling observed appears to be caused by seasonal surface water percolating down through the restrictive soil layers . RECOMMENDATIONS Existing Structures The existing residence is to remain. The small outbuilding is to be removed from the site. This outbuilding is set on pier blocks and does not appear to have an in-ground foundation system. All concrete and debris resulting from demolition must be removed from the site. Existing Fill Soil Reportedly, there is up to seven feet of fill soil in the lawn area just north of the existing residence. When the cul-de-sac is constructed the excavation will remove most of this material. The remaining material should be evaluated and removed or recompacted, if necessary. Site Preparation Depressions and loose soil zones resulting from the removal of the septic tank, trees, large shrubs, or underground structures (that may be encountered during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. Page 3 Project 1901 June 29, 2005 The surface of the site within the proposed building and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for planning purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Moisture Sensitivity of On-Site Soils Near surface on-site soils are slightly plastic and sensitive to soil-water content. These materials tend to retain moisture, and become soft and muddy during wet weather. It may be difficult to operate construction equipment within this site when the soils are too wet. Excavation and Slopes Cut or fill banks should not exceed slopes of 2: 1. These slopes should immediately be covered with visqueen. The visqueen should remain until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. MSE Wall Along the North and West Site Boundary To improve rear yard grades within lots 3, 4, 5, and 6, a wall is planned along the north and west site boundary. While various wall types can be considered, it is felt that an MSE (mechanically stabilized earth) / Ecology Block wall system is the most efficient. A wall design for this wall system is presented in Appendix A. The wall will range in height up to eight feet. Grading and Compaction If any import fill is required it should be inorganic, of low expansion potential, and should contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 90 percent of the maximum value as determined by ASTM Test DI557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or 70-5). Structural fill using on-site or import inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Page 4 Project 1901 June 29, 2005 Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill is to be placed in horizontal lifts. Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to fourteen feet. See the section regarding ground water. Vertical trench excavations up to four feet deep should be capable of standing either unbraced or with minimal bracing for short construction periods. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is all material placed in a trench below the backfill. Unless concrete bedding is required around utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM DI557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 90 percent of the compaction test maximum (ASTM DI557-70). Residential Retaining Walls Retaining wall constructed as part of the foundation system cannot be allowed to "rotate", developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should be used. Retaining walls may be designed using the equivalent fluid pressure method. For non- compacted granular soil an average backfill soil unit weight of l00-lb/cu ft may be assumed (lateral pressure would then be 50-lb/cu ft). The lateral coefficient of sliding between the concrete base and the soil may be designed at 0.35 for the underlying soils. Rockeries Rockeries are not earth retaining structures. Rockeries may be used as slough wall against stable earth cuts only. It is recommended that rockeries not be constructed over six feet high. Rockery construction must comply with the City of Renton rockery specifications. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with U.B.C. Section 1806.8.2.1, lateral bearing (Sl or S3) may be taken at 150 Ib/ft2/ft depth below ground surface. PageS Residential Building Foundations Project 1901 June 29, 2005 When determining minimum earthquake forces for structures in accordance with U.B.C. Section 1629.1, consider the site to be underlain by soil Profile Type SD' The proposed single family residences may be supported on conventional shallow foundations bearing on flrm natural soil or compacted structural flll. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. Individual reinforced concrete foundations, such as may be used for supporting columns, may also be designed to impose pressures of up to 2000 pounds per square foot from dead plus normal live loading, but should be at least 24 inches in minimal plan dimension. As a minimum, isolated concrete pads shall have two #4 bars. These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete. Foundations should be embedded at least twelve inches below existing grade or adjacent flnished grade, whichever is lower. Where footings are constructed adjacent to downslope rockeries, block walls, cut banks or slopes, there is to be a minimum 2: 1 slope drawn between the bottom of the footing (point nearest the slope) and the toe cut bank, slope, or toe of any adjacent downslope wall or rockery. Footing embedment depth should be increased to meet this condition where foundations are near walls or slopes. Total Differential Settlement There are no compressible soils within the building areas. Soils are uniform in compactness and thickness within each building pad. Therefore, the total differential settlement for buildings designed and constructed in accordance with the recommendations presented in this report should be negligible. Settlement should occur during the initial framing period. Concrete Slabs-On-Grade Concrete floor slab should be constructed on compact soil sub grades prepared as described in the sections under Grading and Compaction. Page 6 Project 1901 June 29, 2005 Where floor dampness must be minimized, a minimum 4-inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least lO-mil thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Footing and Retaining Wall Drains Footing drains are required for all footings, rockeries, and retaining walls. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 112" to 1" drainrock. The drainrock layer should be about twelve inches thick for footings and should extend at least half way up the back of retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native soil should be placed over filter fabric as a soil cap. Soil Inmtration Data This site not considered suitable for the use of infiltration system as a part of the storm water facilities. The soil permeability is too slow. Residential Lot Surface Drainage and Landscaping Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Drainage pipe should be provided to catch and dispose of downspout rainwater, discharge should be into the storm sewer. Landscaped ground should slope down away from building foundations at a minimum five percent slope for at least five feet from the footings. Surface drainage should not be allowed to flow toward or over any steep slopes, rockeries, or walls. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Page 7 Project 1901 June 29, 2005 Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. Report Prepared By: Dennis Joule, P.E. Page 8 Appendix A MSE / Ecology Block Wall Taylor Court Preliminary Subdivision Renton, Washington MSE I Ecology Block Wall The reinforcement material selected for this project is Mirafi Miragrid 3XTc Geotextile Fabric. The geogrid material is to have a minimum long term design strength (L TDS) of 1500 pounds per foot or greater. The reinforcement shall be rolled out, cut to length, and laid at the proper elevation, location, and orientation. Orientation of the reinforcement is of extreme importance since geogrids vary in strength with roll direction. The roll direction of geogrid should be laid in the direction of main reinforcement. The contractor shall be responsible for correct orientation. Reinforcement should be placed coincident with the compaction lift nearest the design elevation on the drawing. Geogrids can be placed directly on the existing fill surface. The geogrid is to extend over the top of the block (exception is the bottom geogrid) and the next block above placed. After being rolled out, the reinforcing material should be tensioned by hand until it is taut, free of wrinkles, and lying flat. No overlaps will be allowed in the direction of strength. Adjacent roll widths should overlap a minimum of 4 inches. The reinforcing material should be cut to length as shown on the drawing. A razor blade, scissors, or sharp knife are acceptable instruments to cut the material. Should it be necessary to section a roll width, a high speed, abrasive saw or vibrating knife-edge works well. Extreme care should be taken to prevent wrinkle development and/or slippage of reinforcement during fill placement and spreading. When practical, fill is to be placed in the direction in which the reinforcement was rolled out, to aid tensioning. However, if fill must be placed transverse to the roll length direction, slight (4-inch) overlaps between roll widths with the top piece of reinforcement being the first to receive fill, will prevent permanent folding of reinforcement. Rubber-tired equipment is allowed to pass over bare reinforcement at slow speeds, less than 10 mph, and without sudden braking. Track equipment should not be allowed onto bare reinforcement. To avoid damaging the reinforcement, there must be a minimum of six inches of fill on top of the reinforcement before tracked equipment can be operated. Reinforced backfill shall be placed and compacted in lifts not to exceed 6 inches where hand compaction is used, or 8 -10 inches where heavy compaction equipment is used. Lift thickness shall be decreased to achieve the required density as required. Reinforced backfill shall be compacted to 95% of the maximum density as determined by ASTM D698. The moisture content of the backfill material prior to and during compaction shall be uniformly distributed throughout each layer and shall be dry of optimum, + 0%, -3%. Ecology Block Retaining Wall System Unit drainage fill shall consist of clean 1" minus crushed stone or crushed gravel meeting the following gradation tested in accordance with ASTM 0-422: Sieve Size Percent P~ssing 1 inch 100 3/4 inch 75-100 No.4 0 -10 No. 50 0 - 5 One cubic foot, minimum, of drainage fill shall be used for each square foot of wall face. Drainage fill shall be placed behind units to meet this requirement. Leveling pad material shall be placed to the lines and grades shown on the construction drawings, to a minimum thickness of 6 inches and extend laterally a minimum of 6" in front and behind the wall unit. Soil leveling pad materials shall be compacted to a minimum of 95 % Standard Proctor density per ASTM 0-698. Leveling pad shall be prepared to insure full contact to the base surface of the concrete units. First course of units shall be placed on the leveling pad at the appropriate line and grade. Alignment and level shall be checked in all directions and insure that all units are in full contact with the base and properly seated. Place and compact drainage fill behind wall units. Place and compact backfill soil behind drainage fill. Follow wall erection and drainage fill closely with structure backfill. Maximum-stacked vertical height of wall units, prior to unit drainage fill and backfill placement and compaction, shall not exceed two courses. 4 FT HIGH WALL r .... .-TAL. U""" .. INCa GEOGRID IS TO BE SECURED TO BLOCK BY CONTINUING THE FABRIC OVER THE TOP OF THE BLOCK TO WITHIN 4" OF THE BLOCK FACE, PLACING THE NEXT BLOCK ABOVE, THEN TIGHTENING THE FABRIC AND PLACING SOIL OVER THE FABRIC OrIginal & Finished Grade---. 6 FT HIGH WALL GEOGRID TYPE, LOCATION, AND LENGTH Slope Finished Grade /AWtl'/ From Top Of Well ZONE OF COMPACT lOlL 8 IN. THICK ZONE OF Mirafi Miragrld 3XT Geotextile Fabric, the geogrld material Is to have a minimum long term design Itrength (L TOS) of 1500 pounds per foot or greater. See the sections above for geogrld length a.,d location FREE DRAINING CRUSHED ROCK 5.0' 5.0' 8 FT HIGH WALL T 2(' ..L b ?J MINIMUM 4 IN. PERFORATED PVC PIPE. SLOPE TO DRAIN AND OONNECT TO STORM DRAIN SYSTEM. PROVIDE CLEANOUTS. SEE THE REPORT TEXT AND SPECIFICATION PAGE -LL· ,L.-u 1 I· ... ---rr STANDARD BLOCK BASE BLOCK TO BE FOUNDED ON 1" MINUS CRUSHED ROCK BASE CONSTRUCTED ON THE UNDERLYING COMPETENT SOIL, (MINIMUM 1 FT BELOW EXISTING GROUND), THIS DEPTH IS TO BE BE DETERMINED IN THE FIELD DURING CONSTRUCTION BY THE GEOTECHNICAL ENGINEER TYPICAL WALL CONFIGURATION MSE / Ecology Block Wall North & West Site Boundary Taylor Court Short Plat Renton, Weshlngton Dennis Joule, P.E. 31700 S.E 46th Street Fall CIty, Washington 98024 Phone I FAX (425) 222-4661 MSE Wall Calculations program MGRSW (ver 2.21 August 1990) copyright 1990 Mirafi Inc. MlRAFI Inc. P.O. Box 240967 Charlotte, N.C. 28224 U.S.A NOTES: To the best of our knowledge the calculations performed by this software are accurate. However, Mirafi Inc cannot assume any liability whatsoever for the accuracy or reliability of the program and its related documentation. Therefore, results from this program are neither guaranteed nor implied to be correct. As such, Mirafi Inc cannot be held responsible for incorrect results or damages resulting from the use of this program. Design calculations performed by this program should be checked and verified by a registered professional engineer. A registered professional engineer should review the design prior to construction to ensure proper wall drainage is established that will prevent the buildup of hydrostatic pressures over the service life of the structure. Additionally, the engineer should evaluate the GLOBAL STABILITY and the LOCAL STABILITY of the wall facia since GLOBAL STABlLITY and LOCAL STABILITY of the facia are not considered in this program. Suitability of any material or infringement of patents is the sole responsibility of the user. The user must satisfy himself/herself through independent investigation that all materials can be used safely. Mirafi Inc has described certain hazards in using this software and Mirafi Inc reinforcement products but cannot guarantee that these hazards are the only ones that exist. JOB: Taylor Court RUN: 1 DATE: 06-29-2005 ENGR: PROBLEM GEOMETRY: Wall Height Backslope angle SURCHARGE DETAILS: = 8.0 (ft) = 1.0 (degrees) Uniform surcharge starting at crest of wall Magnitude = 25.0 (lbs/ft-2) SOIL DATA: REINFORCED ZONE BACKFILL FOUNDATION COHESION (lbs/ft-2) 0.0 0.0 100.0 FRICTION ANGLE (degrees) 30.0 30.0 30.0 RESULTS OF EXTERNAL STABILITY CALCULATIONS: BULK UNIT WEIGHT (lbs/ft-3) 120.0 120.0 120.0 1-•• S. against Dearing capacity failure = BASE eccentricity = REINFORCEMENT DETAILS: Base Reinforcement length = Number of Reinforcement layers = Reinforcement Type = Long Term Allowable Design Load = Coefficient of Shear Stress Interaction = SUMMARY OF INTERNAL STABILITY CALCULATIONS: 5.39 0.76 (ft) 5.0 (ft) 3 Miragrid 3XT 1500.0 (lbs/ft) 0.70 Assumed Earth Pressure distribution Active Earth Force = Rankine, (i.e. Triangular) = 134.7E+01 (lbs/ft) Minimum F.S. against grid tensile overstress Minimum F.S. against grid pullout RESULTS OF INTERNAL STABILITY CALCULATIONS: LAYER TYPE ELEV. L FHORIZ F.S. tensile NO. NO. (ft) (ft) (lbs/ft) Overstress 1 1 2.0 5.0 805 1.86 2 1 4.0 5.0 337 4.45 3 1 6.0 5.0 205 7.31 = 1.86 in layer 1 = 1.51 in layer 3 V.Stress la Anch.CAP F.S. (lbs/ft-2) (ft) (lbs/ft) Pullout 726 3.8 2258 2.80 488 2.7 1061 3.15 249 1.5 309 1.51 *see NOTES above for reference to drainage systems and global/local stability program MGRSW (ver 2.21 August 1990) copyright 1990 Mirafi Inc. MIRAFI Inc. P.O. Box 240967 Charlotte, N.C. 28224 U.S.A NOTES: To the best of our knowledge the calculations perfo~ed by this software are accurate. However, Mirafi Inc cannot assume any liability whatsoever for the accuracy or reliability of the program and its related documentation. Therefore, results from this program are neither guaranteed nor implied to be correct. As such, Mirafi Inc cannot be held responsible for incorrect results or damages resulting from the use of this program. Design calculations performed by this program should be checked and verified by a registered professional engineer. A registered professional engineer should review the design prior to construction to ensure proper wall drainage is established that will prevent the buildup of hydrostatic pressures over the service life of the structure. Additionally, the engineer should evaluate the GLOBAL STABILITY and the LOCAL STAB-ILITY of the wa-ll facia since GLOBAL STABILITY and LQeAL STABILITY of the faCia are not considered in this program. Suitability of any material or infringement of patents is the sale responsibility of the user. The user must satisfy himself/herself through independent investigation that all materials can be used safely. Mirafi Inc has described certain hazards in using this software and Mirafi Inc reinforcement products but cannot guarantee that these hazards are the only ones that exist. JOB: Taylor Court RUN: 1 DATE: 06-29-2005 ENGR: PROBLEM GEOMETRY: Wall Height Backslope angle SURCHARGE DETAILS: = 6.0 (ft) = 1.0 (degrees) Uniform surcharge starting at crest of wall Magnitude = 25.0 (lbs/ft-2) SOIL DATA: REINFORCED ZONE BACKFILL FOUNDATION COHESION (lbs/ft-2) 0.0 0.0 100.0 FRICTION ANGLE (degrees) 30.0 30.0 30.0 RESULTS OF EXTERNAL STABILITY CALCULATIONS: BULK UNIT WEIGHT (lbs/ft-3) 120.0 120.0 120.0 F.S. against bearing capacity failure = BASE eccentricity = REINFORCEMENT DETAILS: Base Reinforcement length = Number of Reinforcement layers = Reinforcement Type = Long Term Allowable Design Load = Coefficient of Shear Stress Interaction = SUMMARY OF INTERNAL STABILITY CALCULATIONS: Assumed Earth Pressure distribution Active Earth Force 6.72 0.55 (ft) 4.0 (ft) 2 Miragrid 3XT 1500.0 (lbs/ft) 0.70 = Rankine, (i.e. Triangular) = 770.2E+00 (lbs/ft) Minimum F.S. against grid tensile overstress Minimum F.S. against grid pullout = 2.65 in layer 1 = 1.64 in layer 2 RESULTS OF INTERNAL STABILITY CALCULATIONS: LAYER TYPE ELEV. L FHORIZ F.S. tensile V.Stress la Anch.CAP F.S. NO. NO. (ft) (ft) (lbs/ft) Overstress (lbs/ft-2) (ft) (lbs/ft) Pullout 1 2 1 1 2.0 4.0 4.0 4.0 565 205 2.65 7.31 485 247 2.8 1.7 1116 337 1.98 1.64 *see NOTES above for reference to drainage systems and global/local stability I Appendix B Test Pit Logs I SOIL LOG -TEST PIT No.1 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None FINAL DATE: 6-28-05 HOLE ELEVATION: 50' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE i CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE Very Silty Fine SAND with Occasional Gravel \ Brown Fine Sandy SILT, Slightly Plastic Bottom Hole II' No Water I I I I Gray Mottled Orange \ Damp I Loose SMN I _____ _ Medium Dense -----Damp Stiff MLS Hard I I I I I -1- -2- -3- -4- -5- -6- -7 - -8- , -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- -19- -20- I I I I I \ 1.8 TSF 4.0+ TSF I CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER SOIL LOG -TEST PIT No.2 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION COLOR Very Silty Fine SAND with Occasional Gravel Brown MOISTURE I Moist I ------j ----Gray Moist Mottled Fine Sandy SILT, Slightly Plastic ! Orange ----Very Moist I I I 1 I ----Moist ! Bottom Hole 14' No Water I I I I FINAL CONSISTENCY Loose ------Medium Dense ------Firm ------Stiff ------Hard DATE: 6-28-05 HOLE ELEVATION: 68' LOGGED BY: DJ SOIL TYPE DEPTH SMN -1- -2- -----MLS -3- -4- -5- -6- -7 - -8- -9 - -10- -11- I -12- -13- -14- -15- I -16- -17- -18- I -19-I I I -20- I I PENITR.. TORVANE 0.9 TSF I I 1.8 I TSF I 4.0+ TSF ! I I ! ! Iii I Iii I I I I i CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT _ TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER SOIL LOG -TEST PIT No.3 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None FINAL DATE: 6-28-05 HOLE ELEVATION: 68' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH Very Silty Fine SAND with Occasional Gravel Brown Moist Loose SMN Fine Sandy SILT, Slightly Plastic Gray Damp Mottled Bottom Hole 11' No Water i ! i I Orange Medium Dense -----------Very MLS Stiff Hard -1- -2- -3- -4- -5- -6- -7 - -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- I -19- -20- I I I I I PENITR.. TORVANE 3.0 TSF 4.0+ TSF I CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT _ TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I Appendix C Vicinity Maps I Map Output Page 1 of 1 ® King County ~ __ SiGlin. Comments -i411;,. By visiting this and other King County web pages, you expressly agree to be Map Output Page 1 of 1 ®Kfng County ~ ~ "'4'W44. Comments .iM kg; W TAYLOR COURT SECTION VII: OTHER PERMITS There are no known other permits that apply the project. TAYLOR COURT SECTION VIII: swppp ANALYSIS AND DESIGN Plan sheet 8 ofthe Engineering Plan set contains the Temporary Erosion and Sedimentation Control (TESCP) and grading for the project. The basic features contained within the plan include the delineation of the clearing limits, silt fencing, and interceptor swales to direct silt laden stormwater to the sediment trap. Standard ESC Notes have been provided on Plan sheet 9. The total site area is 1.68 acres. The contributing area to the Sediment Trap is approximately .4 acres. In the existing condition, the undetained 2-year peak runoff from the entire site is .56cfs. Therefore the sediment trap is designed based upon the following: General Equation: SA=Qr(2080) Where SA=Surface Area Required Qr=2yr-24hr peak runoff Using ratio proportioning: Qr=[(.4)/(1.68)] x(.56)= .13cfs Therefore: SA= (.13) x (2080) = 277 sf Plan sheet 7 calls out a dimension of20'x20' There are no known other permits that apply the project. SECTION IX: TAYLOR COURT BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT This section is not used at this time TAYLOR COURT SECTION X: OPERATIONS AND MAINTENANCE MANUAL This section is not used at this time TAYLOR COURT SECTION Xl: APPENDIX This section is not used at this time 4lv8 ~ f'....) 0 -:::r l> ..-..... 1> .f) ,., U!soqqnS AsdA~ eLll 10 SeJ nlo8..:l e50u!oJO Z 8Jn5L:l ~NI!OJflf.) 'fNOZIlN NO!!)NtHSYN. ~ • ~ • SlSUN:J:)5 • SIID!'«WJ OONVt::l.LNS 3S -- \ ooo~ 01 Nlsveens 1300., @ om; o - 11Y.:I.1nO \----" NO.1.E>NIHSYM a>fY1 . ~~~i~~~~;/'3:~: ~."tT,~' •. , .,"; '~.~";)~~'l'~~i ;~~~", :'( :" ~ .. I '. :' ... 1 " :c .r!L.-.-_ ... , ... • N .\ '~.:.:-:.: '-! ':.Yi~~·~~:U:~; ~:-:j .. ~.~j:.: .. j·:?~i,~~~.' ).17~;· .. ·::·;li;~~·~·~r,~::~;·· ",' " '\i~'\"'" ,. '. J.' ' .•.. \: I"" .l.!~ ','. '" '."'! ~ .. ;~: ,',.': .~..: "~~~:~:I~::'. : ~.'\~ ~,~I.I~':': .~~: ··.~~~~~~~~1~:>;;:~;;;:~:~.·· '~;", ' • .,\ •• ', < • ~I """,,:,:/, .. ,~I~ • . ~ . ,,", ; .•.. 3 ,,,, ;11'4',:' I .' "',i, :, .... :;";:,',' ,: 'I I .' • • • • . , . -_ ..... -:-~~ .. : . ':"-r" ·::~:'f.':'~!~·~~" . 4--' ,,' I . \~ ... '11 '" 1100 . 'l' "":, " .. '. "::~'" '. .5 . = ;,.: I, • ': •• ,. : A!,(~~I .' . , 1 ---8 ~" too.,. I .-.. ___ o.--J!~t~_._. __ _ . ;/~;.~~., " 7 t ';1 8 , '"-. ... ·/::\:,11\ '-:., __ ._Z~.~~L. ___ i '-r-N~~r:.·" • • , •••• A •• ' •. t" ~. ., • :' t. : ,),: ~. I .~'. • ~ ", · .. ·t., I ~ . • ., ·~t.: .", ·;·I, .. JqJ:t.'#(C~l:, .: I' .;!.. '. '\J> ~: : ; \~ .. ", I ('-. .. ~.~.:f ,. ~,,\' -'~!-' .--' :-" - I '. I ,. N ' ' ,'. ,. ~,. I "·9.'" . "''' r .' Z!)1.1U · OPEN ... I" N ~ ~ ~I Il. o .... () ~ ",I: § I I I , . ~ 1-' 6 ,"' "" Hi .... 0 I .' I . E ~ c ~ Z ~ :0 m l> 3: ... ::I !:! '" :!! fig I"~ z .~ .. ~ "TI m !:4 c: ::xJ m (J) i: ~ I --I I! I '" 86TH NOT ST . '.' ZlIt ~ 7 '" N CIo ,",. . . I .. , O . '., " . I':" . ;. _..l~ __ .. ~-' .. __ '_., ~.!.~:14, .'. ~M"" . I' ~ " . .' .' i .• ,;'" .; . ! '.:! ... .., .. , 10 ~ '" GO Z9603 ~ SE ..... ,,' .. ~-, r':'"~:''''' . "'~'" W ....... » • .f :.' I~~, .'~, ;~"'. ,;,:t~:~: .. ::: ." .. ,. 88TH 4. ~ ,: '., J .. ~ .... i(':':j<~<:: " ~.>' , ,:~l ;~,::: \,70.,., .... '''' '". '. 71, I~, ,; ~~;;;~~r .:',.:'",.,:.:jJ':.~ '\·"h;.'I/,." .. ,:"., ...... :;.,~~ ",·;', ... 1.1.. .. ".'·, • :. 'I."" '.} I: \ , .' .,1 ..... ~ .• r ·f~:1:.I,··,Vf.~ ~ ~,"" ... ~/~;.~ ~;'·~:\I~·~ .~l'; r:r:::,:i:i')i::': .~'.; ,::':~:i.·/:\:~·;rt· . "):',t 'I 1 J1'!,L' '1· ·1,· " .• ~;1'1·· ... t.:.:I:'(J'''' '.II.J\..I .' .'. f,. \. ~ '. :" (.!_.t,II . ..,., ,'. I· . \1", .. ~., ',.I, ,. .. :~. I.. .(,,. I' if .. '173 <. },.' '.:',;. ". 72'J,,;~lt~). ,'. • .~~,., ...... ~, .... " ~ I • ., " •• " ,.i .. ~.. ./i·~ N ;. ':, I.' .. ·, .. ·~. ~r~.' .. ",'" . I \'~.~':I{· . ., .. : .. .J; ••••• :!.(.', ... ~. ',: ":';" \~"'L~· " ~if~'" '4',1· "I .. ~.' !J~: ... ·; .... ···'1 .. ~·"·, '.:.,.J ~.. • I' '"," 'f_ 'I .... · .. • ....... : •. , ~,~J.ff!i.". }~'" '! \", ·, .. · ... r .. tiIJ·., )~; .... ,.:.,'f'" .. rl;.t· 'I~""" ., ~,ri" -f I' ~ ... '(" .. " '. J • . !)i/:ti:;~;\~i.'''~ :'. ~l~~~( !(~.,. '~l{~,;;:J';i~~. .. ",!I~~ii\~·~·~' } .••.... , 0.'. ·;.rl't"\~lt.' i;~1~· .:;.~:!\=: "~;~~"~i;;~t.:;:'~~I'~' :~. U 9; Z:lIl.301· , '. 1 •• I,t· ~I"" cO () ~c: E. A. Bricker, et ux 5.00 Ac. + I , 4.46Ac. " ',' " . ~. :.C. D, Patterson, et ux 114S~1e~.p 1~ff ® I ® I ____ .. _. ,--~ @' , ,-...... ... ..,) , ' ... .... , ...... ... :.:.=::: =::::. :::':':':: :::::-:. -::r--~::-:' :-:.~:,~ O ,'I" ... --:..' , ....... ~-.. , , Eileen Thra~her 5.00-'~.c.. __ --;:·' ... ----:==------1' ,"" , ..... --,,' ! :' ,':' , , -"" ..... ' \!:::::=;.:: :.-... __ 0 _._-. ~.~ .. --- SnA' Federal S. & L. Ins. Corp. 'AC W. D. JoneS .. ~ [. , CD G. F. Lansinq, et ux . 1.17 ~c ;1 "" Ac ,~... (':;\. &J-~ 1.91 Ac.'; 'l..I0Ac. CI' ®~® . ------...:--.,1'---· .... ------· --~---. r---, ,--.-.--------: ~I,-:..;/Federal S.&l.Ins:Co~P.': ~~.::~ ..•. ,__ Ac:. W. D.Jo~s , .. '. .... .' .... :-.. ~ . Wm. Belmondo •. i EASTSIDE 457NE Whitchawk Ca,., 1'. Olson 55'.!) Carl . @ I .. _--1. -----.• 13 " ..... _--t~ __ .:, ," " ~ " -."t~ 0."'" t;l,s \i ~4:J7 @.O' I: _0 • I, ----'" . Robert .:: .. --;;.::;=====.::~, .~ . ~~,,::~::.~~:.~ .. :~\~::;:.~~ .", ". ID' ,~\\: '.r: .. ', .... : ...... .':.~ .... ~::.: .. : ·';:.·f~ • ~ .• \ • -'. l' • I .... , ..... , ... ...... : ....... • • ~ : , ... '.' . a r 1'1 ... ,' , .1...:;' It,,, t." .".. • • -.. '0: '.'. , .......... -:---;:.--..:..:~:-.~.:.. - " . Nir.:.en -"0 Edmu'nd" ·J.Neum·Qn ..- 3 I 4 I 5: ~ ~ ciJ '-4E I o 372 o· . ... ---.. -,' (,-utis-, ',' ... " ;'" 18~..... t , ... _== / ........ ~ t " ... _----Y-i!.-L£J I "lj'i7--~l'f 6-~ ;: to' G N I ',..,:!l I i -(A) . I (O)H 140..; A Mo t ~ S.P. 23-76 : :(: (C) . (8) NI'S en ~ ft; .... , ' II" 8 ~ ;.tl I \ . IT . I o I '--.lo.>,""~-~>"',:_.:&o·!?~""'1:,~-'.:a.",_~.ll-~t~!LOT_...l..1 9'="'"I"""S~T~-opeN ST. "50' ~i'" \IV AO~S -H I N'Ar'T'h "I 454 "1''T %96.52 1 I ~ IJ I 1 11\1 11\1 1 INCH -200 FEET -~ 5 __ .:..::.:.1 7 8 H I N G TIO N 10 9 5 100.02 ~~ 51.62 60.&1 57.01 .O~ 57.01 73.4 'GI~ ~ 49 ~ 48 47 46 45 ~TR. A i .~49.n 60.51 57.01 '0.51 57.01 74 .~.! TR. A ~ ~\3 =:1 2:1; 1352416~ I. "\ 1 " ';OJ 50.01 I 74 '~~ :il lJj 1112.52 -I'.l ~4 100.02 Z70.3 '\' ----rn-I SO I 1 1 ~ 12 1 I I ~ 13 1 I ~ 1 ~ 14 ~ 1 '?-I ~ 15 1 "' ~ I V I~ V A.,cp ~ 16 ... I 117.09 V:-' ~~ <.;, <:)<v ~~'?-~.1 I 75.99 III Ii :s 74 .. g 1O~'43103 : 22 Z5 24 44 ill 72.77 iIll 50,ol 103 ~45 ill SI"' 103.02 21 r;; 46 103.02 ® LUAO&· 09 -~ 0) SAc. @ 1.61Ac. ---,---, ,.---/ (------- ..r:1,,,' / / ® ~ ~»> .'v ~'-_./ / '-_/ ( " k:1 old)! =1 ~ 10 ... I:! -_O.t:.~j!! : ~ 1---.I I :;;1 1 ___ 1 , ""I I r~..l--T--Lr I I I ..... ~\ I I ~ I I I" I I II 1 I _LLI1!_L ___ L. '~i§g:!""'89T-1 -----r3..!},. ~7-a ~t ~u I ~ I~ : : , I:::: ,[ I I I I , ~~~~ , I I I I I I I I '285 I-'.,} <:; .. :' , ';;"'. r. ; , < .1 , < • ... .. , , 'j f . • J • "'. I " r;" I .. Paul Glasser 11305 SE 86th Place Newcastle, WA 98056 tel: (425) 204-8676 (party of record) Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 tel: 425-392-0250 PARTIES OF RECORD TAYLOR COURT SHORT PLAT LUA05-082, SHPL-H Mark Zamalloa 14227 209th Avenue NE Woodinville, WA 98077 tel: (425) 556-5986 (party of record) Kenneth R. Taylor 3711 Monterey Place NE Renton, WA 98056 tel: 425-228-0593 (owner) Gregory Yahn 3714 Lincoln Court NE Renton, WA 98056 (party of record) Joe Pruss eml: tom@baimaholmberg.com (contact) Basic Ventures, Inc. 18211 240th Avenue SE Maple Valley, WA 98038 tel: 425-432-3334 (applicant) Marc Ogren 2020 NE 40th Street Renton, WA 98056 tel: 425-235-8383 (party of record) Sherry Tyler 2011 NE 40th Street Renton, WA 98056 tel: 425-228-8909 (party of record) Mark Sterrett 3711 Lincoln Court NE Renton, WA 98056 tel: 425-204-8711 (party of record) Updated: 08/09/07 Tri Delt, Inc. 6840 112th Avenue SE Renton, WA 98056 tel: 425-228-3038 (party of record) Wayne & Bobbee Rattray PO Box 2825 Longview, WA 98632 tel: 360-425-2351 (party of record) Kris Nielsen 3835 Lincoln Avenue NE Renton, WA 98056 tel: 425-255-6453 (party of record) Richard Jaslowski 3865 Monterey Place NE Renton, WA 98056 (party of record) (Page 1 of 1) " .. Carrie Olson From: Sent: Tom Redding [tom@baimaholmberg.com] Friday, February 27,20091 :29 PM To: Carrie Olson Subject: FW: Revised Monitoring Proposal for Taylor Court Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com From: Joe [mailto:portrait-homes@comcast.net] Sent: Friday, February 27,2009 12:53 PM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court Assignment of Funds is done and turned in. We did it ourselves. From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Friday, February 27,20098:21 AM To: Joe Subject: FW: Revised Monitoring Proposal for Taylor Court From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Friday, February 27, 20098:17 AM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court Hello Tom, I am sorry but we will not be able to accept the CD. The forms of payment we accept are: 1. Cash 2. Letter of credit 3. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party; or 4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City's approval. If you have any further questions feel free to let me know. Thank you. From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Thursday, February 26, 2009 4: 13 PM To: Rocale Timmons Subject: RE: Revised Monitoring Proposal for Taylor Court Rocale 1 / ., Can the developer use a 5-year CD for required $6,818.75 buffer maintenance and monitoring surety device? If so, how do we do that? Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Monday, February 16, 20094:32 PM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court Hello Tom, The revised suret,Y letter is attached. You should receive a hard cop,Y within the next couple ot da,Ys. Kocale Timmons Cit,Y ot Kenton 1055 South Grad'y Wa,Y Kenton, WA98057 (425) 4)0-7219 (tel) (425) 4)0-7)00 (tax) From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Friday, February 13, 2009 1:31 PM To: Rocale Timmons Subject: RE: Revised Monitoring Proposal for Taylor Court Rocale As we discussed on the phone, the developer would like to get another company, Mastro Properties, to do the assignment of funds for the monitoring and maintenance of the wetland buffer mitigation. Would there be a problem with this? I think you said you had prepared the revised surety amount letter, but were waiting for us to email you a scan of the signed contract-I sent that yesterday, but I've attached it to this email as well. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com 2 •• From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Thursday, February 12, 2009 11:32 AM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court Hello Tom, It is not too late, I have updated ~our suret~ device amount letter but I cannot send it out until we received a signed cop~ o~ the contract. Once ~ou send that end I will send (via email and snail mail) a revised letter out. I~ ~ou have ~urther 9uestions ~eel ~ree to let me know. Thank ~ou. Rocale Timmons Cit~ o~ Renton 1055 South Grad~ Wa~ Renton, WA 98057 (+25) +)0-7219 (tel) (+25) +)0-7)00 (tax) From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Thursday, February 12, 2009 8:24 AM To: Rocale Timmons Subject: Revised Monitoring Proposal for Taylor Court Rocale Is it too late for a revised 5-year monitoring contract for the Taylor Court weltand buffer planting? If not, here is one that is reduced in price. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com «monitoring proposal.pdf» 3 SE 80th St. R-10 R-10 ~~--J NE 40th St SE 89th SE 90th ~ ZONING ~ ~ TI!CIINlCAL 8IllVICB8 C4 ----Renton City Uml" 1-'800 32 T24N RSE E 1/2 5431 ZONING MAP BOOK ;,: . ..: ····::B:\·'1 . " .' ~~T24N R4E C2 RESIDENTIAL ~ Resource Conservation a Residential 1 dulac ~ Residential'" dulac ~ Residential 8 dulac ~ Residential Manufactured Homes I R-10 ! Residential 10 dulac I R-14! Residential 14 dulac I RM-r! Residential Multi-Family IRM-T J Residential Multi-Family Traditional I RM-U I Residential Multi-Family Urban Cenler- J4!XEI! USE CENTER ~ Cenler Village !UC-NI! Urban Center -North 1 IUC-N21 Urban Cenler -North 2 ~ Center Downtown- ~ Commercial/Office/Residential COMMERCIAL o Commercial Arterial- [§] Commercial Office-o Commercial Neiehborhood INDUSTRIAL ~ In~~8tr1al -Heavy o Industrial -Medium o Industrial -LIght <P) Publicly owned _____ Renton City 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 SECTfT~ Printed by Print & Mail Svcs, City of Renton RECORDING NO, VOL/pAGE CITY OF RENTON SHORT PLAT, \ .-~ . \ \ \ ! \,,<:j;:"' ::~':~~:::~:;~;~:'i:~;;~:~~~~::;~\'\'~' : . ~ ,:;'! '<:; t:",;~~~,! ;';,::: \ r , , 20' PRtVAlE \, ' DRAINAGE \ EASEMENT \ ' "''''''':','''''', ~ " I '2.05' ",58' "''''''/''''''''--55.00' 52 .• ,' ~!t-- """ I --l. \. I U:: =..":'" r-----T ------------, ~,. , 10' PRlVA1£ : r----" ,----F40X40 ~ \ I DRAINAGE -I , ~ EASOiENT 1;; I , , " ~ y. ____ ,; I I r-----... ,1-) f'" \ ~ _ ~I' '~ ~ i:;CO 1 5,491 SF' . ~\ i \ ~, .------ .. ~ ~~~ i;~ ZIZ TR,u,CT ..... I I .............. , ........ 4Ox41 94.41' 298.53' \ 2 ... 51' (SP) ":,,:;,,~;~,,o:;;\,,;, ~ '1 / / / Z ~ , I \ ~...--------'((\ \ I ~~ • o<'Po ,r \ /~ (j.o~n, \ 1+00 -IN 88~O~~· W _ I I ", \i \ -: / ! L EXISTING HOuS£ FOOTPRINT .,... 2120 SF.::t ...... 8 ':- 9,54' SF ..... ,) I~I: 1;;;:2 I \ \ ~ i~ it I ~ I 'ir. -\,' ~ ffi \ \ : ~~ .'-', ' .. : I I I I ~ I~ of" 1" '-~ \ \ Or-. I [)\ \ y \ \ \ I '--__ .J € ~ ~, '\ 0__ ~ ~ ~i \ \ 113.63' ,- r 15' SEYt£R EASEMENT L(}T .. ;'--15'SE ... R"]· - EASEMENT L ~.' : 4-~ IF; I~ w > ~ z w w c a: w aJ ~ , \ , J ' \ , , I \ i \ \ i \ \ .:!. \ \ \ \ LEGEND SET MONUMENT IN CASE • fOUND REBAR AND CAP 81 SET REBAR AND CAP LSI 11332 o 510 20 30 I H t , SCALE ," -30' o 510 20 30 U L;;Io--oI SCALE ," = 30' w Cl « a. "-.. ...; §; L ........ ........ L. / / / / BAIMA & HOLMBERG INC. ........ ........ ........ ........ TAYLOR COURT SHORT PLAT ENGINEERS de SURVEYORS 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 (425) 392 -0250 "E ,"\ ";;;','\, ~,;,,;; ,"" ,; I .... , MONTEREY (:1 N.E. DWN, BY DATE JOB NO, 1673-023 / DKO 4/29/2005 DWCl NO, 1673-023 CHKD, BY SCAlE SHEET KSJ 1"=30' 2 Of 2 tI.QK All ()liSlE lR[ES TO BE RENO'¥ED t-;~T~-I .:4i . : ~ ' .. ". • • -I •• LANDSCAPING DETAIL 2 CAl.. "'l[ ROCK ROS[ (OSTUS Al..8IOUS) PUNTtO S' o.c., T'I1". ..-POT CREEPIH4> ST. --...... (H'\'PERICUtIIASC'IItON) PUNTtOAT24" o.c., T'rP. (2) S1M£T TREES PEA LOT, T't'P. (1It~ COWWNAR SNtGDn OORY) S' L.NIOSCAPI'IG S1M' AlONG THtBACK (I SIO[WALK.T'I'P. -SEE LOCAlKlNS ABO\oE PORTION OF THE N.E. 1/4, OF SEC. 32, TWN 24 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON / /' ~ SCALE , .. -31:1 I I T Ii ~+---4---+--+--+--i --I, I ;1 I i ~ ,'I I ~~~~+_+~~~~T~V.~M~ I lOW ::~l ~~:''11 II ! "': _ .~~~oo I ! i---+---j~'--in---+--+--+----,+--+..-.e--t---h, " ~~-r'- : I ! t-i 1 mr 1-[-I i r~ ,... 1-+--1 +--1 /----HIlL 1 ~ ;f * i NOTE: LEGAL DESCRlP1l0N LOlI. .. OOC. OI"HILUI .... S Vliet =TY:or~OI:NNO.07: SUR'<£Y NOTES BASIS OF BEARING DAl\JIj BEN04 .. ARK 'A:RTIC .... O.AfUt,I FOIIlI'IIS SUR'A:¥~ ASSUllllo. l[IM'OII:JoRy II(HCPt ... AR~ USED IS ,. SMlTNI" SllllEll ""N"OI.[ liD LOC,o.'I£D N'I'Ro .... "ttu 1~ rUT fROIII THE !>OUTIfE"ST PIICf'(R(1YCOltNERQIt.ASOUlM(.o.ST 8(AIIING. EI,[V .... llCIN -17.'7 .o.SSUt.lED R(F'ERENCES tNSTRUt.I[NTAtlON .. Sll!\MOI1USEO: !>SECONOEL(CTIIONIC OI5T .... C[w(~CUfOlT.Fo(ll)$UR\lEy CONTflOI. w.o.sav CU)SlO TJII"'\I[RSI: LooPS. r.o,,..UIoI a.O!iUM Of LooPS WAS 1.22.000." M:CCRONOCE IIIlt1WfoC 332-IJO-09O. Call before you D,9. '·800-424-5555 ~;;KJ~JS[p;;Ft~ (IISllIoCUlIUTYlOC.o.llOOSSHO_HtR£ON.o.RE,tPPROIOUoI.o.TEOOLY OTSHMJ.8[TM[C(WlRIoCTOII1;RESPONSlkl1Y10()(T[RMI'«1H£ OIoCT 'LllTlCAl AND HORI1ONT"l llX~_ or AlL (lOSlIttC UNOER-QlCl.IHO UlIUllI:S PRICR TO CONOItJOOlOC COI<S'IROCnoH "0 :Wc![HT~~o.:~~ ~~:!£~,.~~~~~;s r:: u:s ,.OlSHO .. ORuTlJTo[SMOTSIIO ..... MIRPROP(lIlOC~llON. CMJ.8[fORE"VOUOoG; l-!IOD-424-!>!IM. ~,r 11'.11 l' 1 INCH = 200 FEET s 7 8 4 s ; ..... --------_ .. __ ._-._ ... CITY OF RENTON SHORT PLAT I CERTlFlCA TlON KNOW ALL "EN BY THESE PRESENlS that we, the undenltjlned own ... In f .. simple of the land h ..... deIKribed. do h .. .,y make a short aubcl'oblort th .. eot and dKlare this map to be the gropl'tlc repr ..... totlon of .am .. and that IICIId Ihort ..tacI\UIon '-mode with the tr .. con .... t and In occordone. with the cit •• of the own .... IN _1NESS .. EREeF .. how ..t our hond .. KENNETH R. 1 AYLOR STAlE (f" WASHINGT()I COUNTY Cf' KING I CERTIfY THAT I KNOW at HA\'E SAlISF'ACTORY E",[)(NeE THAT SIGNED THIS INSlRUWENT IHJ AQ(NOM.EDCED IT TO BE (HIS/HER) FREE AND VOLUNTARY ACT fOR THE USES AND P\.RPOSES YENlIONED .. THE INSlRUMENT. STATE or WASHINGTON ) ) 55 COUNTY Cf' KING ) DATE SIGNATURE or NOTARY P\BJC'-_______ _ PRINT NAYE or NOTARY P\J8!J<!C'-___ _ ~nr __________ __ NY APPCfiTUENT EXPIRES _____ _ ON THE---DAY or 20__ BEfORE ME. THE UNDERSIGNED NOTARy PUBUC IN AND FOR THE STAlE Cf' WASHINGTON, PERSCI\IALL Y APPEARED TO NE KNOYtN TO BE CF THAT EXECUTED THE FCRECOING INSlRUMEN1. AND ACKNOVltEDGEO SAID INSTRUNENT TO BE THE F'REE AND VOlUNTARY ACT AND DEED Of SAID CQRPORA'TIQ\! FOR THE uSES AND PURPOSES l'HEREIN ~~n~~~~g ~ ~:r%iiA~~ :~U;"."'EN:;;T;-. -------- IN 'MTNESS 'M-IER(Of. I HAVE HEREUNTO SET MY HAND AND AfFIXED MY Of'F1C1Al SEAL THE DAY AND YEAR nRST A8O'VE r.RImN. STATE Of WASHINGTON ) )SS COUNTY Of KING ) SIGNATURE C£ NOTARY PUBUC ________ _ DATED MY APPOINTNENT EXPIRES PRINTED NAME ON THE __ J)AY Of 20__ BEFORE WE. THE UNDERSIGNED NOTARY PUBUC IN AND FOR THE STATE or WASHINGTON, PERSONAU Y APPEARED TO NE KNOWN TI BE ex FIRST SA~NGS BANK or RENTON THAT EXECUTED THE FOREGOING INSTRUNENT, AND ACKNO'M.EDGED SAlO INSTRUMENT TO BE THE FREE AND VOlUNTARY ACT AN OEED a: SAID CORPORATION FeR THE USES AND PURPOSES THEREIN :~~TI:~OR~g ~ ~~iiA~ ~~NT. I IN WTNESS M-tEREOf, I HA\€ HEREUNTO SET MY HAND AND AF'f"IXED WY OfTIOAl SEAl THE DAY AND YEAR RRST MO\£ WRlmN. SIGNATURE Of NOTARy PUBlIC ________ _ DATED MY APPOIN1\lENT EXPIRES PRINTED N ..... E RECORDER'S CERTIFICATE filed for record this ........... doy of.. ........ 20 ....... at ...... M in book .......... of ........ at poge ......... ot the request of 'MLLIAM SHUPE HOLMBERG. Supt. of Records APPROVALS: __________________ _ KING COUNTY RECORDING NO. VOL/PAGE CITY OF RENTON DEPARTMENT OF ASSESSMENTS Examined and opproved this __ day at 20 __ Examined and approved this __ day ot 20 __ Administrator, Plannlng/ aulldlng/ PlbIJc Works Assessor Deputy Auenar" Account Number 334570-0205 TAYLOR COlIn' SHORT PlAT PROPOSED NO. Of lOTS 9 s.W. 1)4. N.E. 1/4 SEC. 32, TWN. 24 N., ACE 5 E., W.M. TOTAl.. AREA 1.68 ACRE. 73.173 SQ. n. R.o.W. AREA 0.29 ACRE. 12,654 SQ. n. NET AREA 1.39 ACRE. 60,519 SO. n. PECLARA]ON OF COVENANT OWNER/DEVELOPER: BASIC VENTURES THE O~ER OF THE lAND EMBRACED WTHIN THIS SHORT PLAT, IN RETURN FOR THE BENEFIT TO ACCRUE F'RCW THIS SUBDIVISION. BY SIGNING HEREON CO\IENANTS, AND AGREES 'TO CON'¥£Y THE BENEFlCIAl INTEREST IN THE NEW EASENENT SHO~ ON THIS SHORT PLAT 'TO ANY AND ALl. FUTURE PURCHASERS OF THE lOTS. OR CF ANY SUBDIVISIONS THEREOF'. THIS CO\£NANT SHAll RUN WITH lHE lAND AS SHO't1N ON THIS SHORT PLAT. 2624 260TH PLACE S.E. SAMMAMISH. WA 98075 R£SJR!CDONS SUBJECT TO CO\£NANT TO ANNEX TO OTY OF RENTON UNDER RECORDING NUMBER 8903270332. SU8..l:CT TO AGREEt.lENT, TERNS AND CONDITIONS "NTH KING COUNTY WATER DISTRICT NO. 107 UNDER RECORDING NUMBER 8903300453. LEGAL DESCRIPTION LOT II. BLOCK 4 CE C. O. HllUIANS LAKE WASHINGTON GARDEN OF' EDEN TO SEATTLE, OIV. NO. 7 ACC(R)ING TO THE PlAT THEREOf RECORDED IN VOLUtoIE 15 OF PLATS, PAGE 18, IN KING COUNTY, WASHtNGTON; EXCEPT TH ... T PORTION THEREex CaiVEYED TO KING COONTY FOR ROAD UNDER KING COUNTY RECCRlING NUNB(R 1626457 ON .... NE 5, 1922: TOGETHER 'MTH AN EASEMENT FOR INGRESS AND EGRESS FOR UTILITY PURPOSES O\£R SOUTH 10.00 FEET Of lOT 7, BLOCK 4, C. D. HII.lNAN'S LAKE WASHINGTON GARDEN Of EDEN TO SEATTlE, DIVISION NO.7, ACCORDING TO THE Pl ... T THEREOF RECORDED IN VOlUME 16 Of PlATS, P ... GE 18. IN KING COUNTY. WASHiNGTON. r =" ~Fll'11 II I II \30· CENTER OF SECTION 32-2-4-05 ~ 0" I 1310.26· e> 655.13' N 68'5"'0" W 2620. .., 52' LAND SURVEYOR'S CERTIFICATE This Short Plat correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate State ond County Statute and Ordinance in .. A"'.~~ ..• 20.R!? .... N.T.S. TAYLOR COURT SHORT PLAT EAST 1/4 CORNER MON. IN CASE W/ PUNCH IN 3/B-BRASS PLUG Certificate No. . ... H.~~~ ... EXPIRES SURVEY NOTES BASIS OF BEARING THE UQNUMENTED CENTERLINE CF "6TH AVE S.E. BEING N 01'32'''9'' E DATUM NA VD 88 DATU"': TAKEN fROM KING COUNTY SURVEY CONTRa. DATA BASE 1848. BENCH MARK DESCRIPTION: REFERENCES R-l -HENRy HOUSE SHORT PLAT CITY OF RENTON S.P. LUA-99-124-SHPL REC. NO. 20010618900007 RECORDS OF KING COUNTY, WASHINGTON INSTRUMENTA nON INSTRUMENT USED: 5 SECOND ELECTRONIC DI5T ANCE MEASURING UNIT. fiELD SURVEY CONTROL WAS BY CLOSED TRA\I£RSE lOOPS. t.ONIt.lUM CLOSURE OF lOOPS WAS 1: 22,000, IN ACCORDANCE NTH WAC 332-130-090. NOTE: ALL LOTS ARE TO BE OETACHEO & SEMIATIACHED SINGLE FAMILY RESIOENnAL. w ~ « "--...... ...i §; BAIMA & HOLMBERG INC. ENGINEERS eSc SURVEYORS '00 FRONT STREET SOUlH ISSAOUAH, WASHINGTON 98027 D'IIN. BY DKO CHKD. BY KSJ (425) 392 -0250 DATE 4/29/2005 SCALE N/A JOB NO. 1673-023 D'Ml NO. 1673-023 SHEET 1 CF 2 A;)~r:«·"VA KING COUNTY RECORDING NO. CITY OF RENTON CITY OF RENTON DEPARnlENT Of ASSESSMENTS Examined and approved ttli. __ day of 20 __ Examined and approved this __ doy of 20 __ Sh(iF\-I',_A' # f, Cl8,c Administrator. Ptonnlng/ Bulldlng/ Public Wor1<s Assessor ,~tR IIFIC A-Deputy A.....or KNOW All MEN BY THESE PRESENTS that we. the underslvned ownen Account Humber 334570-0205 in fee simple of the land herein desc:ribed, do hereby make a .... crt .ubdNlslon tn ... of ond declare this mop to be the grophle Alpr ...... tatlon of sam.. and that said .... 011 lubdMllon II mode with the fr .. consent and in accordance with the dun of the own ... TAYLOR CO\Irr SHORT PLAT IN WllNESS 'MiEREOF' we hoW! •• t our hands. 8.W. 1/" NE 1/4 sec. 32, lWN. 24 It. ROE 5 E., WM. BASIC VENTURES, INC. EXECUT1"r'E HOUSE, INC STATE OF WASHINGTON ) ) SS COUNTY a: KlNG ) ON THE---DAY Of 20 __ BEfORE ME, LfGAL DESCRIPDON LOT 8, BlQCl( 4 OF C. D. HILl.MANS lAKE WASHINGTON GARDEN Of EDEN TO SEAnLE, DlV. NO.7 ACCORDING TO THE Pl..A.T THEREOf RECORDED IN VOlUME 18 Of Pl..A.TS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTlON THEREOf CONVE'm> TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON .lJNE 5, 1922; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS fOR UTlUTY PURPOSES OVER SOOTH 10.00 FEET Of LOT 7, BlOCK 4. C. D. HILl.MAH'S lAKE WASHINGTON GARDEN OF EDEN TO SEATTlE, DI""SlON NO.7, ACCORDING TO THE Pl...AT THEREOf RECORDED IN YCUJME 16 Of PLATS. PAGE 18. IN KING COUNTY, WASHINGTON. pEa.MADON Of COVENANT THE OWNER OF THE lAND EMBRACED WITHIN THIS SHORT PLAT, IN RETURN FOR THE BENEFIT TO ACCRUE FROt.I THIS SUBDIVISION, BY SIGNiNG HEREON COVENANTS. AND AGREES TO CONVEY THE BENEfiCIAL INTEREST IN THE NEW EASEMENT SHO",,", ON THIS SHORT PlAT TO ANY ANO AlL FUTURE PURo-iASERS OF THE LOTS, OR OF ANY SUBDIVISIONS THEREOF. THIS COVENANT SHAlL RUN WITH THE LAND AS SHOWN ON THIS SHORT PLAT. PRIVATE ACCESS ANP U]UDES MAINTENANCE AGREEMENT THE UNDERSIGNED NOTARY PUBUC IN AND fOR THE STATE Of WASHINGTON. NEW PRIVATE EXCLUSI\I£ EASEMENT FOR INGRESS AND EGRESS IS TO BE CREATED UPON lHE SALE Of PERSONALLY APPEARED TO ME KNOVWrrl TO LOTS SHO ... ON THIS SHORT PlAT. THE OWNER Of LOTS 1-9 SHAI...L HAVE AN EQUAl.. AND UNDIVIDED BE Of INTEREST IN THE ~ERSHIP AND RESPONSIBILITY fOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT lHAT EXECUTED THE fOREGOING INSTRUMENT. AND APPURTENANCES. "THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITY INQ.UDE THE REPAIR AND ACKNO~D SAID INSlRUMENT TO BE THE FREE AND VOWNTARY ACT AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PtPES. AND STClRW WATER QUAlJTY AND/OR DEED Of SAID CORPORATION FOR THE USES AND PURPOSES lHEREIN DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SlCNAGE, AND OTHER INFRASTRUCWRES NOT OWNED MENTIONED AND ON OATH STATED THAT BY THE OTY OF RENTON OR OTHER UTILITY PR0\/10ERS. MAINTENANCE COSTS SHALL BE SHARED EQUAlLY. WAS AUTHORIZED TO EXECUTE SAID INSlRUMENT. PARKING ON "THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT 'MOTH IS GREATER THAN 20 FEET. IN WllNESS WHEREOF. I HAVE HEREUNTO SET MY HAND AND AFFIXED WY OFFICiAl SEAL THE DAY AND YEAR fiRST ABOVE WRITTEN. SIGNATURE OF NOTARY PUBLIC ________ _ DArnl lIty APPOINTMENT EXPIRES _____ _ N. 1/4 CORNER mD C.O.R. 11834 WON. IN CASE W/ PUNCH IN 3/8· BRASS PLUG N. 1968394.337 NE COR SEC FHD C.O.R. 11893 STATE OF WASHINGTON ) )SS PRINTED N~E l'~:~ /J.~~~·Tlr1 FHD 3.1/2· BRASS DISC W/puNo-I N. 196688.907 E. 1306360.605 EASEMENT NOTES 1. THE PAIVA TE DRAINAGE EASEMENTS ON LOTS 1, 2. 3, 4 AND 5 ARE FOR THE BENEFIT or AlL LOTS IN THIS SHORT PLAT. THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, 8 AND 9 SHAll BE EQUAlLY RESPONSIBLE FOR DRAINAGE PtPEs. CATCH BASINS AND OTHER DRAINAGE FAOUTIES ""THIN THESE EASEWENTS. COUNTY OF" KING ) ON THE---DAY Of 20__ BEFORE WE. THE UNDERSIGNED NOTARY PUBUC IN AND FOR THE STATE Of WASHINGTON, PERSONAlLY APPEARED TO ME KNO'MII BE OF FIRST SAV1NGS BANK Of RENTON THAT EXECUTED THE FOREGOING INSTRUMENT, AND ACKNOv.t.EDGED SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT ANI DEED OF SAID CORPORA nON FOR THE USES AND PURPOSES THEREIN :rsll:~OR1~~ ~ ~:r%iiAS~ IN~~MENT. I IN WITNESS 'M-iEREOF, I HAVE HEREUNTO SET MY HAND AND AFFlXED MY omCiAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. SlGNAWRE Of NOTARY PU8UC ________ _ DATED MY APPOINTVENT EXPIRES _____ _ PRINTED NAttIE 'iEC ORDeR'S C ER TIFIC A TF ;0 CENTER Of SECTION 32-24-05 II I II 130' J1-IIJ(~D N 88'51'09· W ~ • 655.13' N 88"51'09-W 2620.52 N.T.S. LAND SURVEYOR'S CERTlclCATE 1310.26' >!1"i'8 1 __ 7 ~~ o :i~ Z NN 2. THE PAIVA TE DRAINAGE EASEMENT ON LOT 9 IS FOR lHE BENEFIT or LOT 8. THE OWNER OF LOT 8 SHALL BE RESPONSIBLE FOR PIPES AND OTHER DRAINAGE FACILITIES WITHIN THE EASEMENT. 3. THE WATER EASEMENTS ON LOTS 7 AND 8 ARE FOR THE BENEfiT or THE COAL CREEK UTIUTY DISTRICT. EAST 1/4 CORNER FND C.O.R. 118J5 MON. IN CASE WI PUNCH IN 3/8" BRASS PWG N. 194023.847 E. 1306288.614 TAYLOR COURT SHORT P~AT VOL./PAGE SURVEY NOTES BASIS OF BEARING THE EAST LINE OF THE NE ~ Of SEC 32 T. 24 R. 5 AT A BEARING OF N 01-32-50 E. OATlJM NAIItl BB DAWM: TAKEN FROt.I KING COUNTY SURVEY CONTROL DATA BASE 184fl. BENCH MARK DESCRIPTION: INSTRUMENTAnON INSTRUMENT USED: 5 SECOND ELECTRONIC DISTANCE WEASURING UNIT. FIELD SURVEY CONTROL WAS BY CLOSED lRAVERSE LOOPS. MINIWUM CLOSURE Of LOOPS WAS 1: 22,000. IN ACCORDANCE WITH WAC 332-130-090. BfffRfNCfS SP 1 WESTMONT SHORT PLAT V. 120, PG. 108 SP-2 HENRY HOUSE SHORT PLAT V. 145 PG. 2351. P-1 WHITE HAM( V. 174. PGS. 9-11 I!ESJBlClI(]NS SUBJECT TO COVENANT TO ANNEX TO OTY OF RENTON UNDER RECORDING NUMBER 8903270332. SUBJECT TO AGREEWENT, TERMS AND CONDITIONS 'MTH KING COUNTY WATER DISTRICT NO. 107 UNDER RECORDING NUMBER 8903300453. w (!) < ~ ~ ~ B!tIMA & HOLMBFRC INC. ENGINEERS 100 f~ONT :-'TREEI 'SOUTH (4?~) & SURVEYORS SSM)uArl, WASHING 'ON 98027 392 -0250 W"L_IAM Sf IUPE HOLMB ERG. Ths Srort Plot correctly rer-resents a survey made loy me or under my direction ;r cr.nformonce with the reqlJirpment~ of the oprropnote State and County Statute and Ordinance 1'1 20 ... DWN. BV JEF OATF 8/18/08 JOR NO. 1673-023 DWG NO. 1673-023 Supt. of Records i':errt,cate ~a. ..1P~.Z .. Crlo(O. a i WSH SC ALE SHEET N/A OF 2 CITY OF RENTON '::,j-j'l~;: r :' 11,' # ! UA w,-Ot,~' FOUNO RA:C LSf5524 0.03 N ~~~:HTOH ~_~J! .. " O:~-O/.:~-LL:"'. :~0031002::D()()05 T L 33l.:i70-0iB2 \ \ \ \ \ .'l!.f P'AlVAlE fOUND R.c \ T 0.01 E T--'- :~i':1E 2 1-"'" \ :'I:'r' \ r ,a·J~u ~~~~'tJ .~ I •. r~~'\- i; I :8 I ,/ , I -.-'--,., \ i.t.. .... , ............. . .. ~.:!,:: .' '..! -~!.:~! l! \ \~~~1E _ol EASEMENT I I 5 4 3 • il/!:l "'''' :!" ......... T 2" • .. 1TI1t? 10/;" ~~ ilb -~ BO' \ \ RECORDING NO, r-------'.:VH1TEHp,Wi-: \ JO' 17!:, FG :U LGT \ VOL/PAGE LEGEND @ SET WONUMENT IN CASE o FOUND REBAR AND CAP • SET REBAR AND CAP LS, 11332 ~ fOUND MONUMENT IN CASE " ".Ii \ i \ --------_/ I ,......---' \...... --V,-",CEo -t <;;Eo _ ~""'O.or-f -ft-2.81.,g F - ....... &'6\1(\ - 1 ~'S'\~3 .. _" .. ".9" 'N OUNO MONUMENT -"'" -. ' 0" \l<~,,~9'~ __ -----\ 6,~(~ BRASSY FOUND WONuuE ___ __ "' 0.'0 W IN CASE '" NT ,/\ F \ :Jf;-/ ,~~.-.' " \ I/' 0.1' W ( 0'°'25 BRASSY \ " \ 0.000 . I LOT AREAS ~ S"'O'02"E ~ ~ 21' :" ~ 0: t"UIjLIl,; ~ ~ I (u.M ...... S.4 .. ~.~ ~ \ \ \ ~'1 1\ \ \ 1-.., 1 \ \ ~("~ '\ \ EACT D ,OT :'1, ~ li:l~-;l, "'-' "\ T.!.. g~~. ............... \ ·,',·1··· .. "1'''-.,... , j " .. 1 •• :/ U-\J ,~~e 6 ~ x ~ _"'~~ __ "'lll ~ , 5.491 so FT 2 4,550 SO FT , 5.577 so FT L.U: ",. ,\ til.:;~(\·-t;;;;; ~ .1- EX WETLAND I -r" 2. NAn'" 1 ,~ ~ GROWTH , I ' J / ~ PRO~:ON ~I +iL. / , , :j';::()-()';;:: !J..,c./ 6 ~4l~ ~~ ~ or' '>. 9 7 l~T-1 ~ \ ~ \ \ -\ \ \ Z\I , \ \ "I~ ~;... 5~ If\l \ \ \ S ~'t, y -----\ ~ 1 \ ~,t",".Ii \ \ ".Ii 0,\"', \ iii Z !I! c \ . \ \ \ \ 4 6.717 SQ FT 5 5,881 so FT 6 9.964 so FT 7 5,708 so FT • 9.541 so FT 9 7.080 so FT LOT ADDRESSES \ \ \ \ \ \ \ \ \ \ \ ' \ \, I . SI. _ T /--T ~48' v 7000' LOT 8 SHALL BE \ ;~~--~N"~~:' ,~,.~"w~::~---L~ __ ~ __ ~.14~'4~"~;:~ __ -L __ -1 __ -=t=~~:C:U~~~:ITR:FGA:ro:M;~O:G~~RO~EAA:~:O~=NID:A~~-l~~ I NI~ NII8'09'29'" (SP-,) 29 •. 5" "'.6J' ~ 111 \ 298.5" (SP-l) z ~ II: g: I I I LOT :i I I I I I \ / ~ Y;::;;:,»,;:~~, ';;i,cH;;,s"'"o.T \ un jl~ TF<'.,CT 'A' \ \ ~~ \~, \\ LOT Ei UNE TABLE UNE UENGTH BEARING DELTA L' 10.78 N • '37" 6.78 10~"29· L2 ".87 NU.1S'09" 6"39'3'" LJ 28.75 N 1 '48~W 18-20'08" L4 9.99 N '3~W 32-s6'04" L5 3.43 NII51'2~W o 5 10 20 30 U' , 1 SCALE I" -30' I I + LOT I~ Ii I;;: ;:: I~ z TAYLOR COURT SHORT PLAT C \ \ \ \ \ \ \ \ \ \ I 9 II~ ~ RAIMA &-HOLMBERG lNC. ENGINEERS & SU>:<:VEYORS 100 F;;>ON~ STRf-U SOUTH IS<"A'JUAH, WASHING ION 98021 (425; )92 -0250 DWN. BV DATE JOB NO. 1673-023 JEF 8/18/08 owe; NO 1673-023 CHKO BY SC ALE ShEET W.S.H. 1'~30' 2 Of 2 1p. j~~\1" _L'T j ........ . ",'-E"A>It- ~ L---r .... ~~~ ~ ± ~ ...... _AlF.'·.~' ove"'Vle!~ ~L.AN L.e!6eND _____ GIn' (11' __ "'_ , L r-'~ let. ~~:.;~" ----STH'IV.-.ROSO'rETL"""';'>aJ"f'ERec:::uoNiT - - --F'ROF'O!'JED r£TLAND BlF!"5lI!lOl..f«::lNiT (Mlli. 31~'J -.. '-·-AF"I"'ROXIMATE~NTfRLINf0t'5TR£AM -,,-x-a.EARU'l6U11~/51.r~roElEK;EPf1t1'LAGE Fal1lEClI.RATIDM(F1IE~YENlMClllTGRIII5f'ER1a) _.9-+-=~~~~BI'FER ........., CIOHED L06S I LAA.6E 1'tOOQ"r' DEeRI!> ~ITIve A~ 1Ml"""T5 I~ _. __ ._ .. _: J 8..R'ER REDJC,noN· 1"2 sf I El.Ff'EREI+I~T-3.-4<'15" (i)~"'!!-AAIL. ~=NC= 111TH SCNSITIYI!! A~A SI6NS \: • '.,,""--¥ ~~ ....... -. v ,", 'I ( v .~ \. ........ ."" " ,. ')\...., ,/ I I 11 ~~NT,!,N6 r-J.AN "...'" ~ ED PL.ANT SCHeOULe ~ SoGIENnFIG I'\AME -.aR~ GO GOI'iNJSItJTT""-l..1l F'AGlFIGDOiSoIootOOO "" F"IG€A SITOEI6I5 . ~"'"'"' '" F'RtHJS eMAA6lNATA P5f'I.CIOT~~Zlf5l1 ~~Rt'OceoNi !lHRI..e6 "-G AGER UA/:.INAl1.M G GORN./SseRlGEA M MAHONIA AGlJIFOL..... TALL 0RE60N 9RN"E oc. ~A GCRASIFOAMI5 INOt_ F'U.M PHILAOELF'I-VS LEI-IISII HOGK 0Ri'IHISf F'tfl'5GlGARR.15 GAPITATU!o F'''-GII''IG I'tlIEBMK ~~Nfi.to! ~c;..I,RflENT ~!oF't:GTA8IUS see:> MIX "",..,... "",..,... "",..,... """"'" 6' OG "'O.G. !!' OG !I'O£ orr , . , . , SiZE (MIN.) "''''- SIR' (MIN.) .,,.. SlNI5I..E -'riil.I« HELL BRAHa£D 51N6LE TRLt«. lIELL BIVoNGIEO FULL.aJSt-I"r' SlN6L.f' TRl.I« • ..e...L BRAHGteD Mtl.TI-GN£(3 MIN) MtJ..fI-GN£(3M1N) I"ULL'eu5H"r' MtJ..TI-GAIE (!I MIN) MtJ..TI-GANE (!I MIN.) MtJ..TI-GN£ (3 MIN) 16AL. MlLTI-GANE (3 MINJ 16""'" MlLTI-GN£~MIN) lNOI!!X O~ PAAI11N6S HU MITI6ATlON F'U'\I'i • DETAILS H2.1 ~!I"IGATI0N5' DETAILS NOTeS I eA5f !JII>ORMATION NC) GIYIL EHo5I~RlN6 PROIIIOEO B"r' eA!MA' HOLi'eER6. 100 I"RONT !>lJIffT SCIl1TI-+ , ~~~~~E-oF': 3. n1ERE 5HALL I!E NO SRi'oDINiS IotITi-IIN TtE ORll"LllE Of' THE EXl5TI~ MAPlE5 (2) IN THE BlFPI!R. 4. Sf!: Sf'EG-If"IGATI0N5 ON ~N6 H2.1 I'OR OETAI~ INfOAMATION IitfL.ATB;I TO "'-_ IHI'I..ft19(TATION ~ ~ MITISAT~ REl"CRT ~ .ADDlTIOrU\,L IN"'ORMATlON ~L.ATEO TO I-ETLAI'C' MAINTENANCe. MOMITOAIN6 AND GONTI~"r'MI"'It6LReS I j f ..: ~ 5 c iii .§ ..: III z--l -(---I~ LI.I zQ z Q.. ~ !(z 11\ 'i)-(I-~ i=£~ili iz~-( o\l:t 2i=~ --(-(oz --I'i)--I~ !~~~ .tllllil IIIIII , ."",,1 ~! 8Caj·~11 ProJIICtl ...31!6.......-~ 'j -'~}I z c ... a.. \..-,-- 20' PRIVATt DR .... NAGE a: ACCESS EASEMENT ~ ; ~ ~ w a.. C U (/) C Z C ... --T -.56-;;" -I I J -s: NM5* "'''I \-~~~ \ \"/\ ~ q ~:I ~!i ~ I~ I~ I. ~ \ 10' PRlVATt DRAINAGE EASEMENT ":\ ')1 _ J,_ j:TLN.~,LJ ,) Mlwo"n RE llao. AREA I BUFFER '-~~ 5EN~nll!' H ,~~i:.'inNC ~5E"ENT 5 /: ,t'irANNOU.~ BY / JJ'i~1fS.U.C Ii; I ..... r / / ! i / / 4 6 I I \ L 3 ~ -:.' O' PRIVArt DRAlNAG£ IEASEMENT 2 I (2) STREET TREES PER LOT. (RANCHO COlUMNAR SARGENT CHERRY) 5' LANDSCAPING STRIP ALONG THE BACK OF SIDEWALK WITH l.tIXnJRE Of DROUGHT-RESISTANT PLANTING AT 2.-D.C. -OREGON GRAPE ::::~~~ SPIREA 8 -NAll'v'E ROSE ["SEMEN'T-- ~I , ., l'r~'I"" ' ..... ., / I I ,,:; RECOMMENDED FOf! N'f'f'IJV"'- ~ c z w w C '" W III C : ~: i~ :-" ---~ p..eE. ~9\. ___ _ .c_ ro\'O _ SE.~ --- \ ~ !! I I -;;\\'\\ \ , <~J'~ '\ ,\ \~ \~ \, ";;, , c \ \ ~r.\\~ 1\ \~ 1\~ ...-"'" , \\ . ...-\ \' , ,0 \ \. ~ \ \ \ '\ \ \ " \ Call bet_ rou CHECKED FOR COWPUANCE TO CilY STN<DARDS ------'"'--- D,g. 1-8OO-424-1i511 _______ DO< __ _ ----_\OOaJTT1OIC~O unUTY~Ir'5COS1U ...... ,.-,0-.,.,' NOTE: ElOS~ unUTY LOCATIONS $HOllIN 1iEP£0N AM o.PPfIOXltiIAn: ONLY ITSHOOU8EfHECOIOTRAC'fClR'S"ESPONSlBlUTYTOD£\UlMIN£THE Ot.CT'e1lCAl NoIC HOI'IIlONTAL LOCATlO\I Of OOUEMI$1lNG UNI)ER-~UllUllESPI!IOIITOCOMWENotIGCON$Tl\\JcnONNO R(PfI($(NfA1ION 1$ MADE THAT -.u. Eltt'SnNG unulJES OM: SHOWN ~ON MEJOGINE~ASSUMESNOII[5POff5IBIUTYfOfIunUll£S NOTSHOWI'I ORununESNOT5HO'IIPI," TMEIRPROf"EJ'lOCAIION COOUBffOflEVOIJDIG 1-8I)O-4Z4-55S5 ,-DUNllSEIO-..CE(USA) --........., ......... (IIIIIOIUIIOJlAUJ ..... ur" ....... " ..... "', .... ......, .-v ...... -" ",_DOI VOV ;)1'1 'Sal'B10OSSV JO)1\IIO uuewWv' December 5, 2008 Mr. Tom Redding Baima & Holmberg, Inc. 100 Front Street South Issaquah, Washington 98027 RE: Taylor Court Short Plat 3711 Montery Place NE Renton, 'Va Dear Mr. Redding: The City has received the security device in the amount of $69,292.50, representing 150 percent of the cost of deferred items not yet completed. This letter shall serve as a revision to the letter dated November 24, 2008. The previous requirement of installing a first lift of pavement prior to recording the short plat is hereby waived. This requirement shall be added to the deferment items in place. It is no longer a condition of recording. All other defelTal requirements identified in the November 24th letter remain in effect. If you have any questions or need additional information, please contact Rick Moreno, Engineering Specialist at (425) 430-7278. Sincerely, pt~~ Rick Moreno Civil Engineer CEDlDevelopment Services Division Enclosure cc: Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Carrie Olson, Engineering Specialist, Tom Main, Utility Inspector Linda Moschetti, Administrative Assistant File RM08-04S Public Works Department Mayor Gregg Zimmerman~;~~, A(hnillistratur ~"";'.£t,,.~.2~~M'..r~~~d.'~ltt::<\;l~~'iW:'l\$il£W,{~~~'~l! !i~'F~2fJI ! ;@'~~~'i\1,ll' November 24,2008 Mr. Tom Redding Baima & Holmberg, Inc. 100 Front Street South Issaquah, Washington 98027 Re: Taylor Court Short Plat 3711 Monterey Place NE Renton, WA Dear Mr. Redding: On September 4, 2008, the Development Services Director granted your request to defer the installation of curb, gutter, sidewalk, street trees, street lights, and the final 2-inch Jift of asphalt until September 30,2009. These items are deferred based upon the condition that a security device in the amoLlnt of$69,292.50, representing 150 percent of the cost ofthe above-listed deferred items not yet completed, be in place with the City priQr to recording of the short plat. In addition to this, no building permits will be issued prior to completion of the uti1ities .... ~ ~bat ~te first lJi.t~pa~tbe~~r.tp~rdiBgof_·.,rtplat.i Proper drainage must be maintained throughout the duration oftlle project. Final inspection will take place only upon completion of all of the deferred items. According to City code, you have 15 days from today's date to appeal the administrative determination. Appeals are to be filed in writing, with the City Clerk and require a filing fee in the amount of $75.00. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office by calling (425) 430-6510. If you have any questions or need additional information, please contact Mike Dotson, Engineering Specialist at (425) 430-7304. Sincerely, 1J'naJ Linda Moschetti Administrative Assistant Public Works Department cc: Gregg Zimmerman, Public Works Administrator Neil Watts, Development Services Director Mike Dotson, Engineering Specialist Ameta Henninger, Plan Reviewer Carrie Olson, Engineering Specialist File 1055 South Grady Way -Renton, Washington 98057 .~~~, ~ ·;·;'~jC2a !"tIme,·,! :~(:-.';' ;,(t;::t r;c;r::-';: )!T;e~ November 24, 2008 Mr. Tom Redding Baima & Holmberg, Inc. 100 Front Street South Issaquah, Washington 98027 Re: Taylor Court Short Plat 3711 Monterey Place NE Renton, WA Dear Mr. Redding: Public Works Department Gregg Zimmerman P.E., Administrator On September 4, 2008, the Development Services Director granted your request to defer the installation of curb, gutter, sidewalk, street trees, street lights, and the final 2-inch lift of asphalt until September 30,2009. These items are deferred based upon the condition that a security device in the amount of$69,292.50, representing 150 percent of the cost ofthe above-listed deferred items not yet completed, be in place with the City prior to recording ofthe short plat. In addition to this, no building permits will be issued prior to completion of the utilities and we require that the first lift of pavement be installed prior to recording of the short plat. Proper drainage must be maintained throughout the duration of the project. Final inspection will take place only upon completion of all of the deferred items. According to City code, you have 15 days from today's date to appeal the administrative determination. Appeals are to be filed in writing, with the City Clerk and require a filing fee in the amount of$75.00. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office by calling (425) 430-6510. If you have any questions or need additional information, please contact Mike Dotson, Engineering Specialist at (425) 430-7304. Sincerely, l1NiJ Linda Moschetti Administrative Assistant Public Works Department cc: Gregg Zimmennan, Public Works Administrator Neil Watts, Development Services Director Mike Dotson, Engineering Specialist Ameta Henninger, Plan Reviewer Carrie Olson, Engineering Specialist File lO55 South Grady Way -Renton, Washington 98057 ® r :J~V)2i ,ecyf .ied 0)3te('ni E Nf(J ASSIGNMENT ,OF FUNDS TO THE CITY OF RENTON APPLICANT: MICHAEL R. MASTRO COMPANY: PACIFIC NVI TITLE HOLDING CO. Owner: Michael R. Mastro Branch: Seattle Address: 510 Rainier Avenue S. Address: 215 Columbia Street SeattJ e WA 9R144 Seattle, N8 98]04 Phone:' 206-323-5393 Phone: 206-622-1040 Fax: 206-323-6980 Fax: 206-343-4723 Attention: Michael R. Mastro Attention: .lames B Gj ]] Title: Owner Title: President The above referenced company hereby certifies that $ **69,292.50** is on deposit in account # **48054003** , under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below: Plat or Project: Taylor Court Short Plat Location/Address of Plat or Project: 3711 Monterey Place NE, Renton, WA 98056 The required work is generally described as follows: SEE ATTAChED LETTER FROM THE CITY OF RENTON DATED 10/27/08 The company hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The company shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the company. This Assignment of funds is irrevocable and cannot be cancelled by the company or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, company or third party without the prior written consent of the City. Michael R. Mastro PACIFIC NW TITLE HOLDING COMPANY Company Authorized Signature Author~~r:· -1': Michael R. Mastro, Owner James R. Gill, President Name, Title Name, Title 12/03/08 12/03/08 Date Date C:\Documents and SettingsVoe Pruss\My Documents\Assignment of Funds (company),doc 05107 DATE: TO: ROUTE TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM November 12, 2008 Rick Moreno, Plan Review Kayren Kittrick, Plan Review Carrie Olson, Plan Review Q 0 TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Attachment included: 0.5' Sidewalk Easement, Deed of Dedication, Short Plat drawings Also provide the following information requested by Gregg Zimmermen as requirement of project closeout and signing of short plat mylars. StatusOfj ~ &!m!I i ProieetNs Comments I As-Builts ~~ ~eke..rt1J leA{if Cost Data Inventory , I Bill of Sale \ I Easements X 0.5' Sidewalk Easement (Water, Sewer, Utilities, Hydrant, etc.) Deed of Dedication X Square Footage: 12,654 s.f. V\ Restrictive Covenants X Maintenance Bond Release Permit Bond \ , Comments: <1'1: \ .~ ~~ v...loo\lo....Q... s"'~ f\t0 ~t~ ~u-.S> f"e.. L ~'l -v-.c-O 0-c\~~J i -+ (l.;-v-..... ~. ~eo ~ \1~ '2 \eti~. \2. \I'vw-"'~ eJ?-~r/.J.> ~ ~ ~ . APproval:~r ~. ~ilv K y n Kittrick Cc: Yellow File , t~'Date: /J-";-03 Ri Moreno DATE: TO: FROM: SUBJECf: CITY OF RENTON PLANNINGIBUILDING/PUBLIC WORKS MEMORANDUM December 15, 2008 Jan Conklin, Development Services Carrie K. Olson, Development ServiceslPlan Review x7235 TAYLOR COURT SHORT PLAT LUA05-082-SHPL A copy of the above mentioned short plat is attached for your information. If you have comments or changes in addressing, please let me know. \\I:\PlanRevieW\COLSON\Shortplats 2008\Taylor Court SHPL 10m JanC.doc CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: December 1, 2008 Bob Mac Onie, Technical Services Sonja Fesser, Technical Services Carrie Olson, Plan Review x7235 00 TAYLORCOURTSHORTPLATLUAO~~BPL AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Letter of Compliance • Deed of Dedication • 0.5' Sidewalk Easement • Short Plat drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Cc: Yellow File I:\PlanRevieW\COLSON\Shortplats 2008\Taylor Court SHPL 07m PR-TS ReviewStartdoc October 27, 2008 ~Citizen Comment: Sigman - Wonderland Estates Mobile Home Park Address Change Citizen Comment: McArthur - Off-Leash Dog Parks Citizen Comment: Nordlund- West Hill Annexation Citizen Comment: Worthington -Civic Spectacle Spaces and 2417 Districts Citizen Comment: Pardey - West Hill Annexation CONSENT AGENDA Council Meeting Minutes of 10/20/2008 Community Services: Maplewood Golf Course Fees Development Services: Taylor Court Short Plat, ROW Dedication, Monterey PI NE, SHP-05-082 Renton City Council Minutes Page 356 Cannen Sigman (Renton) stated that she is proud of having helped save Wonderland Estates earlier this year and questioned why addresses needed to be changed. She noted that it is not a minor expense to change driver licenses, credit cards, vehicle titles, and other documents. Ms. Sigman also questioned why a neighborhood just down the street with the same type of entrance off of the Maple Valley Highway did not have to change their addresses, Jennifer McArther (King County) stated that most dog owners are in favor of off-leash dog parks. She explained that the parks are places where dogs can run free, socialize with other dogs, and are places to foster well tempered animals in an urban environment. Ms. McArther stated that dog owners also benefit from the parks, explaining that the parks are a great place to socialize with other dog owners. She remarked that having a park in Renton would minimize environmental issues, noting that the closest parks to Renton are in Bellevue, Mercer Island, and the Kent/Des Moines area. Ms. McArther commented that animal license revenue will increase as the city grows, that dog parks are self- policed, and that dog owners will participate in maintaining the parks. Marc Nordlund (King County) stated that his experience collecting signatures for the proposed West Hill area annexation has been wonderful, and commented that the large group of residents attending tonight's meeting shows that there is growing support for the annexation effort. John Worthington (King County) stated that he has issues with the Puget Sound Regional Council and Vision 2040. He requested that Council consider creating a civic spectacle space at Gene Coulon Memorial Beach Park and keep it open twenty-four hours a day, seven days a week. He noted that by using a system called Levex, residents from Auburn or Bellevue could be transported to Renton within minutes, Mr. Worthington concluded by suggesting that walkable communities such as The Landing are limited in the amount of money they can generate, and that Renton needs a civic spectacle such as seasonal floating architecture that is open twenty fours hours a day and attracts people to Renton to spend money. Dave Pardey (King County) owner of Skyway Park Bowl & Casino, stated that he is the major employer in the Skyway area of West Hill. He remarked that he was a member of the West Hill Governance Task Force, and that after studying the issue of governance for nineteen months, all but one member recommended becoming part of Renton. Mr. Pardey stated that the area is in sad shape after years of poor county leadership, and suggested that the area would benefit from Renton's leadership. He requested that Council allow area residents the chance to vote on being annexed to Renton in the near future. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 10/20/2008. Council concur. Community Services Department recommended adoption of an ordinance increasing golf course green fees and club rental fee for 2009. Refer to Finance Committee. 'Development Services Division recommended acceptance of a deed of dedication for additional right-of-way in the vicinity of Monterey PI. NE to fulfill a requirement of the Taylor Court Short Plat (SHP-05-082). Council concur. CITY OF RENTON COUNCIL AGENDA BILL Submitting Data: Dept/Div/Board .. Staff Contact. ..... Subject: Department of Community and Economic Development Development Services Division Carrie K. Olson x7235 For Agenda of: October 27,2008 Agenda Status Consent. ............ . Public Hearing .. Acceptance of additional right-of-way to comply with Correspondence .. Ordinance ............ . City of Renton code for new short plats and the Resolution ........... . Taylor Court Short Plat (LUA05-082). Old Business ....... . Exhibits: Deed of Dedication Exhibit Map Vicinity Map Hearing Examiner's Report Recommended Action: Council concur Fiscal Impact: N/ A New Business ...... . Study Sessions ..... . Information ........ . Approvals: Legal Dept.. ...... . Finance Dept.. ... . Other .............. . Expenditure Required.. . Transfer/Amendment.. .... . Amount Budgeted.. ..... Revenue Generated ........ . Total Project Budget City Share Total Project. SUMMARY OF ACTION: x x X The area to be dedicated for future right-of-way and street improvements is an area approximately 12,654 s.f. accessing off of Monterey Place NE extending west and terminating into a 50' cul-de-sac. This dedication is to comply with City of Renton code for new short plats and the Taylor Court Short Plat (LUA05-082). Council acceptance of said right-of-way should be completed prior to recording the deed with the short plat. STAFF RECOMMENDATION: Accept the additional right-of-way and authorize the Mayor and City Clerk to sign and record the Deed of Dedication. I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL 02m AGNBILL.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 DEED OF DEDICATION Project File #:LUA-05-082 Property Tax Parcel Number: 334570-0205 Street Address: 8611 110TH AVE SE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. Basic Ventures, Inc. 1. City of Renton, a Municipal Corporation LEGAL DESCRIPTION: LOT 8, BLOCK 4 OF CD. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5,1922; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS FOR UTILITY PURPOSES OVER SOUTH 10.00 FEET OF LOT 7, BLOCK 4, C D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIVISION NO.7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington IN WITNESS WHEREOF, I have hereunto set my hand and Seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton Mayor, Denis Law City Clerk, Bonnie Walton INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: DeedofDedication.DOC Page I Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box DeedofDedication.DOC INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________ _ -,_-,-,--,-:----:---:--:--,---:-':---:--:-_--:-_,--__ signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: _____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that _________ _ _ ---, __ -:---,--,-_____________ signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and ___ -,_-,---__ _ of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: _____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) On this ___ day of _____ --', 19 __ , before me personally appeared ________________________________ tomeknownto be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ____________ _ Dated: Page 2 EXHIBIT A DEED OF DEDICATION LEGAL DESCRIPTION A PORTION OF: LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE PARCEL AND PROCEEDING ALONG THE EAST LINE SOUTH 20°46'49" EAST 50.26 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 91°41 '20" AND AN ARC DISTANCE OF 40.01 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HA VING A RADIUS OF 79.00 FEET, A CENTRAL ANGLE OF 20°55'27" AND AN ARC DISTANCE OF 28.85 FEET; THENCE NORTH 88°10'02" WEST 55.63 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 23°28'08" AND AN ARC DISTANCE OF 10.24 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 275°26'47" AND AN ARC DISTANCE OF 240.37 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 71°58'39" AND AN ARC DISTANCE OF 37.57 FEET; THENCE SOUTH 88°10'02" EAST 14.18 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 121.00 FEET, A CENTRAL ANGLE OF 21°59'21" AND AN ARC DISTANCE OF 46.44 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 66°52'45" AND AN ARC DISTANCE OF 29.18 FEET; THENCE NORTH 1 °37'42" EAST 4.98 FEET; THENCE NORTH 20°46'49" WEST 77.84 FEET TO THE TRUE POINT OF BEGINNING. T.L. 334570-0200 LOT 3 4 TRACT 'A' l.OT 7 RENTON LUA 03-0I,S-LLA 20031002900008 T.L. 334570-0182 3 L=10.24' R=2S.00' l>=23'28'08" 7 MONTEREY CT N.E, 2 L=40.01' R=2S.00' l>=91'41'20' 1 L=28.8S' R=79.00' l>=20'SS'26" 8 LOT 5 + LOT 4 DEDICATION EXHIBIT B o 15 30 60 1zI!! i SCALE 1" -60' 00-··f· . 0:: .... <[ _ ....... , u 6_._ ·co········-' :> : :=j[~ ® ZONING .~+ ~ TECHNICAL SPlVlCl!S , "RT'rO "--.rl':"J------I NE 40th St SE 89th SE 90th s _ ---aenl<>n a.~ UJDt~ 1 _ C4 . 32 T24N R5E E 1/~32 t.."I"S Minutes APPLICANT: OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Joe Pruss Basic Ventures, Inc 18211 240lh Avenue Se Maple Valley, WA 98038 Kenneth R. Taylor 3711 Monterey Place NE Renton, W A 98056 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 Taylor Court Short Plat LUA 05-082, SHPL-H 3711 Monterey Place NE December 6,2005 Hearing Examiner Short Plat approval for a nine (9) lot subdivision of a 1.68-acre site. Development Services Recommendation: Approve subject to cond itions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 17,2005. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The/ollowing minutes are a summary o/the November 22,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 22,2005, at 9:00 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 application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.2: Neighborhood Detail Map Taylor Court Short Plat File No.: LUA-05-082, SHPL-I December 6, 2005 Page 2 Exhibit No.3: Preliminary Short Plat Exhibit No.5: Zoning Map Exhibit No.4: Preliminary Topography, Grading, Drainage, Utility, Tree, and Landscape Plan Exhibit No.6: Marshall Short Plat Map The hearing opened with a presentation of the staff report by Nancy Wei I, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located off Monterey Place NE, in the northern quadrant of the City, east ofl-405 and north ofNE 36th Street. There is an existing house on the site, which is proposed to remain. There are some off-site wetlands that are part ofa Native Growth Protection Area on the Marshall Short Plat just west of this site. A stream and wetland study was done and the applicant has redesigned the site. The only impact is a required buffer area. The actual wetland is not located on this parcel and so no deduction to any area was required. The applicant requested a reduction in the 50-foot wetland buffer to 37.5 feet, staff approved. The applicant will also be providing a wall to restrict impact to the Native Growth Protection Area. The net density for this site is 6.2 dwelling units per acre, which is within the range for R-8 zoning. Access to the site is proposed off of Monterey Place NE via a new public street terminating into a cul-de-sac. All lots would front this new public cul-de-sac. This site does fall within the Residential Single-Family designation of the Comprehensive Plan and does comply with the policies and objectives ofthe Comprehensive Plan Land Use and Community Design Elements. The density, lot dimensions and setbacks all comply with the requirements. The existing structure will become new Lot 8, the carport and an additional structure on the site will be removed. The new public right-of-way intersecting with Monterey Place NE will have a radius of25 feet, exceeding the required 15 feet. The site slopes downward towards the northeast with an average slope of approximately IS percent. There are no critical areas on the site. The site would be cleared of approximately 40 trees in order to grade and fill for the site preparation. A five-foot wide irrigated or drought resistant landscape strip must be installed along the new proposed street. Additionally, a minimum of two trees must be planted in the front yard or planting strip of every lot per City code. Fire, Traffic and Park Mitigation Fees are to be imposed as condition of short plat approval. The site is located within the boundaries of the Renton School District. The School District has indicated that they can accommodate the additional students. A combination detention and water quality control is proposed for this site and will be designed in accordance with the 1990 Stormwater Manual. Water and sewer service would be provided by the Coal Creek Water and Sewer District. The applicant will need to provide a Certificate of both water and sewer availability prior to the issuance of the construction permit and prior to recording the short plat. Taylor Court Short Plat File No.: LUA-05-082, SHPL-~ Dece'mber 6, 2005 . Page 3 Tom Redding, Baima & Holmberg, Inc., 100 Front Street S., Issaquah, W A 98027 stated that he had nothing to add. The Examiner inquired ifhe had any information about the water and sewer availability letter. Mr. Redding stated that he did not have his file, but he thought that they did have the letter. Greg Yahn, 3714 Lincoln Court NE, Renton, W A 98056 stated that he I ives just west of the proposed site. He stated that he had some concerns with the buffer that is going to be installed and about the number of trees that would be removed as part of the construction of this new development. Discussion continued as to which lots in the proposed development would back on the buffer and that the trees in the buffer area would remain, and which lots would be graded and cleared of all trees for the construction of the new homes. He would hope that as few as possible trees would be removed. Mr. Yahn was also concerned about the runoff as well as the dust and noise levels. Kayren Kittrick, Development Services Division stated that dust, noise and construction is covered very severely in the DOE Manual and must be followed for all erosion control. Nothing is allowed off the site, all erosion control is in place prior to the builder removing anything. The noise ordinance with the City restricts the hours that work may be done. The site uses the 1990 King County Manual due to the fact that the flow does not go into a direct system and the area was not mapped for the 1998 manual. Further, the plat did not go before the ERe and so they fall under the 1990 manual due to being SEPA exempt. Tom Redding, Baima & Holmberg, Inc., 100 Front Street S, Issaquah 98027 stated that the problem with the trees is that they are small lots and there is a lot of grading proposed. The site drops down and the plan is to put a retaining wall along the perimeter, there will be a lot of dirt coming in. The drainage depends on the grading in order to force everything to drain to the detention tank. The site will be raised a maximum of 8-feet. The Examiner called for further testilllony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:45 a.lll. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Tom Redding, filed a request for a 9-lot Short Plat. 2. The yellow file containing the staff repOli, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official detennined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. Taylor Court Short Plat File No.: LUA-05-082, SHPL-f December 6, 2005 Page 4 5. The subject site is located at 3711 Monterey Place NE. The subject site is located on the west side of Monterey Place directly east ofSE 86th Place cul-de-sac and north ofNE 36th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family homes, 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 4275 enacted in June 1990. 9. The subject site is approximately 1.68 acres or 73,173 square feet in size. The parcel is almost rectangular with Monterey Place cutting at an angle across the northeast corner of the parcel. The subject site is approximately 298 feet deep (east to west) by 254 feet wide. 10. The site slopes downward to the north and northeast and also toward a wetland in the southwest. The slope ranges from 5% to 22% and averages approximately 15%. While no critical areas exist on the subject site, an offsite wetland west of the site would require a buffer that extends onto the subject site. The applicant received administrative approval for a modification to reduce the buffer to 37.5 feet from the required 50 feet. The reduction will be accompanied by buffer enhancement. II. An existing home would be retained on Proposed Lot 8. Other outbuildings would be removed. 12. The applicant proposes clearing approximately 40 trees varying from 6 inches to 38 inches in order to prepare the site for homes and roadways. 13. The applicant proposes dividing the subject site into nine lots. The nine lots would be arranged around a cul-de-sac road that enters from Monterey Place. The lots would be arranged in a counterclockwise fashion with Proposed Lot I in the northeast corner and the remaining eight lots following around the cul-de-sac. 14. The western edge of Proposed Lots 5 and 6 would be preserved as part of the protective wdland buffer for the wetland on the adjacent neighboring westerly parcel. 15. The existing home on what would be Proposed Lot 8 would be closer to the rear lot line than code now requires. Staff found that this is a preexisting condition as that home violates the current standards even if the subject site were not further divided. 16. Due to the overall shape of the parcel and the proposed cul-de-sac road, the lots, in the main, will be trapezoidal fanning out around the cul-de-sac. The lots provide sufficient area for single-family dwellings with the exception noted above with the pre-existing non-conforming status of Proposed Lot 8. 17. As noted, the new plat would be served by a short segment of road that almost immediately widens into a cul-de-sac bulb. All homes would have direct access to this new public street. 18. The applicant proposes grading the property to allow drainage to flow toward the detention system and avoid stormwater issues on the west. The applicant proposes grading the site up to approximately eight feet (8') outside the area ofthe wetland buffer. Taylor Court Short Plat File No.: LUA-05-082, SHPL-I December 6, 2005 • Page 5 19. The density for the plat after subtracting approximately .30 acres for the public roadway would be 6.52 units per acre. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 4 school age children (.44 students per home). The students would be spread across the grades and would be assigned on a space available basis. 21. The development will increase traffic approximately 10 trips per unit or approximately 90 trips for the 9 single-family homes. Approximately ten percent of the trips, or approximately 9 additional peak hour trips will be generated in the morning and evening. 22. The subject site is located in the Gypsy Creek drainage basin. Stormwater flows mainly north and northeast across the site although there is a wetland area located west of the subject site. The drainage report indicated a 30% safety factor over the values in the 1990 King County Storm water manual. Staff further recommended compliance with the Department of Ecology's Manual to control erosion. 23. The site will receive both sewer and water service from the Coal Creek Water and Sewer District. 24. The City has adopted mitigation fees for transportation improvements, fire services and parks and recreational needs based on an analysis of the needs and costs. These fees are applied to new development to help offset the impacts new homes and residents have on the existing community and the additional demand for services. CONCLUSIONS: 1. The proposed short plat appears to serve the public use and interest. It provides additional housing choices. [t provides urban lots in a growing region and it respects the sensitive character of the area by providing a buffer from the adjacent wetlands. 2. The development appears to provide reasonable lots. While the lots are not perfectly rectangular they do provide relatively straight property lines, which work around the shape of the parcel and the cul-de- sac roadway. 3. Proposed Lot 8 does present problems with respect to its non-conform ing rear yard. The non- conforming nature of the rear yard does create problems since the division of property should not create nor tolerate non-conformity and any non-conforming structure should be made conforming. While the non-conformity does not raise any life safety issues code still suggests that non-conforming uses be converted to conforming uses. The home will have to be altered to provide a conforming rear yard. 4. New plats are required, by State regulations, to make provision for the impacts of its new homes and future residents. The new homes proposed for this plat should not overtax the City'S infrastructure but the applicant should help accommodate new residents and their demand for services by paying the appropriate fees for parks, fire and transportation. 5. Again, it appears that this infill development will create new single-family lots in an area where urban services are available. The development will add to the tax base of the City. DECISION: The Short Plat is approved subject to the following conditions: Taylor Court Short Plat File No.: LUA-05-082, SHPL-~ December 6, 2005 Page 6 I. The home on Proposed Lot 8 shall be altered to provide a conforming rear yard. 2. The applicant shall obtain a demolition permit and complete all inspections and approvals for the existing garage and accessory building located on the property prior to the recording ofthe final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 3. The applicant shall pay the appropriate Transportation Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single- family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee equal to $530.76 per new single- family lot. Credit given for one existing residence. The fee shall be paid prior to the recording of the short plat. 6. The short plat shall be required to comply with the Department of Ecology's (DOE) erosion and sediment control requirements in Volume J[ of the 2001 Stormwater Management Manual. 7. A maintenance agreement or homeowner's association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibi lities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. The agreement shall be placed on the face of the final short plat. 8. The establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shall be placed on the face of the plat designating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots 5 and 6 ind icating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval ofthe Development Services Division. ORDERED THIS 6th day of December 2005 FRED J. KAUF AN HEARING EXAMINER TRANSMITTED THIS 6th day of December to the parties of record: Nancy Weil 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Joe Pruss Basic Ventures, Inc 18211 240tl1 Avenue SE Maple Valley, WA 98038 Taylor Court Short Plat File No.: LUA-05-082, SHPL-. December 6, 2005 • Page 7 Tom Redding Kenneth R. Taylor Greg Yahn Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 3711 Monterey Place NE Renton, W A 98056 3714 Lincoln Court NE Renton, W A 98056 TRANSMITTED THIS 6th day of December 2005 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OOGofthe City'S Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 20, 2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 20, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor 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. ... 4 ~-5 :-, . -' . j ?'~-- "" , ~' flU ------~ ----- tKn. nJ 1 INCH 5 I -200 FE:..~T N.E. ---~----------.----. C8) ... -..!------- 33RD ST. .a. T -, . ----~----- CITY OF RENTON RECORDING NO. VOL/pAGE SHORT PLAT fI. DEVELOPMENT PLANNING -(:: ac: 10' PRIVAlt DANNAGE EASOIENl " \)i> \"'!I.Cli.I".I.\.;" '~"I:~.\'\\ c: "l":;:!":~'1 ~jl:lf~I.~:J~ .:.\i\J .• \ ••••... \ ~ ---NOV--\--4-2005 , \ 20' PRlVATt , MAIN"C£ \ ' -, EASEMENT ~ , ',l ..... , __ O~ :i:Wi'!O·,) ,a.. 5U.' ~ \ . 55.00' .... , . ~ ~\ . ~ --____ J '" • ••• ------, J. ~ "I ! =-'''... '\. _____ _ t " . ". ._ " • .,.,...--.i'" _. ,,", ._ ,+-I = , .... 'Ji\ I \ ....--:1" \, ~, 'I .... .A I ""\-\ :\~ J .... \ /1" -. \ " ~'" ,I \ REC.,~lVEO "N \~: .. \ ~ ... ~ "~1 ·I.~. -\1) ";. ,\:1" l.OT 33l.S::0 .. 0:~OO 0" , \ " ;,.. ..-\. i I: \ ,.",;. t_ \ m,i',CT \ \ \ \ I~ \ I ~ \ ''t'O \ I ~ \ ,~ \ il\ \ \ \ ~'\,,\"\ ·'1;' z \ ! '", \ ------'\ \1 i-" v \ \ \ ! --r-f , / ! \ LOT I. \ \ \ LOi ~ ~~ ~~ I I 1"'---........ \ \ '4."'" 2t8.!13' 218.5" (SI') ~ '"',, ,;,,0::::' ,:,., .. ~.~.OT ,;;,,:, ':'\";.,"" ',"::. ~~ ., ..... , \ TH,':',CT ',V,' IS' WAmI-I EASa/ENT I J / / / -I / / J I::" 1;:;:'1 1 I~ : i 1 '" \ 1 5i \...-_.J 113.'3' r -t-'5-SEWERT ~ E I~ I~ r IS' $£'11£10 [ASEWENl LOT !: I / EASEhlENT LOT w Q, o ~ o ~ \ \ J\ "'\ \ ~I' \ ' \ R \ \ !ii, \ , \ ~ 1 \ \ \ ~ l \ \ \ <,' \ \ \ \ ' \ i \ \ z w w Q a: w lXI < I \ \ 1 , L£C[HO !(T hfC»NIr«HT IN CASt • rOllHD ~8M AHO CJoI' • SET ft[8AA ..tHO C,A" L.SI 11332 A ~ o $ 10 20 JO t;j L;I I SCALE ,. -30' o , 10 20 .30 t;j; ; I SCALE ,. -30' t5 « ~ ~ I ." .- \1:, .. ~N'\i \:,,:::::;~':t\, ~r;.:~~; ~.:. \. e, , ---------- \ "y~-L L / / I --J.. '-..../ TAYLOR COURT SHORT PLAT BAIMA &: HOLMBERG INC. ........ ........ /' "'---/ '-,/ ............. -......./~ ENGINEERS & SURVEYORS 100 rRONT SfREr:T SOUTH ISSAOUAH. WASHINGTON '8027 42') 312 -02&0 I L~;T / / MONTEREY CT N.E, \ \ D'fIN.BY 01<0 OAll: 4/29/2005 JOB NO. DWO NO. 1873-023 1673-023 CHI<D, BY KSJ SCALE 1".30' SHttT 20F ~:':!:;;:::'~"::::.:"'" 2 tiQIt. AU. a..SI'I'[ TRtts TO BE REt"O~D t-~--+-~ ....... • . I s- .... 4 .'. -'4 ~' '~·'·I • "4 4 LANDSCAPING DETAIL ~OAL ... tt~ ~~~) .-"01 CMDllHO ST. -~~Q.It,j~) fII,JIIof'I'ED AT 24· Q.c., TYP. (2) STIU1 Tl'lUI I"aIi lOT, TTI", (1'MOtO CCl,LUr411ft """"'-•• ~n..tU:INO _1"'O(C/tSlDEWNJ(" T't1'. -1UlOCA'llClH114IaVr PORTION OF THE N.E. 1/4, OF SEC. 32, TWN 24 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON " \ -iT , • ". ;li • <1"'-t ~ ;~ N : ! ~ e~ ~ ~ . I~ i ;~ . , ... '-T-i ---r =- 0510 2D )0 -.,.,; SCAl.£ , •• 30' DEVELOPMENT PLANNING CITY OF RENT0t,1 ..- NOV 1 4 2005 RECEIVED .. ...... V ~ 0 ... .-0..'1 1I ...... )t. '",itA ..... "'''lLe ..... , ... 11.00 , . .... " ~ ~ ~I~ a 1 « ""'-. ~ ~ [\2 ~ i ~ ~ . J .. -....... ~ \ t ;.-....... L v .. .OA A ..... ~ •• r Io1auur. ."-F i ; ~ p .. .. .. ... _M -- LECAI. O[SCRIPnOl lOt '''''000 • CIt OOU""'.l .... ' ---.IIfIOf"'''Q)(fI_17: "'.CG.fo"fIO,oo f,u",MCtI. )~5"_~ SUR\£Y NOTES 'ASlS t# IItMtNG hot~'lOC:[flft-'",,"t7""""II'¥I!" D."'" -, I(NOf WNIIK 'oCJit'I'IC: .... ~lIfIIIII tOIl ,"$ ... -.<, IS ~O. ft~Nt, kho.MIIIIfItO II" ""M1't['IIIt"''''~[lIDLOC: ... tto N'I"WIaW"'ft\l'II,"1"'O.1t1tCtoullC."st ~1'I('''~Of'IAso...fIo!t.u, ft-c. C",uJlmo .. ","IIStIMtO ........a:s IIIlOC'"OI'_COlAoItl' .• ~fao INSTRI.IWOITATlOfoI "" ........ , VICO-. ,_coe tl..(t~ OISt-c:l:fII(~\a'.F'CUJ-....c,. COoftllQ,. ....... Q.o.. TlllIlW'" UI"'" -CLOIuM OIloc.l .... , 1,12.-. III ~.IftCt.,..-..c'JI-!l ... 1ItO Call before JO\I O.g . 1-800..424-115811 ~ChQ:(U .... ) ,\~W~~~ DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM December 8, 2008 Rocale Timmons, Planning Carrie Olson, Plan Review Cj) TAYLOR COURT SHORT PLAT LUA05-082-SHPL Attached is the LUA folder for the short plat. We are in the final review stage of recording this short plat. If you find any short plat requirements that have not been properly addressed, please let me know. Please return comments and folder to me by Monday, December 15,2008, so I can proceed to final recording. Thanks. • Traffic, Park and Fire Mitigation Fees for 8 lots will be paid prior to recording. • Demo Permit B080563 will be finaled before recording. Approval: ~"""'-d!'.<' ~ Rocale Immons, Plannmg Cc: Yellow File I:\PlanReview\COLSO~hortplats 2008\Taylor Court SHPL 09m PlanningReview.doc , Date: IZ/II/q( ~ } Printed: 02-27-2009 Payment Made: -,_TY OF RENTON 1055 S. Grady Way Renton, WA 98055 Utility Services Permit RECEIPT Permit#: U080051 05/13/200810:17 AM Receipt Number: Total Payment: 11,913.80 Payee: JACKI S PRUSS Current Payment Made to the Following Items: Trans Account Code Description 4028 000.343.20.00.0000 Public Works Inspection 4033 407.343.90.00.0003 Stormwater Insp Approval 4050 000.322.40.00.0000 Right-of-way Constructn 4069 427.388.10.00.0040 Spec Util Connect Stormw Payments made for this receipt Amount 2,122.48 1,605.32 90.00 8,096.00 Trans Method Description Amount Payment Credit C VISA Visa 11,913.80 Account Balances Trans Account Code Description Balance Due 3954 650.237.00.00.0000 Special Deposits .00 4028 000.343.20.00.0000 Public Works Inspection .00 4033 407.343.90.00.0003 Stormwater Insp Approval .00 4040 426.388.10.00.0020 Spec Util Connect Sewer .00 4042 406.343.90.00.0002 Sewer Inspection Approvl .00 4044 406.322.10.00.0015 Sewer Permit .00 4050 000.322.40.00.0000 Right-of-way Constructn .00 4056 425.388.10.00.0010 Spec Util Connect Water .00 4057 405.343.90.00.0001 Water Inspection Approvl .00 4059 405.388.10.00.0013 Misc. Water Installation .00 4061 407.322.10.00.0020 Storm Water Permits .00 4069 427.388.10.00.0040 Spec Util Connect Stormw .00 5025 000.322.10.00.0017 Street Lighting Fee .00 Remaining Balance Due: $0.00 R0802424 Printed: 12-15-2008 Payment Made: '-.-ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-082 11/26/200812:23 PM Receipt Number: R0806083 Total Payment: 082 13,892.08 Payee: Taylor Court Short Plat LUA 05- Current Payment Made to the Following Items: Trans Account Code 3021 303.000.00.345.85 5045 304.000.00.345.85 5050 305.000.00.344.85 Payments made for this receipt Description Park Mitigation Fee Fire Mitigation-SFR Traffic Mitigation Fee Amount 4,246.08 3,904.00 5,742.00 Trans Method Description Amount Payment Credit C VISA Account Balances Trans Account Code 3021 3954 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5045 5050 5909 5941 5954 5955 303.000.00.345.85 650.237.00.00.0000 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 304.000.00.345.85 305.000.00.344.85 000.341.60.00.0024 000.341.50.00.0000 650.237.00.00.0000 000.05.519.90.42.1 Visa Description Park Mitigation Fee Special Deposits Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use, Hobbyk, Fence Variance Fees Conditional Approval Fee Comprehensive Plan Amend Fire Mitigation-SFR Traffic Mitigation Fee Booklets/EIS/Copies Maps (Taxable) DO NOT USE -USE 3954 Postage 13,892.08 Balance Due .00 69,292.50 .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 FEB-06-2008 03:28 Fro," 4252824962 To: 425432446 CITY OF RENTON --DemotitioD Permit • Permit Number: 8Q80-563, .-Permission is hereby given to.do the followfpgjde$crlbed worX, , according to the c;ondltlons Ii~n'eon sod accotding 10 the appRMSd plsns and specifications pertaining \hereto, aubject to compliance w1tJ:¥,he Ordinances of the City of Renton. , • I. Nature of Work: Job Address: 'j Owner: Tenant: Contractor~ Other Information: Date ofIssue Date of Expiration Construction, Value;- Par~1 Nunilkr DEMO DET ACHEO GARAGE AND OV~ANG 3711 MONTEREY PL NE BASIC VENTURlilS INC 18111240THAV£. SE MAPLE VALLEY, WA 98038-2069 tO/O!)1l008 UJ091l068 00 ,-.. COntractor License BASICVI013DJ Contractor Phone 307-600-2009 City License 20945 THlS PERMIT IS VALID FOR 30 D~ YS Expiration Date: 11/0'/2008 I hl:reby CCI"tif.y that no work js to be done except as describlu:l above and in Ilpproved plans, and that work is Co confonn to Rtnton codes and Subject to cofup1ilUlcc wi1h the Ordinances uflhe City of.Rent~ and informAtion filed herewith pennit is waqted. ordirulnces" .' .-\ I \_ } Building Offi iaJ o WILL BE CHARGED FOR COPIES OF LOST R DAMAGED PERMITS TO: Cc: Basic Ventures 18211 -240th Ave. S.E. Maple Valley, WA 98038 Attn: Jacki Pruss Ref.# TAYLOR Baima & Holmberg 100 Front Street South Issaquah, WA 98037 Attn: Bonnie Babcock Ref. # 1673023 i.j DV 1 2 2008 RECEIVED ~ PACIFIC NORIHWEST TInE Company or Washington, Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #4 OF SHORT PLAT CERTIFICATE PNWT Order Number: 588177 CERTIFICATE FOR FILING PROPOSED PLAT The following matters affect the property covered by this order: • A Full Update of the Short Plat Certificate from August 19, 2008 through November 6, 2008 at 8:00 a.m. has disclosed the following: • The following paragraph(s) of our preliminary commitment has/have been eliminated: 1 • The following paragraph has been amended to read as follows: 5. DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: 2008 334570-0205-06 2152 CURRENT ASSESSED VALUE: Land: $242,000.00 Improvements: $297,000.00 AMOUNT BILLED AMOUNT PAID GENERAL TAXES: $5,288.95 $2,644.48 SPECIAL DISTRICT: $2.40 $1.20 $9.99 $4.99 TOTAL BILLED: $5,301.34 PAID: $2,650.67 TOTAL DUE*: $2,650.67 PLUS INTEREST *CONTACT YOUR TITLE UNIT OR THE ASSESSORS OFFICE FOR A PAYOFF FIGURE THAT WOULD INCLUDE ALL INTEREST AND PENALTIES THAT HAVE BEEN ASSESSED. SAID FIGURE WILL INCREASE ON A MONTHLY BASIS. (continued) , I SUPPLEMENTAL TITLE REPORT Page 2 Order No. 588177 • The following has been added as paragraph 7: 7. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: Puget Sound Energy, Inc. Transmission, distribution and sale of gas and electricity Portion of said premises September 15, 2008 20080915000304 • There has been no change in the title to the property covered by this order since August 19, 2008, EXCEPT the matters noted hereinabove. Dated as of November 11, 2008 at 8:00 a.m. cg PACIFIC NORTHWEST TITLE COMPANY By: Curtis Goodman Title Officer Phone Number: 206-343-1327 RETURNADDBESS: Puget Sound Energy, Inc. Attention: RIW Department PO BOX 90868 EST-06W BELLEVUE, WA 98009 K.MCGILL 11111-200809'1111111111 ~u.t~rel EllS 43." 1111111/Ze. III: liZ KING COUNTY, IIA ORIGINAL EASEMENT REFERENCE #: GRANTOR: BASIC VENTURES, INC. GRANTEE: PUGET SOUND ENERGY, INC. SHORT LEGAL: LOT 8, BLOCK 4, C.D. HILLMAN'S lAKE WA. GARDEN OF EDEN VOL 16118 ASSESSOR'S PROPERTY TAX PARCEL: 334570-0205 20080915000304.001 For and in consideration of One Dollar ($1.00) and other valuable consideration in hand paid, BASIC VENTURES, INC. A WASHINGTON CORPORATION ("Grantor" herein), hereby conveys and warrants to PUGET SOUND ENERGY, INC., a Washington Corporation ("Grantee" herein), for the purposes hereinafter set forth, a nonexclusive perpetual easement over, under, along across and through the following descnbed real property ("Property" herein) In KING County, Washington: LOT 8, BLOCK 4, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO 7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NO. 1626457 ON JUNE 5, 1922; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS FOR UTILITY PURPOSES OVER SOUTH 10 FEET OF LOT 7, BLOCK 4, C.D. HILLMAN'S lAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON. Except as may be othelWise set forth herein Grantee's rights shall be exercised upon that portion of the Property ("Easement Area" herein) described as follows: EASEMENT No, 1: ALL STREETS AND ROAD RIGHTS-OF-WAY (BOTH PRIVATE AND PUBLIC) AS NOW OR HEREAFTER DESIGNED, PLATTED, AND/OR CONSTRUCTED WITHIN THE ABOVE DESCRIBED PROPERTY, (WHEN SAID STREETS AND ROADS ARE DEDICATED TO THE PUBLIC, THIS CLAUSE SHALL BECOME NULL AND VOID.) EASEMENT NO.2: A STRIP OF LAND 10 FEET IN WIDTH ACROSS ALL LOTS, TRACTS AND OPEN SPACES LOCATED WITHIN THE ABOVE DESCRIBED PROPERTY BEING PARAlLEL TO AND COINCIDENT WITH THE BOUNDARIES OF SAID PRIVATE AND PUBLIC STREETS AND ROAD RIGHTS- OF-WAY (INCLUDING MONTEREY PL NE). 1. Purpose. Grantee shall have the right to use the Easement Area to construct, operate, maintain, repair, replace, improve, remove, and enlarge one or more utility systems for purposes of transmission, distribution and sale of gas and electricity. Such system may Include, but are not limited to: Underground facilities. Pipes, pipelines, mains, laterals, conduits, regulators and feeders for gas; conduits, lines, cables, vaults, switches and transformers for electricity; fiber optic cable and other lines, cables and facUities for communications; seml-buried or ground-mounted facilities and' pads, manholes, meters, fixtures, attachments a!ld any and all other !acUities or appurtenances necessary or convenient to any or all of the foregoing. Folk:rtNing the initial construction of all or a portion of Its systems, Grantee may, from time to time, construct such additional faCilities as it may require for such systems. Grantee shall have the right of access to the Easement Area over and across the Property to enable Grantee to exerctse Its rights hereunder. Grantee shall compensate Grantor for any damage to the Property caused by the exercise of such right of access by Grantee. 2. Easement Area Clearing and Maintenance. Grantee shall have the right to cut, remove and dispose of any and all brush, trees or other vegatation in the Easement Area. Grantee shall also have the right to control, on a continuing basis and by any prudent and reasonable means, the establishment and growth of brush, trees or other vegetation In the Easement Area. UG Gas & Electric E8$emenl 10/2003 105054575-TAYLOR COURT RW-{)70593 Page 1012 EXCl8E TA.X NOT REQUllUlD By_ ~ng ~'~Deputy OA\rl'() )-of f/46f;lOIJ6\. .' ;; .-:.;...;,;; i.. 20080916000304.002 3. Grantor's Use of Easement Area. Grantor reserves the right to use the Easement Area for any purpose not Inconsistent with the rights herein granted, provided, however, Grantor shall not construct or maintain any buildings, structures or other objects on the Easement Area and Grantor shall do no blasting within 300 feet of Grantee's facilities without Grantee's prior written consent. 4. Indemnity. Grantee agrees to Indemnify Grantor from and against liability Incurred by Grantor as a result of Grantee's negligence in the exercise of the rights herein granted to Grantee. but nothing herein shall require Grantee to Indemnify Grantor for that portion of any such lIabifity attributable to the negligence of Grantor or the negligence of others. 5. Abandonment. The rights harein granted shall continue until such time as Grantee ceases to use the Easement Area for a period of five (5) successive years, In which event. this easement shall terminate and an rights hereunder, and any Improvements remaining in the Easement Area, shall revert to or otherwise become the property of Grantor; provided, however. that no abandonment shall be deemed to have occurred by reason of Grantee's failure to initially Install its systems on the Easement Area within any period of time from the date hereof. 6. Succe .. ors and Assigns. Grantee shall have the right to assign, apportion or otherwise transfer any or all of its rights. benefits, privileges and intarests arising in and under this easement. Without limiting the generality of the foregoing, the rights and obligations of the parties shall Inure to the benefit of and be binding upon their respective successors and assigns. DATED this --J'c..;O,--__ day of ~t.ux....tuv ,2008. GRANTOR: BASIC VENTURES, INC. B~~V- ITS:~PW STATE OF WASHINGTON ) Iss COUNTY OF ) On this ~ day of ~~ , 2008, before me, the undersl.Jjned.,., a Notary Public in and for the State of Washington, dU commissioned an.d sworn, personally appeared [lJfT WUS!: , to me known to be the person who signed as ,T~ fll.<S$ , of BASIC VENTURES, INC., the corporation that executed the within and foregoing Instrument, and acknowledged said instrument to be hls/her free and voluntary acl and deed and the free and vOluntat::: and deed of BASIC VENTURES, INC. for the uses and purposes therein mentioned; and on oath stated that was authorized to execute the said instrument on behalf of said BASIC VENTURES, INC .. IN WITNESS WHEREOF I have hereunto set my han UG Gas & Electric Easement 1012003 105054575 -TAYLOR COURT RW'()70593 Page2of2 CITY ~F RENTON Department of Community and Economic Development Denis Law, Mayor Alex Pietsch, Administrator October 27,2008 Joe Pruss Basic Ventures, Inc 18211 240th Ave SE Maple Valley WA 98038 SUBJECT: TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Dear Mr. Pruss: The review submittal on the above-mentioned short plat has been completed and the following comments have been returned. Please review these comments and make the necessary changes. Once changes have been completed please resubmit three copies of the short plat drawings and three copies of any other related documents. SHORT PLAT REVIEW COMMENTS: (These items are required to be completed prior to recording of the short plat.) 1. Contact Rick Moreno, Plan Reviewer, at 42S-430-7278, for requirements to be completed on the civil construction portion to your project. 2. Note that the City of Renton land record number, LND-20-0419, needs to be noted on both drawing sheets. Place said number near the land use action number, LUA-OS-082-SHPL. 3. The symbol for what was set at the lot comers, as noted in the "LEGEND" block on Sheet 2 of 2, is not carried over to the short plat drawing. 4. See the attachment for addressing information. Note said information on the final short plat submittal. S. The first item under the "RESTRICTIONS" block (Sheet 1 of2) should be removed from the short plat submittal. The subject property falls within the current City Limit of Renton, therefore, a covenant to annex to the city is meaningless. The title company should be asked to remove said covenant from the title report. 6. The notary block (lower left-hand comer of Sheet 1 of 2) includes a reference to "First Savings Bank of Renton". Said bank is not noted as a signatory under the certification block - Executive House, Inc is noted there. Review and revise as needed. 7. Note all the private easements as "NEW" (on the short plat drawing), if that is what they are. 8. The "PRIVATE ACCESS AND UTILITIES MAINTENANCE AGREEMENT" block (Sheet 1 of2), as shown, refers more to an access easement, rather than to a utilities easement. However, there doesn't seem to be any private access easements on the short plat drawing, and the street is dedicated to the City of Renton. Review and revise said block as needed. 1'\P .... R"'owICOLSON\ShortpI'" 2008\T"'~Coort SlIPL OlL ChMg<R""""''''''doc .~ -------------1-O-55-S-o-u~th~G-r-ad-Y-W-a~Y---R-en-t-on-,-w-~-h-in-g~to~n-9~8-0-57~-----------~ ~1r () ~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE June 19,2008 Page 2 9. The south line of the private drainage easement across the northern portion of Lots 3 and 4 is not drawn parallel to the north line of said lots. 10. If the water easements are public have they been recorded? Ifrecorded, note the recording number(s) on the drawing sheet (Sheet 2 of2). 11. Attached is language suitable for the Native Growth Protection Area easement. Note said language on the short plat submittal. 12. Does the city need to have access to said Native Growth Protection Area? Is an access easement to the city needed? Comments Regarding the Deed of Dedication: 13. The abbreviated legal description, noted on Page 1 of the Deed of Dedication document, should reference "A PORTION OF LOT 8, BLOCK 4 OF C. D. HILLMAN'S LAKE ... " The "TOGETHER WITH" portion of the legal description is not needed. Conclude the legal with the indexing information: "Situate in the SW lf4 of the NE lf4 of Section 32, Township 24 North, Range 5 East, W.M., in the City of Renton, King County, Washington". 14. The complete legal description, noted on Exhibit A (Page 3), also needs to conclude with the indexing information noted in the previous paragraph. 15. Exhibit B, the Map Exhibit, needs to show the indexing information noted hereinabove. 16. The legal description does not close. A curve noted along the north line of Lot 8 (Map Exhibit) is shown as having an arc distance of 31.41 feet. The legal description (Exhibit A) notes said same curve arc distance as 37.57 feet. Review and revise as needed. 17. Number all pages of the dedication document. 18. The surveyor must stamp, sign and date Exhibit A. 19. The dedication of property to the City requires an updated plat certificate (to be dated within the 45-day time period prior to City Council action on the dedication). The last plat certificate update on this short plat was July 24, 2008. Should you need to discuss any portion ofthis letter please contact me at (425) 430-7235. Sincerely, Carrie K. Olson Development Services, Plan Review FAXED TO: Tom Redding. Baima& Holmberg Inc -425-391-3055 cc: Yellow File , .. " " "" "';:'; ~ \ S8811"31"[ ,~,~!,:::~:-~::".. 249.52' 0 I ---57.78' 85.00' 54.00' 52.92' \ ~l.~ I ~ ---------------------------------I '~ \ r-----I-- 0' PRIVATE DRAINAGE EASEMENT ! -~: 4: ~: ~: I I I, ~ ,<. . , .. , .. ,. .,-, I I '0 ,-o .0 , <0 I o N I I , I I i I I I I I on wi 0> I I I 'to o o ":' o z I I , I I I I I I I I I I ;... I ::5 I 0> I I I I I 1------, I \ I \ I I I I I l 4 7,325 sq. It. ...... 5poofl~. ,0", 5,350 sq. ft. I I go,,: I ,o'/" I : ~~~ ..J 6 6,614 sq. It. L __ e;~ ~r ww '.,. r.,. Ni!" 00> Do 20,60' 115.90' N88'09'16"W NB8'09'29"W (SP) 371/~ ... ~\ I 1 1 \ ~O 5,488 sq. ft. ~O "'9" \ ~\ -t-., 1\ ~~ ROAD 1.1 21 N 88'10'~." ~ • 00." -t+-I . __ -00 " . 7 Lf'e. r ...... ~,,250of". MI? 3 , .:. _ \-=29.,&,1.<:-' "w . D, ___ 6b-'0 N 88'10)4 3 .-1>~\?, .oq ...... \.....;.~ ~ ~ -;;:" "'~ -R-!" ... _ -_ V ••• '" • • E ., , _ _ ~'" \ " om,!, 'V, _ 1 2:5.00 .; ",. \ '" '\ ~ \ --'h' ~ -. , 1 \ s""''''_ -4." ~ ~ --" "7 /l'l,; .''0."", ~ I I \ \ f-# 1 \ / \ \ I / I I . / / I I 1 . //~ \ 9 ll<n , •• $. // '-<~, ',08' .,. H. I~ ~ "0', " " n _ .... 'V'",,:/ / W ./'\ ,I'S,,) 1_ '/ / '~'l»: -/ " .' 1 • ,\ \ I ~ \ \ I ;... \ t') \ \ I 5 \ \ I (f) \ \ J ...:, "--- 141.50' 20.50' 298.53' -Z W C- O .... o z ~ Z 298.51" (SP) ~. I ___ _ J ft ,L~. 4-,,' "''''" 'I" L ...... "')Jt r """~' I--:;;--I' I 15' SEWER J • EASEMENT --J! ~~ W > <t z w w o 0:: \ . r ":',(') zz I ....,..., .... ,,-.- ".,-, ... /-\ ,.' ~:,:~,,\\ ~~ \, :-' .. ~ " I I ,,~ ., . ". " ... , .. ~,',:. " ~, .. , I I , ..... TA,LoR COURT S-tORf "Pl-AT NATIVE GROWTH PROTECTION EASEMENT The Native Growth Protection Easement (NGPE) on this short platidentifies the required wetland buffer area for the wetlands on adjacent parcels. The creation of the Native Growth Protection Easement (NGPE) conveys to the public a beneficial interest in the land within the easement area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native Growth Protection Easement imposes upon all present and future owners and occupiers of the Easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement area. The vegetation within,the NGPE may not be cut, pruned, covered by fill, removed or damaged, without the expressed written permission from the City of Rent~5J , C:the right of entry granted herein shall apply to me agents, representative and employees of the owners or subsequent owners of the underlying property. i Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Project File #:LUA-05-082 Property Tax Parcel Number: Street Address: 8611 I 10TH AVE SE Reference Number(s) of Documents assigned or released.: Additional reference numbers are on page __ . 334570-0205 Grantor(s): I~ --~ Grantee(s): 1. Basic Ventures, I .;., t:ot;:;.;'; i~"~ ,,-1. City of Renton, a Municipal Corporation LEGAL DESCRlPTlON:flLOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIY. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; .:WQl;lrul;l~ WIIH A!>I~MENT~eR R?GRES8 ,"<ND EGRESS I"(,)R-U'fILfFf=~* SOUTH 10:00 FE=:E .... nt . , ",coo: Illu~HU u ~_L~).j _ _ .,., .n~EmJF EDEN 10 S ; -Is-JON NO.7, ACCORD . . --- -~F1rEC'ORBEaiN;"V~~-ef f!~,·PitG~~_~~€t e(')t1l~'f'i, w~sFft1ii~loJ\l. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington IN WITNESS WHEREOF, I have hereunto set my hand and Seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton Mayor, Denis Law City Clerk, Bonnie Walton INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) I certiry that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: DeedofDedication.DOC Page I o-P EXHIBIT A DEED OF DEDICATION LEGAL DESCRIPTION A PORTION OF: LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5,1922; COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE PARCEL AND PROCEEDING ALONG THE EAST LINE SOUTH 20°46'49" EAST 50.26 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 91°41 '20" AND AN ARC DISTANCE OF 40.01 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 79.00 FEET, A CENTRAL ANGLE OF 20°55'27" AND AN ARC DISTANCE OF 28.85 FEET; THENCE NORTH 88°10'02" WEST 55.63 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 23°28'08" AND AN ARC DISTANCE OF 10.24 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 275°26'47" AND AN ARC DISTANCE OF 240.37 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF ,e~ . A CENT, RALANGLEOF 71°58'39" AND AN ARC DISTANCE OF " . :FEE:r ~f,. 4l 1, , ~ OUTH 88°10102" EAST 14.18 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 121.00 FEET, A CENTRAL ANGLE OF 21°59'21" AND AN ARC DISTANCE OF 46.44 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HA VING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 66°52'45" AND AN ARC DISTANCE OF 29.18 FEET; THENCE NORTH 1 °37'42" EAST 4.98 FEET; THENCE NORTH 20°46'49" WEST 77.84 FEET TO THE TRUE POINT OF BEGINNING. ,- DATE: TO: FROM: SUBJECT: PUBLIC WORKS DEPARTMENT MEMORANDUM October 24, 2008 Carrie Olson Sonja J. Fesser :$? Taylor Court Short Plat, LUA-05-0S2-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: Note that the City of Renton land record number, LND-20-0419, needs to be noted on both drawing sheets. Place said number near the land use action number, LUA-05-082-SHPL. The symbol for what was set at the lot corners, as noted in the "LEGEND" block on Sheet 2 of 2, is not carried over to the short plat drawing. See the attachment for addressing information. Note said information on the final short plat submittal. The first item under the "RESTRICTIONS" block (Sheet 1 of 2) should be removed from the short plat submittal. The subject property falls within the current City Limit of Renton, therefore, a covenant to annex to the city is meaningless. The title company should be asked to remove said covenant from the title report. The notary block (lower left-hand corner of Sheet 1 of 2) includes a reference to "First Savings Bank of Renton". Said bank is not noted as a signatory under the certification block -Executive House, Inc is noted there. Review and revise as needed. Note all the private easements as "NEW" (on the short plat drawing), if that is what they are. The "PRIVATE ACCESS AND UTILITIES MAINTENANCE AGREEMENT" block (Sheet 1 of 2), as shown, refers more to an access easement, rather than to a utilities easement. However, there doesn't seem to be any private access easements on the short plat drawing, and the street is dedicated to the City of Renton. Review and revise said block as needed. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-20 -Short Plats\0419\RV081015.doc , . , October 24, 2008 Page 2 The south line of the private drainage easement across the northern portion of Lots 3 and 4 is not drawn parallel to the north line of said lots. If the water easements are public have they been recorded? If recorded, note the recording number(s) on the drawing sheet (Sheet 2 of 2). Attached is language suitable for the Native Growth Protection Area easement. Note said language on the short plat submittal. Does the city need to have access to said Native Growth Protection Area? Is an access easement to the city needed? See the Deed of Dedication memo (attached) for comments relating to the deed document. Comments for the Project Manager: The dedication of property to the City requires an updated plat certificate (to be dated within the 45-day time period prior to City Council action on the dedication). The last plat certificate update on this short plat was July 24, 2008. Is the "0.5' public sidewalk along the R/W sufficient for sidewalk purposes (Sheet 2 of 2)? Lot 4 has less than 25 feet of street frontage, as shown on the short plat drawing (Sheet 2 of 2). This submittal is substantially different from that submitted in August of 2005, with respect to frontages. Was this change approved by the city? H:\File Sys\LND -Land Subdivision & Surveying Records\LND-20 -Short Plats\0419\RV081015.doc\cor .. I' November 10, 2008 Carrie Olson City of Renton BAIMA & HOLMBERG INC. CllYOFAEN'ON qECEIV~D NOV 12 2008 Development Services Division 1055 South Grady Way Renton, W A 98057 .3U1LDINGDIVISION RE: Taylor Court Short Plat LUA 05-082-SHPL Dear Carrie: Enclosed please find three copies of short plat drawings, and three copies of the deed of dedication for the Taylor Court short plat. The following revisions have been made per the October 27,2008 review letter: SHORT PLAT REVIEW COMMENTS: 1. Tom Redding and Joe Pruss have discussed the civil construction items with Rick Moreno. It is my understanding that the Fire Department is reviewing the requirements. 2. City of Renton land record number, LND-20-0419 added to both sheets. 3. Symbols in legend added to map. 4. Addressing table added to to Sheet 2. 5. Restriction removed. Restriction removed from the short plat certificate. 6. Notary block corrected. 7. Noted all private easements as new. 8. Easement note revised. There are no access easements on this short plat. 9. Line corrected. 10. The Utility District will record the easements after construction. Perhaps we should reference them as future easements -or just leave them off? 100 FRONT STREET SOUTH' ISSAQUAH' WASHINGTON' 98027-3817 • (425) 392-0250 • (425) 391-3055 • ;, November 12,2008 Page two 11. Native growth protection easement language added to Sheet 1. 12. If it is determined that the City needs an access easement to the NGPE, perhaps language granting such access could be added to the private drainage easement across lots 1 through 5. Comments Regarding the Deed of Dedication: 13. The legal description from the title company reads Lot 8, Block 4 ..... and then excepts out the road. We left this portion as is. We removed the "together with ..... and added indexing. 14. Indexing added. 15. Indexing added. 16. Legal description revised. Tom's doing much better now that he's been on vacation. 17. Pages numbered. 18. Exhibit "A" stamped and signed. 19. Update has been ordered. Please call me at 425-392-0250 if you have any questions or need additional information. Very truly yours, BAIMA & HOLMBERG, INC. Enclosures WSH:bbIl673-023 Carrie Olson DATE: TO: FROM: SUBJECT: PUBLIC WORKS DEPARTMENT MEMORANDUM October 24, 2008 Rick Moreno (0 Sonja J. Fesser}<iS Taylor Court Short Plat, LUA-OS-OS2-SHPL Deed of Dedication Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: The abbreviated legal description, noted on Page 1 of the Deed of Dedication document, should reference "A PORTION OF LOT 8, BLOCK 4 OF C. D. HILLMAN'S LAKE ... " The "TOGETHER WITH" portion of the legal description is not needed. Conclude the legal with the indexing information: "Situate in the SW % of the NE % of Section 32, Township 24 North, Range 5 East, W.M., in the City of Renton, King County, Washington" . The complete legal description, noted on Exhibit A (Page 3), also needs to conclude with the indexing information noted in the previous paragraph. Exhibit B, the Map Exhibit, needs to show the indexing information noted hereinabove. The legal description does not close. A curve noted along the north line of Lot 8 (Map Exhibit) is shown as having an arc distance of 31.41 feet. The legal description (Exhibit A) notes said same curve arc distance as 37.57 feet. Review and revise as needed. Number all pages of the dedication document. The surveyor must stamp, sign and date Exhibit A. \H:\Fiie Sys\LND· Land Subdivision & Surveying Records\LND·20· Short Piats\0419\RV081021.doc DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM September 17,2008 Sonja Fesser, Property Management Rick, Moreno, Plan Review X-7278 Deed of Dedication for Taylor Court, LUA-05-082 A deed of dedication has been requested for recording for a short plat under the name of Taylor Court. Please review this application and return comments back to me upon completion. RM 08-026.doc Submitting Data: Dept/Div/Board .. Staff Contact. ..... Subject: CITY OF RENTON COUNCIL AGENDA BILL Department of Community and Economic Development Development Services Division Carrie K. Olson x7235 I AI#: For Agenda of: October 27,2008 Agenda Status Consent. ............ . Public Hearing .. x Acceptance of additional right-of-way to comply with Correspondence .. Ordinance ............ . . ,---;"'"-~~ City of Renton code for new short plats and the ResolutIOn ........... CONCURRENCE Taylor Court Short Plat (LUA05-082). Old Business...... DATE la-/~-o¥ Exhibits: Deed of Dedication Exhibit Map Vicinity Map Hearing Examiner's Report Recommended Action: Council concur Fiscal Impact: N/A • NAME INITIAUDATE New Business .... 4?ca.le(). drJltJ-tr.-o t'" ~~ .. ~Jt) £<. A. ~11J M Study Sessions····)f~1 6), J.. \lOI();ld~ ~nt ... t£p' A P/rL-..:':"1t/ Yt!. Information........ a Approvals: Legal Dept.. ...... . Finance Dept.. ... . Other .............. . x X Expenditure Required.. . Transfer/Amendment.. .... . Amount Budgeted....... Revenue Generated ........ . Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated for future right-of-way and street improvements is an area approximately 12,654 s.f. accessing off of Monterey Place NE extending west and terminating into a 50' cul-de-sac. This dedication is to comply with City of Renton code for new short plats and the Taylor Court Short Plat (LUA05-082). Council acceptance of said right-of-way should be completed prior to recording the deed with the short plat. STAFF RECOMMENDATION: Accept the additional right-of-way and authorize the Mayor and City Clerk to sign and record the Deed of Dedication. I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL 02m AGNBILL.doc CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: Sept 16,2008 Bob Mac Onie, Technical Services Sonja Fesser, Technical Services Carrie Olson, Plan Review x7235 TAYLOR COURT SHORT PLAT LUAOS-082-SHPL AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Letter of Compliance • Lot Closures • Short Plat Certificate • Deed of Dedication • Short Plat drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: _____________ ,'--_________ , Date: ____ _ Robert T Mac Onie, Jr. Sonja Fesser Cc: Yellow File I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL Olm PR-TS ReviewStartdoc DATE: TO: ROUTE TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM September 16, 2008 Rick Moreno, Plan Review Kayren Kittrick, Plan Review Carrie Olson, Plan Review TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Attachment included: Letter of Compliance, Deed of Dedication, Short Plat drawings Also provide the following information requested by Gregg Zimmermen as requirement of project closeout and signing of short plat mylars. Status Of: ~ &!m!I ~ Proiect Ns Comments As-Builts Cost Data Inventory Bill of Sale Easements (Water, Sewer, Utilities, Hydrant, etc.) Deed of Dedication Y.. Square Footage: 12,654 s.f. Restrictive Covenants Y.. Maintenance Bond Release Permit Bond Comments: Approval: ______________ , ___________ , Date: _____ _ Kayren Kittrick Rick Moreno Cc: Yellow File Denis Law, Mayor September 15, 2008 Joe Pruess Basic Ventures 18211 240th Ave SE Maple Valley, WA 98038 CITY F RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Changes Needed to Wetland Mitigation Plans Taylor Court SHPL-A, City File No. LUAOS-082 Dear Mr. Pruess: Thank you for submitting the preliminary wetland mitigation plan/monitoring proposal for the Taylor Court Short Plat (dated September 5, 2008). The Taylor Court project involves impacts to the buffer of a Category 2 wetland. This letter is sent in order to advise you ofthe changes needed to obtain approval of your final mitigation plans. General Changes Needed to Mitigation Plan Sheets Clearly Identify Tract Boundary on plan sheet: The entire outer perimeter of the Native Growth Protection Easement must be clearly depicted. Note the square footage of the off-site wetland and its Category. Legends: Please review the plan set to ensure all patterns and symbols (e.g. wetland symbols) are identified on the plan sheet in the legend. Dimensions: Depict the dimensions of the original buffer and the reduced buffer area. City Street Names: Please use City of Renton Street names (e.g. NE 37th Place) on the plan sheet. Ecology Block Wall Elevations: Please provide elevations or cross sections for the ecology block wall. Substitutions: On Sheet 2 of2 under the "Substitutions" section; the statement "substitutions ... will be allowed ifprior written approval is obtained by AOA and regulatory agencies ... " shall be revised to read "substitutions ... will be allowed ifprior written approval is obtained by AOA and the City of Renton ... ". -------1-0-55-· s-o-u-th-G-r-ad-y-W-a-Y---R-e-nt-on-,-W-a-sh-in-g-to-n-98-0-57-------~ ~ This oaoer contains 50% recvcled material, 30% post consumer AHEAD OF THE CURVE General Changes Needed to Mitigation Report Wetland Mitigation Success Criteria: Sheet 1 of2's "Goal, Objectives, and Perfonnance Standards for Enhancement" needs to establish the success criteria for each monitoring event (quarterly for the 1st year, annually thereafter). Also the perfonnance standard for "Objective A" us unclear; in which a standard of 15 % recolonized native species at construction approval is mixed with the Year 1 success standard; please clarify. More Information: Please provide moreinfonnation about the construction of the Ecology Block Wall. Including; what it is used for and why it is necessary. Finalization of Final Plat Information Needed on Final Plat Map: RMC Section 4-3-050G3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. If you haven't already done so, please clearly identify Tract A and all other critical areas as a Native Growth Protection Area on the Final Short Plat along with the wetland/stream type and category. If you have any questions feel free to contact me at (425) 430-7219. Sincerely, 1:::!~ Associate Planner cc: John Altmann, Altman Oliver Associates, LLC Tom Reddine, Baima & Holmberg Inc. 8.111-" I Carrie Olson -New Final Short Plat on F~~' Track -Taylor Court Short Plat From: To: Date: Subject: Hi Rocale, Laureen Nicolay Timmons, Rocale 09/12/200812:26:01 PM New Final Short Plat on Fast Track -Taylor Court Short Plat Jennifer assigned this to you because it has wetland issues. It is also on a VERY tight time frame as it expires Dec 6th. It also needs a portion of the deck/building demolished and it has documents that need to go all the way to the Council because of a dedication. We approved a buffer reduction contingent on increasing the plantings in the reduced buffer. However, they only have a wetland report so far and no mitigation plan or monitoring proposal yet ... Laureen Nicolay, Senior Planner City of Renton Development Services 1055 South Grady Way Renton WA 98057 Phone: (425) 430-7294 Fax: (425) 430-7231 Inicolay@ci.renton.wa.us cc: Henning, Jennifer; lilian, Jan; Olson, Carrie Page 11 We are sending you 0 attached No. Copies Description q :3 BAIMA & HOLMBERG INC. Letter of Transmittal Date: 94/08' Job No: If;:, '73-02-3 \ CL-~"L ~-+u"'L~ ~+-f~j ~.-l;~ j'iJ1.kIL-T p~ ~'\.lti:aL LuA 05·-0<22-o under separate cover via __________ _ THESE ARE TRANSMITTED as checked below: o for approval 0 approved as noted 0 approved as submitted 0 as requested copy to:---,fh~'::..lo!oo""~---------signed: t tllVn.'u. < t&.kL 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • Fax (425) 391-3055 VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS [:::~:l.l.~:·:/:[M'~~:~sEat~~~~~:.~mtfuUU:/[:[.ll[ [:\~~~~~:U'A:~m~[H·/.:·U.::~·:UU··:[f9#M~N!#<~~.~H·j[·l[:.[)/· Parking, Lot Coverage & Landscaping Analysis 4 RI~~)~@'~~~:(F.M1s.j.:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Postage4 r~~p.i?!i~tj~~:M~~tj~~:~~~~~~:~::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Public Works Approval Letter2 R~~~!#!~t~~!~~:P:~~:f:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Screening Detail 4 ~it~::P!~~:~:4~~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Street Profiles 2 1..J!iJlt.~""""""·-:-:-:-lf-:-:-:-:-:-:-:-"""""':-:-:-:-.,...,.f,:-:-:-:--:-:-:-:,..,...,..,.-:-:-:-:..,...,..,...,..,..,..,-:-:-:-:-:-:-:"-:-:-:-:..,...,..,...,..,..,..,..,...,..,...,..,..,..,..,...,j t.~i~:~~P'8h:¥.::p.!~i:¢~~!ft¢~t~::~:::::::::::::::::::::::::::::::::::::::::~:::::~::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Topography Map3 jf.~f.ti~:~tP.~Y::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::(;;$::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Tree Cutting/Land Clearing Plan 4 [7 .......... --, ........................ -............... " ...................................................................... . ~~~n::¢:eli~~r:D.~lg~:9Yer:!~y'::ijj~ti.t.C~f~~9it~::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Utilities Plan, Generalized 2 W~i~~::Mi~tiri~:?~:i:F.iri~J:4::::::::::::::::::::::::::::::::::::::::::: ::::~:::::::::::::::: :::::::::::::::~:::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Wetlands Mitigation Plan, Preliminary 4 iJJ.J w.e~j~~::R.~P'9!#D~I~~~~~~:~::::::::::::::::::::::::::::::::::::::::::::::::: :::::j~j:::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: 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 2. Public Works Plan Review Section PROJECT NAME: ~\ ... Coma: 3. Building Section DATE: 41 ()! 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 01/0612004 DEVELOPMENT SERVICES DIVISIOtl WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS >::::H::t1~R:·rll£~r3.~~lmlI'ftt·:./:::..~~:: ::··~:4~T;/ :.m~~f'S·;~j:/[:·CC·:Y:·C§§~~~NI#<:/:/:·::[2/:)[ Calculations 1 :c.~i~re.~:M#p.~:i.9f::t.),i#.i.~Y::~::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Construction Mitigation Description 2 AND 4 :t¥.n~!tY.:W9rk#~~~~:;::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Drainage Control Plan 2 :i¥iiih~9~:R¢p.~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 :$.~y'~f9~~~~~1:9~~C~!j~t:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: EXisting Covenants (Recorded Copy) 4 . ...:.'4 :E~i~t'Dg:~~~~~~~::(:R~~~~~~~:¢9P'yj:f:::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Flood Hazard Data 4 )Q.0 :F.iQ()r:p~B~:~:~~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Geotechnical Reporl2 AND 3 :$.ra~in~(~i~~;::¢#i~~pt~~(~:::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Grading Plan, Detailed 2 {)j/ :~~~lt~fp~ta::R#'?K~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::r~:::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: King County Assessor's Map Indicating Site4 :~~@~#'p'iii~:fl~~;::¢~h~~~tY~i:~::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Legal Description 4 )j~f~($.~t~6~~~lii~::F.t:9~:p~ii~t.#/::::::::::::>:::::::?S :::':~::6>{»::: ::::::::::::::::::::::»::: ::::::::~i:~~::::~i:~\~/::>:::::::::::«:::::> Mailing Labels for Property Owners 4 /rJ'4~ j U.J :M~~:~i:~~i~~ii~::s.,~:~~ji!8~$\:::::::::::::::::::::::::::::::::::~:::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Master Application Form 4 :M9~~iT:i¢~~:¢~f~~i~~:~:~9~~~~~tf~::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: ~~or(P~ 3. Building Section DATE: ____________________ __ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 01/06/2004 DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. =t3 113 square feet :; 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: , ~, 'IB square feet ____ square feet ____ square feet 2. t 3 , q!? square feet ,C2 3. 0q OZS square feet acres 5. S units/lots 6. Divide line 5 by line 4 for net density: 6. fo. 5"2.-= 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. Q:\ WEB\PW\DEVSERV\Forms\Pianning\density.doc Last updated: 1110812004 1 TO: cc: Basic Ventures 18211 -240th Ave. S.E. Maple Valley, WA 98038 Attn: Jacki Pruss Ref.# TAYLOR Baima & Holmberg 100 Front St. S. Isaaquah, WA 98037 Attn: Cam Ref.# 1673023 ~ PACfr1C NORTHWEST Tm./<; Comparw of WOIIhington. Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #3 OF SHORT PLAT CERTIFICATE PNWT Order Number: 588177 Seller: N/A Buyer/Borrower: Taylor The following matters affect the property covered by this order: • A Full Update of the Short Plat Certificate from July 21, 2008 through August 19, 2008 at 8:00 a.m. has disclosed the following: • Supplemental 1 is hereby incorporated. • Nothing new of record • There has been no change in the title to the property covered by this order since July 21, 2008, EXCEPT the matters noted hereinabove. Dated as of July 24, 2008 at 8:00 a.m. JMB PACIFIC NORTHWEST TITLE COMPANY By: Curtis Goodman Title Officer Phone Number: 206-343-1327 TO: cc: Basic 18211 Maple Attn: Ref.# Ventures 240th Avenue S.E. Valley, WA 98038 Jacki Pruss TAYLOR/BASIC VENTURES, Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 INC. ~ PACIFIC NORTHWEST TITLE- Comparw of Washinpn, 1nc 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #3 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. The following matters affect the property covered by this order: • The following paragraph has been amended to read as follows: 8. Our inspection on March 28, 2005 disclosed that subject property is improved. The easement described in Schedule A is obstructed by fencing and landscaping appurtenant to the westerly adjoiner. • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 31, 2005 at 8:00 a.m. ao PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer Phone Number: 206-343-1353 TO: cc: Basic 18211 Maple Attn: Ref.# Ventures 240th Avenue S.E. Valley, WA 98038 Jacki Pruss TAYLOR/BASIC VENTURES, Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 INC. ~ PACIFIC NOKfHWEST Trr!.E Compa.'1Y of Wuhington, Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #2 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. The following matters affect the property covered by this order: • The following paragraph(s) of our preliminary commitment has/have been eliminated: 4 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 25, 2005 at 8:00 a.m. MB PACIFIC NORTHWEST TITLE COMPANY By: 'Dave Maddux Title Officer Phone Number: 206-343-1353 TO: cc: Basic Ventures 18211 -240th Ave. S.E. Maple Valley, WA 98038 Attn: Jacki Pruss Ref.# TAYLOR Baima & Holmberg 100 Front St. S. Isaaquah, WA 98037 Attn: Cam Ref.# 1673023 ~ PACIFIC NORTHWEST TITLE CompallY ofWuhington, loc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 OF SHORT PLAT CERTIFICATE PNWT Order Number: 588177 Seller: N/A Buyer/Borrower: Taylor The following matters affect the property covered by this order: • A Full Update of the Short Plat Certificate from March 21, 2005 through June 14, 2005 at 8:00 a.m. has disclosed the following: • No changes. • There has been no change in the title to the property covered by this order since March 21, 2005, EXCEPT the matters noted hereinabove. Dated as of June 17, 2005 at 8:00 a.m. ao PACIFIC NORTHWEST TITLE COMPANY By: Mike Sharkey Title Officer Phone Number: 206-343-1327 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Dave Maddux (davemaddux@pnwt.com) Senior Title Officer, Pete Harper (peteharper@pnwt.com) Assistant Title Officer, Rose Sargent (rosesargent@pnwt.com) Title Assistant, Michelle Brown (michellebroWTI@pnwt.com) Unit No. 4 Basic Ventures FAX No. (206) 343-8402 Telephone Number (206)343-1353 18211 240th Avenue S.E. Maple Valley, WA 98038 Attention: Jacki Pruss Title Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. A. L. T. A. COMMITMENT SCHEDULE A Effective Date: March 21, 2005, at 8:00 a.m. 1. Policy(ies) to be issued: Amount A.ALTA Owner's Policy Standard (X) Extended ( ) Premium Tax (8.8%) RESIDENTIAL DISCOUNT RATE Proposed Insured: BASIC VENTURES, INC. B. ALTA Loan Policy Standard ( ) Extended (X) Amount: Premium Tax (8.8%) Proposed Insured: APPROPRIATE LENDER $ $ $ 830,000.00 1,516.00 133.41 TO BE AGREED UPON 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: KENNETH R. TAYLOR, as his separate estate (NOTE: SEE SPECIAL EXCEPTION NUMBER 5 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT(S) TO BE INSURED) . 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, page 2, attached. A.L.T.A. COMMITMENT SCHEDULE A Page 2 Order No. 589825 The land referred to in this commitment is situated in the State of Washington, and described as follows: Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington; EXCEPT that portion thereof conveyed to King County for road under King County Recording Number 1626457 on June 5, 1922; TOGETHER WITH an easement for ingress and egress for utility purposes over south 10.00 feet of Lot 7, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington. 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. of Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, V16/P18 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 589825 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. 589825 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 SPECIAL EXCEPTIONS (continued): Order No. 589825 1. COVENANT TO ANNEX TO THE CITY OF RENTON AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: March 27, 1989 8903270332 2. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: King County Water District No. 107, and Kenneth Taylor and Catherine Taylor March 30, 1989 8903300453 Temporary water service agreement 3. 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: 2005 334570-0205-06 2152 CURRENT ASSESSED VALUE: Land: $172,000.00 Improvements: $226,000.00 AMOUNT BILLED GENERAL TAXES: $4,742.74 SPECIAL DISTRICT: $1.68 $5.00 TOTAL BILLED: $4,749.42 4. LIEN: CLAIMED BY THE STATE OF WASHINGTON, DEPARTMENT OF: AGAINST: IN AMOUNT OF: RECORDED: RECORDING NUMBER: PAID: $2,374.71 TOTAL DUE: $2,374.71 Social and Health Services Kenneth Taylor $1,340.25 (and interest) March 2, 2000 20000302000121 NOTE: The lien of said matter depends upon the identity of the debtor with Kenneth R. Taylor. (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 4 Order No. 589825 5. QUESTION OF THE EXISTENCE OF AN "AUTOMATIC HOMESTEAD": If the subject property is, or will be, the residence of a marital community, even though the interest therein may be intended to be the separate property of either spouse, execution of the proposed encumbrance, conveyance or contract to convey must be by both husband and wife, pursuant to R.C.W. 6.13, which provides for an "automatic homestead", and R.C.W. 26.16.030. 6. Until the amount of the loan 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. 7. 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%. 8. Matters relating to ALTA Extended Policy coverage and/or Homeowners Endorsement coverage: The results of our inspection will be furnished by supplemental report. NOTE 1: The records of King County and/or our inspection indicate that the address of the improvement located on said land is: 3711 Monterey Place Northeast Renton, Washington 98056. NOTE 2: A search of the records has disclosed nothing derogatory against Basic Ventures, Inc. (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 5 Order No. 589825 NOTE 3: 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 prop~rty was examined by: Rob E. Chelton Any inquiries should be directed to one of the title officers set forth in Schedule A. CC: Escrow Network/Bellevue Executive House/Seattle SLM/8812190710/9609030142 Basic Ventures 18211 240th Avenue S.E. Maple Valley, WA 98038 Attention: Jacki Pruss Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy 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. Dave Maddux Senior Title Officer Unit No. 4 March 25, 2005 Escrow Network 919 -124th Avenue Northeast, #207 Bellevue, Washington 98005 Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy 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. Dave Maddux Senior Title Officer Unit No. 4 March 25, 2005 Executive House 7517 Greenwood Avenue North Seattle, Washington 98103 Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy 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. Dave Maddux Senior Title Officer Unit No. 4 • C.D. Hillman's Seattle #7 Garden of Eden to 16/18 .,0;' '" ,I:> 0 ~~ 11693 ... 0118 Ill, '() ,0; ~. ,,1;;10620' ) 019S o '" 57~ o/6z. PACIFIC NORTHWEST TITLE Company of Washington, Inc. I 1-= ,:-,_: ;,..' ~;'';';:'---'-I:'" Order No. 589825 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 PERSONAL INFORMATION AFFIDAVIT Order No. 589825 This Affidavit, for the confidential use of Pacific Northwest Title Company, will assist in determining whether certain matters of record affect the title under consideration, or whether they relate to other persons whose names are similar to those of the owner or former owners. Please draw a line through alternate statements which do not apply. certifies, avows and affirmatively represents (full/complete name -no initials, please) that (he, she) is the of the premises (seller, buyer, borrower) described in the above order: Affiant's SS # Spouse's SS # That Affiant is years of age and 1. 2. 3. has never been married. the widow of married to said marriage having taken place in (year) and whose maiden name was (see No. 1 below) IF ADDITIONAL SPACE IS REQUIRED, PLEASE USE BACK OF THIS AFFIDAVIT FORM. Affiant further states that Affiant: 1. HAS NEVER BEEN A PARTY TO A DIVORCE PROCEEDING OR Was divorced from in in year Case#-County-State 2 . HAS NEVER BEEN KNOWN BY ANY OTHER NAME OR Changed name from in in year Case#-County-State 3. HAS NEVER BEEN ADJUDGED A BANKRUPT OR Was adjudged a bankrupt in Case No. And Affiant further states: in year 4. THAT THERE ARE NO UNSATISFIED OR UNRELEASED JUDGMENTS, DECREES OR LIENS OF RECORD IN THE COUNTY IN WHICH THE AFORESAID PREMISES ARE LOCATED AGAINST AFFIANT OR Affiant is a party to the following cases: Case Number & Court Plaintiff Defendant Date of Jdgmt (continued) Amount PERSONAL INFORMATION AFFIDAVIT (continued) Order No. 589825 5. THAT IN THE LAST 10 YEARS, AFFIANT HAS RESIDED AT THE FOLLOWING ADDRESSES AND NONE OTHER: From (Date) To (Date) Street # City State 6. THAT IN THE LAST 10 YEARS, AFFIANT HAS HAD THE FOLLOWING OCCUPATIONS AND BUSINESS ADDRESSES AND NONE OTHER: From (Date) To (Date) Occupation Employer/Place of Business 7. Further that Affiant makes this affidavit for the purpose of inducing Pacific Northwest Title Company to represent that the title under consideration is not affected by any judgments, decrees, bankruptcy, divorce, change of name proceedings, Federal and State tax liens, against persons whose names are the same as Affiant or similar thereto. Signature of Affiant: Date: TO: cc: Basic 18211 Maple Attn: Ref.# Ventures 240th Avenue S.E. Valley, WA 98038 Jacki Pruss TAYLOR/BASIC VENTURES, Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 INC. ~ PACIFIC NORTHWEST Trrill Company or Wuhington, Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 The following matters affect the property covered by this order: • The following has been added as paragraph 9: 9. A Lien on the herein described property imposed by order or decree entered on date shown below in King County Superior Court Cause Number herein noted being an action for dissolution of marriage between the parties as noted. CAUSE NUMBER: PETITIONER: RESPONDENT: LIEN IN FAVOR OF: ENTERED ON: AMOUNT: 96-3-06628-5 Kenneth R. Taylor Catherine A. Taylor Catherine Al Taylor January 15, 1997 $150,000.00, plus interest and other amounts which may have been imposed WARNING: THIS AMOUNT IS NOT TO BE USED AS A BASIS FOR CLOSING ANY SALE OR LOAN TRANSACTION. THE AMOUNT NOW OWING AND THE REQUIREMENTS TO OBTAIN A SATISFACTION OR RELEASE OF SAID JUDGMENT MUST BE OBTAINED FROM THE JUDGMENT CREDITOR OR THE ATTORNEY. (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 589825 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 25, 2005 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer Phone Number: 206-343-1353 parcel name: LOT 1 North: 194575.5186 Line Course: S 20-46-49 E North: 194528.5282 Curve Length: 40.01 Delta: 91-41-20 Chord: 35.87 Course In: S 69-13-11 w RP North: 194519.6585 End North: 194496.0336 Curve Length: 28.85 Delta: 20-55-27 Chord: 28.69 Course In: N 19-05-29 w RP North: 194570.6884 End North: 194491.7288 Line Course: N 88-10-02 w North: 194492.6838 Line Course: N 01-49-58 E North: 194577.1906 Line Course: S 88-11-29 E North: 194575.5213 TAYLOR COURT LOT CLOSURES. txt East: 1304914.6875 Length: 50.26 East : Radius: Tangent: Course: Course Out: East : East : Radius: Tangent: Course: Course Out: East East Length: 29.86 1304932.5190 25.00 25.75 S 25-03-51 W S 19-05-29 E 1304909.1453 1304917.3222 79.00 14.59 S 81-22-14 W S 01-49-58 W 1304891.4832 1304888.9566 East 1304859.1119 Length: 84.55 East 1304861.8160 Length: 52.89 East 1304914.6797 Perimeter: 286.42 Area: 5,491 sq. ft. 0.13 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error closure: 0.0083 Course: N 71-07-26 W Error North: 0.00269 East : -0.00786 precision 1: 34,508.43 Parcel name: LOT 2 North: 194577.1879 Line Course: 5 01-49-58 W North: 194492.6812 Line Course: N 88-10-02 W North: 194493.5057 Curve Length: 10.24 Delta: 23-28-08 chord: 10.17 Course In: N 01-49-58 E RP North: 194518.4929 End North: 194495.8911 Curve Length: 19.84 Delta: 22-43-51 chord: 19.71 Course In: S 25-18-06 W RP North: 194450.6876 End North: 194500.6373 Line Course: N 01-49-58 E North: 194578.9272 Line Course: S 88-11-29 E North: 194577.1914 East : 1304861.8213 Length: 84.55 East: 1304859.1172 Length: 25.78 East : Radius: Tangent: Course: Course Out: East : East : Radius: Tangent: Course: Course Out: East East Length: 78.33 1304833.3504 25.00 5.19 N 76-25-58 W S 25-18-06 W 1304834.1499 1304823.4653 50.00 10.05 N 76-03-50 W N 02-34-15 E 1304802.0961 1304804.3388 East 1304806.8440 Length: 55.00 East 1304861.8166 perimeter: 273.73 Area: 4,550 sq. ft. 0.10 acres page 1 TAYLOR COURT LOT CLOSURES. txt Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0058 Course: N 53-24-03 w Error North: 0.00347 East : -0.00467 precision 1: 47,196.55 parcel name: LOT 3 North: 194578.9237 Line Course: S 01-49-58 w North: 194500.6337 Curve Length: 33.49 Delta: 38-22-43 chord: 32.87 Course In: S 02-34-15 W RP North: 194450.6841 End North: 194491.2333 Line Course: N 35-48-28 W North: 194582.0635 Line Course: S 88-11-29 E North: 194578.9207 East : 1304806.8487 Length: 78.33 East: 1304804.3435 Radius: 50.00 Tangent: 17.40 Course: S 73-22-54 W course out: N 35-48-28 W East: 1304802.1008 East: 1304772.8474 Length: 112.00 East 1304707.3198 Length: 99.58 East 1304806.8502 perimeter: 323.40 Area: 5,577 sq.ft. 0.13 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0033 Course: S 26-43-45 E Error North: -0.00297 East : 0.00150 Precision 1: 98,000.00 Parcel name: LOT 4 North: 194582.0663 Line Course: S 35-48-28 E North: 194491.2360 Curve Length: 24.88 Delta: 28-30-26 chord: 24.62 Course In: S 35-48-28 E RP North: 194450.6868 End North: 194472.3580 Line Course: N 64-18-54 W North: 194517.4080 Line Course: N 01-40-07 E North: 194583.3900 Line Course: S 88-11-29 E North: 194582.0628 East: 1304707.3204 Length: 112.00 East: 1304772.8480 Radius: 50.00 Tangent: 12.70 Course: S 39-56-19 W course out: N 64-18-54 W East : 1304802.1013 East: 1304757.0418 Length: 103.94 East 1304663.3721 Length: 66.01 East 1304665.2942 Length: 42.05 East 1304707.3233 Perimeter: 348.88 Area: 6,717 sq. ft. 0.15 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error closure: 0.0045 Course: S 39-57-36 E Error North: -0.00344 East : 0.00288 precision 1: 77,528.89 page 2 Parcel name: LOT 5 North: 194517.4073 Line Course: S 64-18-54 E North: 194472.3573 Curve Length: 32.31 Delta: 37-01-37 chord: 31. 75 Course In: S 64-18-54 E RP North: 194450.6862 End North: 194440.8530 Line Course: S 78-39-29 W North: 194422.3036 Line Course: N 01-40-07 E North: 194517.4033 TAYLOR COURT LOT CLOSURES. txt East: 1304663.3734 Length: 103.94 East : Radius: Tangent: Course: Course Out: East East Length: 94.32 1304757.0431 50.00 16.74 S 07-10-18 W S 78-39-29 W 1304802.1027 1304753.0791 East 1304660.6011 Length: 95.14 East 1304663.3715 perimeter: 325.71 Area: 5,881 sq. ft. 0.14 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error closure: 0.0045 Course: S 25-43-26 W Error North: -0.00405 East : -0.00195 precision 1: 72,380.00 Parcel name: LOT 6 North: 194422.3048 Line Course: N 78-39-29 E North: 194440.8542 Curve Length: 41.69 Delta: 47-46-39 chord: 40.50 Course In: N 78-39-29 E RP North: 194450.6874 End North: 194407.7754 Line Course: S 30-52-50 W North: 194326.5173 Line Course: N 88-09-15 W North: 194328.7721 Line Course: N 01-40-07 E North: 194422.3124 East: 1304660.6031 Length: 94.32 East : Radius: Tangent: Course: Course Out: East East Length: 94.68 1304753.0812 50.00 22.15 S 35-13-50 E S 30-52-50 W 1304802.1047 1304776.4422 East 1304727.8477 Length: 70.00 East 1304657.8840 Length: 93.58 East 1304660.6089 perimeter: 394.27 Area: 9,964 sq. ft. 0.23 acres Mapcheck closure -(uses listed courses, radii, and deltas) Error closure: 0.0095 Course: N 37-32-41 E Error North: 0.00755 East : 0.00580 precision 1: 41,502.11 Parcel name: LOT 7 North: 194407.7748 Line Course: S 30-52-50 W North: 194326.5168 Line Course: S 88-09-15 E North: 194323.4758 Line Course: N 01-50-45 E North: 194406.1729 East : 1304776.4384 Length: 94.68 East 1304727.8439 Length: 94.41 East 1304822.2049 Length: 82.74 East 1304824.8700 page 3 Curve Length: 50.59 Delta: 57-58-23 chord: 48.46 course In: N 27-05-33 w RP North: 194450.6865 End North: 194407.7745 Line Course: N 56-03-23 w North: 194407.7745 TAYLOR COURT LOT CLOSURES. txt Radius: 50.00 Tangent: 27.70 Course: N 88-06-22 w Course out: S 30-52-50 w East 1304802.0986 East 1304776.4361 Length: 0.00 East 1304776.4361 perimeter: 322.43 Area: 5,708 sq. ft. 0.13 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0024 Course: S 82-07-29 w Error North: -0.00032 East : -0.00234 precision 1: 134,341.67 parcel name: LOT 8 North: 194406.1732 Line Course: S 01-50-45 w North: 194323.4761 Line Course: S 88-09-15 E North: 194319.8161 Line Course: N 24-40-57 W North: 194450.1235 Line Course: N 88-10-02 W North: 194450.2019 Curve Length: 31.41 Delta: 71-58-39 Chord: 29.38 Course In: S 01-49-58 W RP North: 194425.2147 End North: 194433.7058 Curve Length: 37.57 Delta: 43-03-08 Chord: 36.69 Course In: N 70-08-41 W RP North: 194450.6881 End North: 194406.1745 Line Course: N 62-59-45 E North: 194406.1745 East : 1304824.8725 Length: 82.74 East: 1304822.2074 Length: 113.63 East: 1304935.7785 Length: 143.41 East: 1304875.8920 Length: 2.45 East : Radius: Tangent: Course: Course Out: East : East : Radius: Tangent: Course: Course Out: East East Length: 0.00 1304873.4432 25.00 18.16 S 55-50-38 W N 70-08-41 W 1304872 . 6436 1304849.1298 50.00 19.72 S 41-22-53 W S 27-05-33 E 1304802.1021 1304824.8736 East 1304824.8736 Perimeter: 411.21 Area: 9,541 sq.ft. 0.22 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error closure: 0.0016 Course: N 39-08-16 E Error North: 0.00127 East : 0.00103 precision 1: 257,006.25 Parcel name: LOT 9 North: 194450.1223 Line Course: S 24-40-57 E North: 194319.8149 Line Course: S 88-09-15 E North: 194319.1549 Line Course: N 01-37-42 E East: 1304875.8898 Length: 143.41 East: 1304935.7764 Length: 20.49 East : 1304956.2557 Length: 131.67 page 4 North: 194450.7717 curve Length: 29.18 Delta: 66-52-45 chord: 27.55 Course In: S 46-43-22 w RP North: 194433.6335 End North: 194457.1024 Curve Length: 46.44 Delta: 21-59-21 chord: 46.15 Course In: N 20-09-23 W RP North: 194570.6918 End North: 194449.7537 Line Course: N 88-10-02 W North: 194450.1289 TAYLOR COURT LOT CLOSURES. txt East : 1304959.9972 Radius: 25.00 Tangent: 16.51 Course: N 76-43-01 W Course out: N 20-09-23 W East: 1304941.7961 East: 1304933.1815 Radi us: 121. 00 Tangent: 23.51 Course: S 80-50-17 W Course out: S 01-49-58 W East 1304891.4869 East 1304887.6170 Length: 11. 73 East 1304875.8930 Perimeter: 382.91 Area: 7,080 sq.ft. 0.16 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0073 Course: N 25-51-39 E Error North: 0.00653 East : 0.00317 precision 1: 52,454.79 parcel name: ROAD A North: 194496.0304 East 1304917.3233 Curve Len~th: 40.01 Radius: 25.00 De ta: 91-41-20 Tangent: 25.75 Chord: 35.87 Course: N 25-03-51 E Course In: N 19-05-29 W Course out: N 69-13-11 E RP North: 194519.6554 East 1304909.1464 End North: 194528.5250 East 1304932.5201 Line Course: S 20-46-49 E Length: 77 .84 North: 194455.7487 East 1304960.1366 Line Course: S 01-37-42 W Length: 4.98 North: 194450.7707 East 1304959.9951 Curve Len~th: 29.18 Radius: 25.00 De ta: 66-52-45 Tangent: 16.51 Chord: 27.55 Course: N 76-43-01 W Course In: S 46-43-22 W Course out: N 20-09-23 W RP North: 194433.6325 East . 1304941.7939 . End North: 194457.1013 East 1304933.1794 Curve Len~th: 46.44 Radius: 121. 00 De ta: 21-59-21 Tangent: 23.51 Chord: 46.15 Course: S 80-50-17 W Course In: N 20-09-23 W Course out: S 01-49-58 W RP North: 194570.6908 East 1304891.4847 End North: 194449.7527 East 1304887.6148 Line Course: N 88-10-02 W Length: 11.73 North: 194450.1278 East 1304875.8908 Line Course: N 88-10-02 W Length: 2.45 North: 194450.2062 East 1304873.4421 Curve Len~th: 31.41 Radius: 25.00 De ta: 71-58-39 Tangent: 18.16 Chord: 29.38 Course: S 55-50-38 W Course In: S 01-49-58 W Course out: N 70-08-41 W RP North: 194425.2190 East 1304872.6425 End North: 194433.7101 East 1304849.1287 Curve Len~th: 37.57 Radius: 50.00 De ta: 43-03-08 Tangent: 19.72 page 5 chord: 36.69 Course In: N 70-08-41 W RP North: 194450.6924 End North: 194406.1788 curve Length: 50.59 Delta: 57-58-23 chord: 48.46 Course In: N 27-05-33 W RP North: 194450.6924 End North: 194407.7804 Curve Length: 41.69 Delta: 47-46-39 chord: 40.50 course In: N 30-52-50 E RP North: 194450.6924 End North: 194440.8592 Curve Length: 32.31 Delta: 37-01-37 chord: 31. 75 course In: N 78-39-29 E RP North: 194450.6924 End North: 194472.3635 Curve Length: 24.88 Delta: 28-30-26 chord: 24.62 Course In: S 64-18-54 E RP North: 194450.6924 End North: 194491.2416 curve Length: 33.49 Delta: 38-22-43 chord: 32.87 Course In: S 35-48-28 E RP North: 194450.6924 End North: 194500.6421 Curve Length: 19.84 Delta: 22-43-51 chord: 19.71 Course In: S 02-34-15 W RP North: 194450.6924 End North: 194495.8959 Curve Length: 10.24 Delta: 23-28-08 chord: 10.17 Course In: N 25-18-06 E RP North: 194518.4976 End North: 194493.5104 Line course: S 88-10-02 E North: 194492.6859 Line Course: S 88-10-02 E North: 194491.7309 Curve Length: 28.85 Delta: 20-55-27 chord: 28.69 course In: N 01-49-58 E RP North: 194570.6905 End North: 194496.0357 TAYLOR COURT LOT CLOSURES. txt Course: Course out: East : East Radius: Tangent: Course: Course Out: East : East . Radius: Tangent: Course: Course Out: East East Radius: Tangent: Course: Course Out: East : East Radius: Tangent: Course: Course Out: East East Radius: Tangent: Course: Course Out: East East Radius: Tangent: Course: Course Out: East East Radius: Tangent: Course: Course Out: East East Length: 25.78 East Length: 29.86 East Radius: Tangent: course: Course Out: East East . S 41-22-53 W S 27-05-33 E 1304802.1010 1304824.8724 50.00 27.70 N 88-06-22 W S 30-52-50 W 1304802 . 1010 1304776.4385 50.00 22.15 N 35-13-50 W S 78-39-29 W 1304802.1010 1304753.0775 50.00 16.74 N 07-10-18 E N 64-18-54 W 1304802.1010 1304757.0415 50.00 12.70 N 39-56-19 E N 35-48-28 W 1304802.1010 1304772.8476 50.00 17.40 N 73-22-54 E N 02-34-15 E 1304802.1010 1304804.3437 50.00 10.05 S 76-03-50 E N 25-18-06 E 1304802.1010 1304823.4702 25.00 5.19 S 76-25-58 E S 01-49-58 W 1304834.1548 1304833.3553 1304859.1221 1304888.9668 79.00 14.59 N 81-22-14 E S 19-05-29 E 1304891.4934 1304917.3324 perimeter: 579.13 Area: 12,654 sq. ft. 0.29 acres Mapcheck closure -(uses listed courses, radii, and deltas) Error closure: 0.0105 Course: N 60-04-29 E Error North: 0.00523 East 0.00909 Precision 1: 55,156.19 page 6 TAYLOR COURT LOT CLOSURES. txt parcel name: TOTAL PARCEL North: 194575.5186 East . 1304914.6875 Line course: S 20-46-49 E Length: 128.10 North: 194455.7518 East . 1304960.1355 Line course: S 01-37-42 w Length: 136.65 North: 194319.1570 East : 1304956.2525 Line Course: N 88-09-15 w Length: 298.53 North: 194328.7727 East 1304657.8774 Line Course: N 01-40-07 E Length: 254.73 North: 194583.3947 East 1304665.2948 Line Course: S 88-11-29 E Length: 249.52 North: 194575.5196 East 1304914.6905 Perimeter: 1067.53 Area: 73,163 sq.ft. 1.68 acres Mapcheck Closure -(uses listed courses, radii, and deltas) Error Closure: 0.0031 Course: N 71-18-44 E Error North: 0.00099 East: 0.00293 precision 1: 344,364.52 page 7 The Short Plat Conditions were addressed as follows: 1. The home on Proposed Lot 8 shall be altered to provide a conforming rear yard. A note was added to the Final Short Plat Map stating this condition. 2. The applicant shall obtain a demolition permit and complete all inspections and approvals for the existing garage and accessory building located on the property prior to the recording of the final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. The required demolition permit will be completed prior to recording-the construction work has not progressed to this point. 3. The applicant shall pay the appropriate Transportation Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. The developer will pay this fee prior to recording. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. The developer will pay this fee prior to recording. 5. The applicant shall pay the appropriate Parks Mitigation Fee equal to $530.76 per new single family lot. Credit given for one existing residence. The fee shall be paid prior to the recording ofthe short plat. The developer will pay this fee prior to recording. 6. The short plat shall be required to comply with the Department of Ecology's (DOE) erosion and sediment control requirements in Volume II of the 2001 Stormwater Management Manual. The approved engineering plan provides for the required erosion and sediment control requirements. 7. A maintenance agreement or homeowner's association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. The agreement shall be placed on the face of the final short plat. The short plat map outlines maintenance responsibilities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. 8. The establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shall be placed on the face ofthe plat designating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots 5 and 6 indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. The Native Growth Protection Area is detailed on the short plat map. A Wetland Mitigation Plan has been prepared and submitted for approval, which includes signs to be posted along the adjacent wall. Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 CITY :IF RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Expiration period for the Taylor Court Short Plat City of Renton File LUAOS-082 Dear Mr. Redding: This letter is to inform you of the expiration period for the Taylor Court Short Plat. The City of Renton's Hearing Examiner approved the above referenced short plat on December 6, 200S. This approval is ordinarily good for two years only. However, pursuant to Section 4-7-070M of the Renton Subdivision Regulations, you may request one (1) one-year extension from the Planning Division .. Our records indicate a Dne-year extension was granted on December 3, 2007 extending the expiration period to ~cember 6,2008. Unfc;>rtunately, nO further extensions of the filing deadline are possible. Your short plat mylar must be. recorded priorto the expiration date, otherwise the short plat approval will become null and void and you will need to resubmit all application materials. As you know, the conditions of approval outlined in the Hearing Examiner's decision dated December 6, 200S must be satisfied before the short plat can be recorded. 'The' enclosed handout, titled "Short Plat Recording," provides detailed information for the short plat recording process. If you have any further questions, please feel free to contact me at (42S}430-7282. For questions regarding the recording process for the short plat, as well' as for submitting revised plans,you may contact Carrie Olson at (42S) 430..;723S. Sincerely, ~/j.~ ~~Tucker Planning Secretary Enclosure cc: City of Renton File LUA05 c082 Jan Illian, City of Renton Carrie Olson, City of Renton Kenneth R. Taylor, Owner ----~-------lO-5-5-S0-u-ili-G-r-ad-y-w-a-y--~R-~-ro-n-,w--~~h-m-~-on--9-80-5-7--~------~~ * Ttii~ paperco~tains 50% ~cIed material, 30% post consumer' AHEAD OF THE CURVE Kathy Keolker,Mayor Mr. Tom Redding Baima & Holmberg Inc. 100 Front Street South Issaquah, WA 98027-3817 VIA Facsimile: (425) 391-3055 CITY. JF· RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: TAYLOR COURT SHORT PLAT (LUA05-082) Dear Mr. Redding, This office has reviewed your request (November 7, 2007) to extend an approved short plat (File No. LUA05-082) pursuant to RMC 4"7-070M. Specifically, the municipal code allows the original approving body to issue a single one (1) year extension. As the decision was issued on December 6, 2005, your request of November 7th was timely. Further, you note in your correspondence that the final short plat design has been approved and th~ owner is working to obtain permits for construction of the site infr~structure. Therefore, your request is reasonable. . . . YOU should be aware this office is empowered to issue only one such extension. If the final short plat approval is not completed by December 6, 2008 it will expire and cannot be extended again. There~ore, yourshort plat extension request is approved. The short plat will expire on December 6,2008. . Please feel free to contact me at (425) 430-7286 should you have any further questions or comments regarding this extension. Sincerely, ~~imt4~. Jennifer Toth Henning, AICP Current Planning Manager cc: Neil Watts, Development Services Director Carrie Olson Project File ------1-,O-55-S-0-u-th-a-ra-d-y-W-a-y-.-R-en-to-n-, W-as-hm-' -gt-on-98-0~5-7------~ ~ Thi~ oaoet contains 50010 recvcled material. 30% Dost consumer AHEAD OF THE CURVE NOV{Mt\ e.{ Dp./mbe 7, 2007 7~"~' I· ! Jennifer . enning City of R Iton 1055 Sou Grady Way Renton, A 98055 FAX NO. BAIMA & HOLMBERG INC~ RE: Ta lor Court Short Plat-LUAOS-fJ82 Re lle:rt for Short Plat Extellsim, -Nov. 07 2007 09:34AM P2 Please con ider this letter a request for a one-year extension to the Taylor Court prelimin short plat approval. I understand that the project is due to expire on or about Dec mber 5,2007. The engineering plans have approved and the project will be under C l1struction sometime this winter or next spring depending on weather, so the project cannot be fully constructed nor can the final short plat be recorded by the expiration ate. If the extension is granted, the project can be completed and recorded b December 2008. Please call me at 425-392-0250 or email meattom@baimaholmoorg.comifyou have quest ()Us or need additional information. Very t.ruly ours, BAIMA & HOLMBERG, INC. I Y!\ 1600\)6n-91]\DBCdhlC Ilf\l,ofteu\1entllfcr-ffcmntJtJt.doc niiTLI • ICCIII"\IIIIU • \AfAoun .. ""'T,.. .. 1 1 .. __ \ _ ..... ____ _ STATE OF WASHINGTON, COUNTY OF KING} AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being frrst duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly 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 bi-weekly newspaper in King County, Washington. The Renton Reporter 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 Renton Reporter (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 August 11, 2007. The full amount of the fee charged for said foregoing publication is the sum of$100.80. ~~ #~'-'<J tillda M. Mills Legal Advertising Representative, Renton Reporter \ 'to \ \ \'" ~' 11111 Subscribed and sworn to me this 10th day of September, 2~"'" '0 C:.~ ... !.~t./;//, , ~ <Q ( •• ·;S5\ON ~ ••• ~-:, !3J) (};;rJ];tzLtl?7 :: .. ~~ ~...-:. _·0 ~., .....:CJ cp." B D C I = : NOTARY : -ante on -(r) : I?UBI.IC : .2 = Notary Public for the State of Washington, Residing in~q\ii.Washmgton f 0 .: b "rA·· .'J..;.:: P. O. Num er: -::;, L\. -• .o3/,0 ""a ••• rA. .;:-"" " 1/Zv •• ~'J ... ~" 0 .......... ~,-, J,,; f:' WAS'0 "" IIII,nO\\\\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has iS8ued a Derennination of Non-Significance for the following project under the authority of the Renton Municipal Code. Taylor Court Short Plat Environmental Review LUA05-082, SHPL-H, ECF Location: 3711 Monterey Place NE. Environmental (SEPA) Review for the Taylor C',ourt Short Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre ofland. Appeals of the environmental derermination must be filed in writing on or before 5:00 PM on August 27, 2007. 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 98057 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. Published in the Renton Reporter August 11,2007. #863911. Taylor Court Sho 'lat Conditions of Development (Su ary) LUAOS-082 Project Condition Source of When Compliance Party Responsible Notes Condition is Required The home on Proposed Hearing Prior to final plat Applicant Lot 8 shall be altered to Examiner recording and provide a conforming rear Condition Building Permit yard. Review/construction A demolition permit shall Hearing Prior to final short Applicant be obtained and all Examiner plat recording required inspections shall Condition be completed. Pay Transportation Hearing Prior to final short Applicant $5,742 Mitigation Fee Examiner plat recording Condition Pay Fire Mitigation Fees Hearing Prior to final short Applicant $3,904 Examiner plat recording Condition Pay Parks Mitigation Hearing Prior to final short Applicant $4,246.08 Fees Examiner plat recording Condition Erosion Control shall Hearing Prior to final short Applicant comply with the Examiner plat recording Department of Ecology's Condition requirements A Homeowner's Hearing Prior to final short Applicant Association or Examiner plat recording maintenance agreement Condition shall be created. An NGPE shall be Hearing Prior to final short Applicant recorded over the critical Examiner plat recording areas and associated Condition buffers and shall be signed and fenced appropriately. Haul hours are limited Code During Construction ApplicanU from 8:30 am to 3:30 pm Contractor/Bu ilder Monday through Friday Within 30 days of Code During Project ApplicanU completion of grading Construction Contractor/Bu ilder work the applicant shall hydroseed or plant appropriate vegetation. Construction hours are Code During Project ApplicanU from 7:00 am to 8:00 pm Construction Contractor/Bu ilder Monday through Friday and 9:00 am to 8:00 pm on Saturday and no work is allowed on Sundays. CITY ,OF RENTON Planning/BuildinglPublic Works Department ~regg Zimmerman P.E., Administrator August 28, 2007 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 SUBJECT: 'taylor Court Short Plat Environmental Review LUA05-082, SHPL-H, ECF Dear Mr. Redding: , This letter is to inform you that the appealperiod'ended August 27, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance for the above-referenced project. No appeals were fiied on theERC determInation, therefore, this deci$ion is final and application for t?e appropriatel~ req~iredp~~ts maY,pr?ceed. The appli~ant, must. comply with ~ll ERC' AdVISOry Notes outlIned m the Repor(8G DecIsIOn dated August 6, 20Q7. . If you have any questions, please feel tree to contact me ate 425) 430-7219. For the Environmental Review Committee, . , 4JJ f( i2u" " t1jm K. Ding , Senior Planner,' .. ",;,', Enclosure cc: Kenneth R. Taylor / Owner " . Paul Glasser, MarkZamalloa; GregoryYabn, Joe Pruss, Marc ogren, Tri Delt; Inc., Richardlaslowski,; Sherry Tyler, Wayne & Bobbee Rattray, Mark Sterrett,Kris Nielsen / Parties of Record --~~------I-O-55--S0~U-~-G-rad-,-y-w~a-y-~-R~en-ro-n-,w--M-h-in-gt~on--98-0-5-7------------~ * This paper cofltains 50% recYcled malerial; 30%pos! c;onsUl:;'~r . AHEAD OF. THE CU,RVE ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Taylor Court Short Plat Environmental Review PROJECT NUMBER: LUA05-082, SHPL-H, ECF LOCATION: 3711 Monterey Place NE DESCRIPTION: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. 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 August 27, 2007. 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 98057. 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 THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. ,,' 1 • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of August, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determinaton documents. This information was sent to: Name Representing Agencies See Attached Tom Redding, Baima & Holmberg, Inc. Contact Joe Pruss, Basic Ventures, Inc. Applicant Paul Glasser POR Mark Zamalloa POR Gregory Yahn POR Marc Ogren POR Tri Delt, Inc. POR Richard Jaslowski POR Sherry Tyler POR Wayne & Bobbee Rattray POR Marc D. Cadieux POR Mark Sterrett POR Kris Nielsen POR (Signature of Sender): .~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker \ signed this inst~umen.t and ~cknowledged it to be his/her/their free and voluntary act fo~~~UH~,~ purposes mentioned In the Instrument. /~. olJ,.;'~'fij~~~""-=1'/1'.. 0 l ~ ~')." tt.l Dated: 8-t':'-D7 "I. I~ + J.~~~ ate OfN~hinglO"-. "'J)~ ~ ~ f1\~..o t: -~ A 1J~.f:J _~~E Notary (Print): AyY\tyQC L" DD ND9R:roCLC\ . ~1~~I,t~19-'\~A,.O.E" ointment ex ires: @_\q_} JI'I, a):ll\m' .. ' .. ~~ ., \\\\\" Project Name: Taylor Court Short Plat Environmental Review Project Number: 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 Boyd Powers * 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, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 South center 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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. * template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Taylor Court Short Plat Environmental Review PROJECT NUMBER: LUA05-082, SHPL-H, ECF LOCATION: 3711 Monterey Place NE DESCRIPTION: Environmental (SEPAl Review for the Taylor Court Short Plat in compliance wU:h the Department of Ecology Stonnwater Permit for disturbance of more than 1 acre of land. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (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 August 27, 2007. Appe." must be filed in wrffing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Cod. SectJon 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Offlco, (4251430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file identification. CERTIFICATION I, Sn.-t\ ~~ , hereby certify that 3 copies of the above docum.~'\\\' were posted by me in ---3..-conspicuous places or nearby the described prope~~~NN ~a... ff t;·~:~~~ ~"'I~ DATE: ~\'v 61 SIGNED: r' o~A~)_-;.~8\ ~ ~ :I; ,14'!-... p ,..V _. -:,! ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of W ashington resi~g i\ 4 fJ 1 ~ E ~ ~~ lJ~ () {oE ~ "-a .~ . .." ',,< -\"./"!.t::-/D ,-fl L " ~ .. "' :-~ ,onthe _ dayof -&.!.4A&<2A-,0;;:- CITY f,)F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E.,Administrator August 9, 2007 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 .sUBJECT: Taylor Court Short Plat Environmental Review LUA05-082, SHPL-H, ECF Dear Mr. Redding: This letter is written, on behalfof the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental impacts of the above-referenced project. The Committee, on August 6, 2007, decided that your project will be issued a Determination of Non- Significance. The City of Renton ERC 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). This decision WaS made by theERC under the authority of Section 4-6-6, Renton Municipal.Code, after review of a completed environniental ohecklist and other information, on file with the lead agency. This infotmation is available to the public on request. Appeals of the, environmental determinationmttstbe iIJ.ed in writing on or before 5:00PM on August 27, 2007. Appeals must be filed in writing together with the r~uired $75.00 application fee with: Hearing Examiner, City of Renton, '1055 South Grady Way,Renton,W A 98057, 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 b~ obtained-frem the Renton City Clerk's Office, (425) 430-6510: If the ,Environmental Determination is appealed, a public hearing date will be set and all parties,notified. If you have any questions or desire c1arificationoftheabove,please callm:e at (425) 430-7219~ F or the Environmental Review Committee: ~/]. ,"-1/''/7-,C, ,." 111 d/~ ... . Jill K Ding . 'f?1 Seruar Planner " V cc: Kenneth R. Taylor/Owner Joe Pruss/Applicant Paul Glasser, Mark Zatnalloa, Matc Ogren, Tri Delt; Inc., Richard Jaslowski, Sherry Tyler, Wayne & Bobbee Rattray, Marc D. Cadieux, Mark Sterrett, Kr1s Nielsen, Gregory Yahn lPartiesofRecord --~---,-----,.--------,----.------~ 1~55 South Grady Way -Renton, Washington 98057 * This paper contain~ 50% recycled material, 30% post consumer . AHEAD OF THE CURVE CITY ~F RENTON Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator August 9, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, W A 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 6, 2007: DETERMINATION OF NON-SIGNIFICANCE PROJECT NAME: Taylor Court Short Plat Environmental Review PROJECT NUMBER: LUAOS-082, SHPL-H, ECF LOCATION: 37UM()nterey Place NE ,DESCRIPTION: Environmental (SEP A) Review for the Taylor Court . Sh()rt Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. Appeals of the environmental determination must be f"lIed in writing on or before 5:00 PM' on August 27, 2007. Appeals must be filed iJ1writingtogether with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady yvay, Renton, WA 98057. 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 calltne at (425) 430-7219. For the Environmental Review Committee, ~/ ..... '-1./ -n-L). ," 111 ~., '. . Jill K. Ding . 7)... " Senior 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, MucIdeshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology &-Historic Preservation Enclosure -------------lO-55--So-u-ili-G-rnd--y-W-a-y---R-en~to-n-,W~ .. -~-h-in-~-Qn--9-80-5-7~~~~----~ * This paper contains 500/0 re<:\tcled ~aterial, .30% post consumer· AH.EAD OF THE CURVE CITY OF RENTON' DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NUMBER: LUA05~082, SHPL-H, ECF APPLICANT: Joe Pruss, .Basic Ventures, Inc. PROJECT NAME: Taylor Court Short Plat Environmental. Review DESCRIPTION OF PROPOSAL: Environmental (SEPA) Review for the Taylor Court Short Plat in .compliance witn the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. LOCATION OF PROPOSAL: LEAD AGENCY: 3711 Monterey Place NE The City of Renton Department of Planning/Building/Public Works Development Planning Section . . Advisory Note~ to Applicant: ···The fot/owing notes are supplem en talinformation provIded in conjunction with the environmental determination. Because these notes areprollided as if/formation only, they ate. not subject to the appeal process for 'envitonmental determinafions. Planning . ' 1.RMCsection4-4-030.C,2 limits'hkulhourS be~ena;.30 amto.3:30 pm, Monday through Friday unless otherwise approved by the Development Ser:.vi.qes Ph(!sroo·~~. ThEfDevelopment Services Division reserves. . the right to rescind theapproveo ~xtende~··p.~~lfiiouts:at .aity time if complaints are received. '. ,. . . . ", "' -.' '~<;~':.' :~. :·--:~"·2~·'~~':-~:::f::'::?;·;:.,,:.';:·:~·~<~·'~>\:-.'~''-:-," . ,',-~ , . ' ·2. . Within thirty (3Q).daysof cofnp.letlbn of grading·work,t~eapplicant shall hydroseed or plantan appropriate' . ground cover over any portion of the site that1s!graded.Qr.cleared of vegetation and. wher~ no ·further ' .. cbnstructionwork will occur within njAety (90}days. Altet(l1ative, rnea~uressuch as mulch, sodding,or plastic covering as specifiedintbecurr~nt King County SurfaceWl:iler;Management Qesign Manual as' adopted by the City of Rentonmayb~propbsed between. t1i~ dates QfNavember 1 stand March 31 st .of each year. The Develdpment Serv,~spivisibn!s apprOvaIQ!thisw;tj'rkis required· prior to final inspection andapprqval of th~ permit . . ·3. , Comm~rcial, rnu1ti~family; new'single-familyandother noniel~idential '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 Frk1ay. ,Worken Saturdays shaH be. restrlct~dto the hours. ,between nine o'clock (9:00) a.Jil. and eight ,o!clock (8:00)p.rn; No work shall be permitted on Sundays. Plan Review -MISCELLANEOUS 1 .' . Construction plan indicating haul route and hours, construction hours and a· traffic control plan shall be ' submitted forapproval prior to any permit being issued. ,'" . '" '.2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p;m. unl~ss approved in advance by the Development SetvicesDivisibn . . 3'. 'Rockeries or walls to be constru¢tedgreater than 4 feet in height will require a separate building permit~ and the following note shall' be added to the civil plans:" Rockeries greaterthan A feet in height will 'require . a separate . building permit. A licensed engineer with geo-technical expertise must be retained 'for ' 'proposed rockeries greater thanf6ur fe~t in height. The engineer must' monitor rockery construction and " verify ill writing that the rockery was constructed in general accordance with ARC standards and with his/hersupplemental 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 inspectorpriorto " '. approval of an occupancy permit or p,latapprovalfor the projeCt." . ERe Advisory Notes Page 1 of2 Plan Review -GENERAL 1. All plans shall. conform to the Renton Drafting Standards. 2. All required Lltility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits and fees for side sewers, water meters, Jandscapeirrigation meters, and anybackflbw devices will be required. . 4. When plans are complete three copies of the drawings, two copies of the d~ainage 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 fora fee estimate as generated by the permit system. 5. Applicantshall be responsible for securing easements for public utilities on the project site . .. ,ERC AdViso,ryNotes Page 2 of2 CITY OF RENTON DETERMINATION OF NON·SIGNIFICANCE APPLICATION NUMBER: LUA05-082, SHPL-H, ECF APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT NAME: Taylor Court Short Plat Environmental Review DESCRIPTION OF PROPOSAL: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. LOCATION OF PROPOSAL: LEAD AGENCY: 3711 Monterey Place NE City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 27, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zim erman, Administrator Planning/Building/Public Works TerryHigaSiyama, Administrator Community Services August 11, 2007 August 6, 2007 Date Date . David Daniels, Fire Chief Fire Departm nt ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE August 6, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, August6,2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS A CONSENT AGENDA Taylor Court Short Plat Environmental Review (Ding) LUA05-082, SHPL-H, ECF Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director ® C. Walls, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner M. Peterson, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT City of Renton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW REPORT DATE: August 6, 2007 Project Name: Taylor Court Short Plat Environmental Review Owner: Kenneth R. Taylor 3711 Monterey Place NE Renton, WA 98056 Applicant: Joe Pruss Basic Ventures, Inc. 18211 240th Avenue SE Maple Valley, WA 98038 Contact: Dave Casey Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 File Number: LUA05-082, SHPL-H & ECF Project Manager: Jill Ding, Senior Planner Project Description: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for disturbance of more than 1 acre of land. Project Location: 3711 Monterey Place NE, Renton, WA 98056 Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: N/A Site Area: 1.7 -acres (73,173 square Total Building Area SF: N/A feet) Project Location Map erc05-0B2.doc City of Renton PIBIPW Department iron mental Review Committee Staff Report TAYLOR COURT SHORT PLAT EN _ ."ONMENTAL REVIEW LUA05-082, SHPL-H, ECF REPORT AND DECISION OF AUGUST 6, 2007 Page 20f3 A. PROJECT DESCRIPTION (CONT.) The development of the Taylor Court Short Plat would involve the soil disturbance of more than 1 acre of land, which triggers the requirement for a Construction Stormwater General Permit from the Department of Ecology (DOE). The requirement of the Construction Stormwater General Permit triggers the need for Environmental (SEPA) Review of the soil disturbance of more than one acre of land. Preliminary approval of the Taylor Court Short Plat was granted on December 6,2005 by the Hearing Examiner. B. RECOMMENDA TION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: xx DETERMINATION OF NON-SIGNIFICANCE xx Issue DNS with 14 da Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. ENVIRONMENTAL IMPACTS DETERMINA TION OF NON -SIGNIFICANCE -MITIGA TED. Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. (1) Earth Impacts: The project site slopes down from north to south. The steepest portion of the project site is within proposed Lot 9 where the slopes are approximately 30 percent. The soils on the project site are mapped as Alderwood gravelly sandy loam (AgO) by the U.S Soil Conservation Service. Grading of the project site is required in order to constructed the proposed access road, install utilities, and for the creation of building pads. No material is anticipated to be removed from the project site. It is estimated that approximately 5,000 cubic yards of fill will be brought in. A condition of the Hearing Examiner's decision was that erosion control be installed and maintained on the project site in compliance with the Department of Ecology's Stormwater Management Manual, therefore no additional mitigation is recommended. Mitigation Measures: No mitigation is recommended. Policy Nexus: N/A D. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I 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. ~ Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. August 27, 2007. 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. erc05-082.doc City of Renton PIBIPW Department - TA YLOR COURT SHORT PLA TEN 'ronmental Review Committee Staff Report INMENTAL REVIEW REPORT AND DECISION OF AUGUST 6, 2007 Advisory Notes to Applicant: LUA05-082, SHPL-H, ECF Page 3 of 3 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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. 3. 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. Plan Review -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:" Rockeries 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 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." 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. Separate permits and fees for side sewers, water meters, landscape irrigation meters, and any backflow devices will be required. 4. 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. 5. Applicant shall be responsible for securing easements for public utilities on the project site. erc05-082.doc - ! Jill Ding-FW_:Ta}'l~ C_~LJr1 Sh~~t PI(j_t LLJAO?~~_~2~_~CF, __ Noti9~_of ~pplicationan~propose~Determination of Non-Signifi. .. Page 1 From: "Karen Walter" <Karen.Walter@muckleshoot.nsn.us> To: "Jill Ding" <JDing@ci.renton.wa.us> Date: 07/26/20074:28:01 PM Subject: FW: Taylor Court Short Plat LUA05-082, ECF, Notice of Application and proposed Determination of Non-Significance Jill, Thank you providing the Muckleshoot Indian Tribe Fisheries Division with a copy of the November 5, 2005 "Wetland and Stream Study" for the above referenced project. We have reviewed this report and offer the following comments for your consideration. First, the Altmann Oliver Associates project indicates that the offsite stream was delineated by J.S. Jones and Associates and was documented in their December 4 1998 report. We have reviewed this earlier report and were unable to find any data for the off-site stream. A "defined stream channel" was mentioned on page 8 but there is no data or information about this stream. As a result, there is insufficient information presented in both studies to support the "Class 4" typing of the stream. The water typing for the stream in question may be incorrect, thus the buffers proposed for this stream may be inadequate to protect the riparian area and the functions it provides to this stream including a source for wood recruitment. We recommend that the stream be surveyed and physical criteria be collected to compare against the criteria in WAC 222-16-031. The physical criteria for streams that should be used can be found in WAC 16-222-031 and the Forest Practices Board Manual 13 (http://www .d nr. wa. gov/forestpractices/board/manual/section 13. pdf) and King County's Public Rules for 21.A.24 regarding sensitive areas and presumption of salmonid use (http://www.metrokc.gov/ddes/pub _rule/acrobat/21 A-24SAFinal.pdf). The data used to develop both of these rules is based on several surveys conducted throughout Washington State, primarily in the forest landscape. The physical criteria are similar to that found in Renton's critical areas ordinance (5137) under L 1 Ciii for unmapped streams. Without this data, the stream water typing cannot be verified or supported based solely on the information in the wetland and stream study for this project. We look forward to the opportunity to review the additional data and to evaluate this proposal once this data is available. Thank you very much, Karen Walter Watershed and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division -----Original Message----- From: Karen Walter Sent: Monday, July 23, 2007 3:05 PM To: 'Jill Ding' Subject: RE: Taylor Court Short Plat LUA05-082, ECF, NoticeofApplication and proposed Determination of Non-S[Scanned] --~--.. -._"-_. ---~-""----~ -~ i_~i~gJrlg ___ YW:_""f"aylor C_~urt Short ~I~t LUA05-0_82, ECF, Notice of Applicatio~~n_d propos~d Determination~f N_~_n_-!?!!;ll'1i!i~~. Pa!;le 2 Thank you! Karen -----Original Message----- From: Jill Ding [mailto:JDing@ci.renton.wa.us] Sent: Monday, July 23, 2007 2:47 PM To: Karen Walter Subject: RE: Taylor Court Short Plat LUA05-082, ECF, NoticeofApplication and proposed Determination of Non-S[Scanned] Karen, The report will be up at the front desk with your name on it. Jill K. Ding Senior Planner City of Renton 1055 S Grady Way Renton, WA 98055 jding@ci.renton.wa.us Ph: (425) 430-7219 Fx: (425) 430-7300 »> "Karen Walter" <Karen.Walter@muckleshoot.nsn.us> 07/23/2007 11 :09 AM »> Jill, Thank you for your prompt reply and for your offer to make copies of the wetland and stream studies. I understand that the City would be unable to make changes to these buffers. If we have concerns, we will be notifying the other regulatory agencies, with a cc to the City. When do you think can I pick up a copy of the wetland/stream report? Karen Walter -----Original Message----- From: Jill Ding [mailto:JDing@ci.renton.wa.us] Sent: Monday, July 23, 2007 10:41 AM To: Karen Walter Subject: Re: Taylor Court Short Plat LUA05-082, ECF, Notice of Application and proposed Determination of Non-Sign[Scanned] Karen, The checklist that you received is in error. The Taylor Court Short Plat has already been reviewed for compliance with our regulations and has received preliminary approval. No SEPA was required for the short plat application as no critical areas were located on the project site and the project was classified as a short plat. SEPA is being required by the Department of Ecology for compliance with their Stormwater Permit as the project would require earthwork on more than 1 acre of land. I would be happy to make copies of the wetland and stream studies available for your review, however since the City has already reviewed and approved these documents during the short plat review it is my understanding that changes to the buffers, etc cannot be made at this time. Jill K. Ding Senior Planner City of Renton 1055 S Grady Way Renton, WA 98055 jding@ci.renton.wa.us Ph: (425) 430-7219 Fx: (425) 430-7300 >>> "Karen Walter" <Karen.Walter@muckleshoot.nsn.us> 07/23/2007 10:31 AM »> Jill, The Muckleshoot Indian Tribe Fisheries Division (MITFD) is in the process of reviewing the above referenced project and was wondering if we could get a copy of the Wetland and Stream Study prepared by Altmann Oliver for this project to facilitate our review. We would like to verify the water typing for the stream and to better understand potential impacts to the stream and wetland buffers. The environmental checklist appears to be in error as the project will be constructed within 200 feet of the offsite wetland and stream buffer. The checklist indicates that no work will occur within 200 feet of these sensitive areas. Also, it appears that the applicant proposes to use buffer averaging to comply with the City's regulatory requirements. We need additional information to evaluate this proposal as it is not discussed in the checklist. Do you have an electronic copy to send or do we need to pick up a copy this week so we can review it before the July 26 SEPA deadline? We appreciate your assistance. Thank you, Karen Walter Watershed and Land Use Team Leader ~" '~80th S~_. JL "'--"""='------1 NE 40th St SE 86th c====~ z···· ~ ~ SE 89th SE 90th ~ ZONING o ~ TICIOOCAL SIllVICBS --- -_taD dJ.t7 Umi~ 32 T24N R5E E 1/2 5432 RECORDING NO. CITY OF RENTON SHORT PLAT II '" I~ + , ! ) \ LOT \ \ \ ~ \ ' , I 20' PRJVA TE \', I \,.\.'.i'" ;;.;},~:;~;~,.:i~,;:;;::~;~'.:\.~· -~.::; ~\: i m":,;:",, "'w ~~.l ' • 50.00' ~, • ' •• 58 ~\' ~W "', , ' _. ----T " .<. , ' ~ ____ \ =-r-l-' . .. \' ______ __-' , ----~ ';, ~ '/ . i ,0' PRIVATE I-I r \ , ." , 0 ", " I y--' _--- '\ ~~ " " "\ \ ---~ ,,, r--.. , " '" \.......- • ...' i _-" / ~I' IY' ~ ~ . ~~ 1 5.491 SF ,:;'; ':;,~i ~.~' .. ;~;;'i ''';,r: •• >#. ~~ ~ .. i;~ Zr L.~': : I \ \ 9-4.4" 5,708 Sf 40,41 , , , 298.53' 2 ... 5,' (SP) \ LDT f: .. ;.;<:.::,\~':::;::~, ,~,~~t)r ~.\ \ TR.u.~:T ,u, 1S' WATER -; EASEYENT / / / z 113.63' :~ \00 _V \ /,; .i~' \ . \ ~ \ I "J.~;~O. '\ ! \ ( \ "' I~I: Ir;;::? I I ~., I 0 I ~ I ~ \ I ~ '-__ ...J ,I \ \ ...... k~ \:'''' "\ 'I I \ \ ' \ \ \ I ~ , \ I 'lV \ \ ,~ \ \ \ I 'i.P. \ ----\ \ '~ ----z \1 ... V \ ~ ~ \ \ \ o ,.I \ ""\ \ €i \ \ \ ~ o iil, \ , \ ui I \ \ \ z, \ ' ~ ~ oct I -I ,--/'--,O'SEv..RT -4 ~ z w w c a: w m oct J \ \ \ I, \ \ \ I r '5' SE'M':R EASENENT I / LDT:; I I / EASEMENT IE I!i? \ , \ ' \ \ I \ , , \ \ I VOL/pAGE LEGEND SET toIONUMENT IN CASE • rOUND REBAR AND CAP @I SET REBAR ANO CAP lSI 11332 o 510 20 30 W!;;;;;;;I I SCALE 1· = 30' ~ ~ ',0 2.0 3,0 SCALE 1· = 30' w (!) « ~ .J ~ I .. , p.' \,,-,~i\"\; \\~:;:~~t\,;r;·~;~;,~·" 1"'-",-",- I "'-",-~ L L / j / BAIMA & HOLMBERG INC. "'-----/ --------I ! I LOT 7 /' MONTEREY CT H.E. "-I '-...,....-""'- \ TAYLOR COURT SHORT PLAT ENGINEERS & SURVEYORS 100 FRONT STREET SOUTH ISSAQUAH, WASHINCTON !il8027 (425) 3!i12 -0250 D1M>I. BY DAlE JOB NO. 1673-023 .,'J",. d z W '0 CJ)~I-lJ.~C) o .z ..fwI ;::IO~ ui w:> , (!) > za:;i W ~o IZI-I-"",z lJ.C\lW ozO: Z~Ll. OF-O i= .>-"-a: C\I I-\ 0(1')-\ a.. (,) \ \ \ \ ! \ 2 ~ i ! ~ dOl 'X) 1'1'" Ot'80~O "'~ too S'K 1::10\. :IIiSl~ "/ .::::;::--1 ~,a~. II -<. I ~ ... ~j.d.: ~ I ~!:l< ~, / 10,·0 ."" 7 ( / ·h / ~2l \ I to' '" Z" ! '''-M- r O'7 "j .. i4llYJ J l'tL"'lllU' HZ, :Yl~'- Lr" ·1 ~ ,., ~~ ~I: 9~ :t.~ ~ i'J ~i ~i~ . ~~ e~1;':~g ~M. ha~ imbg ;~~ l~ S~~~ 5~~~~ N~~ ~~~J E~!.~, ~ ~ c. ~ 0 ~ T ;-/tt III • g ~!~ • 9 • ~ + • • • • I!' -. -..• " -. {, .. t .. ·· --.- '" ,- 0\ --, .. , ~~ -. ',;" . ~ .. l' 0--' . i. ,-'" ,-, , -.. ,-~ -" .. , '" 0« " -' ;;: t--UJ 0 0 ~~ « U (/) 0 z « -' , "-.. '\ DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM August 02, 2007 Jill Ding Jan Illian x7216 TAYLOR COURT SHORT PLAT 3711 -MONTEREY PLACE NE LUA 05-082 I have reviewed the application for this 9 lot short plat at 3711 -Monterey Place NE Street and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREET Water will be provided by Coal Creek Water and Sewer District. Sewer will be provided by Coal Creek Water and Sewer District. There are storm drainage facilities in Monterey PI NE. See City drawing R2931. There is no sidewalk, curb, and gutter fronting the site in Monterey PI NE. CODE REQUIREMENTS WATER 1. Applicant shall provide a Certificate of Water Availability from Coal Creek Water and Sewer District with the site plan application. 2. Applicant will need to provide a copy of the "approved" water drawing. 3. Fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If new residences exceed 3,600 square feet, two hydrants are required within 300 feet and fire flow requirement increases to 1,500 gpm. A 5-inch quick-disconnect fitting will be required to be installed on all hydrants. SANITARY SEWER 1. Applicant shall provide a Certificate of Sewer Availability from Coal Creek Water and Sewer District with the site plan application. 2. Applicant will need to provide a copy of "approved" sewer drawing. SURFACE WATER 1. Surface Water System Development Charges are based on a rate of$759.00 x 8 single-family homes. Estimated fees based on the entire site plan is $6,072.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. This project lies within the Gypsy Creek Drainage Basin. Projects in the area of Exit 7 will be required to comply with requirements outlined in the 1990 KCSWM for detention and water quality J",lor Court Short Plat Page 2 of2 treatment. Due to the documented downstream flooding near 1-405, detention calculations for the 100-year stonn event will require the stonn facility to be sized with a 30% safety factor. A preliminary drainage plan and drainage report has been submitted. Applicant has included the 30% safety factor for detention in the report. All core requirements and any special requirements will need to be addressed in the final report. 2. Applicant will be required to tightline all roof drains to the stonn system where feasible. 3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative ofthe Development Services Division for the duration of the project. TRANSPORTATION 1. Half street improvements fronting the site along Monterey Ave NE including, but not limited to paving, sidewalks, curb & gutter, stonn drainage, street signs and street lights are required. 2. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 3. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. MISCELLANEOUS 1. Separate pennits for stonn drainage connections are required. 2 Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building pennit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. RECOMMENDED CONDITIONS 1. Traffic mitigation fee for each new single-family residence is $717.75. The rate is based on 9.57 trips x $75 x 9. Total fees are $5,742.00. This is payable prior to recording of the short plat. 2. Staff recommends a condition to require this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stonnwater Management Manual. cc: Kayren Kittrick City I nton Department of Planning / Building / Pt Norks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PlcUl Rev;e...uJ APPLICATION NO: LUA05-082, ECF APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT TITLE: Taylor Court Short Plat -Environmental Review SITE AREA: 73,173 LOCATION: 3711 Monterey Place NE COMMENTS DUE: JULY 26,2007 DATE CIRCULATED: JULY 12, 2007 PROJECT MANAGER: Jill Ding PLAN REVIEW: Jan lilian Rtt·tIV~"" Ii II 1 'J 'lnn1 "VI.. -.. --BUILDING AREA (gross): N/A I WORK ORDER NO: 77449 BUILDING DIVISIUN SUMMARY OF PROPOSAL: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for distrubance of more than 1 acre of land. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation 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 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 , Dear Ms. Ding- I am writing this appeal in regard to the Taylor Court Short Plat (#LUA-05-082, SHPL- H) at 3711 Monterey Place NE which is directly East of our property at 3714 Lincoln Ct NE in Renton. We are very concerned about the removal of trees on the new development, specifically trees very near (possibly on) our mutual property lines. We would like to know exactly which trees are going to be removed, and have them marked as such, so that trees are not mistakenly removed. In particular, there is a cluster of trees, some of which are on our property and some on the new property, and I want to avoid the accidental removal of our trees. Finally, I do want to also express disappointment that the 50' buffer was reduced to 37.5' for the purpose of this development. I would expect you, as a Senior Planner, to protect the beauty of the area, and reducing this buffer allows development where nature should be allowed to run its course. I know you recently mentioned that the city council was exploring measures to maintain a certain number of trees in Renton, and this activity certainly stands in opposition to that. Thank you for taking the time to read this and for the time you have spent on the phone with me and my neighbors these past few months. I look forward to receiving a reply regarding the marking of trees that are to be removed. You can contact me at the following numbers: (H) 425-271-1230 (W) 425-204-2686 (C) 206-227-8371 \ I ,1, ~; t'< ~ .. j . 1 ': ~}\ \ , 'I "0'""7 JUL (. ;) c.\) {~~;q ~~kP NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON·SIGNIFICANCE (DNS) DATE: LAND USE NUMBER: PROJECT-NAME: July 12, 2007 LUA05-082, ECF Taylor Court Short Plat -Environmental Review PROJECT DESCRIPTION: Environmental (SEPAl Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater PermIt tor olstrubance or more than i acre of land. PROJECT LOCATION: 3711 Monterey Place NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 3,2007 July 12, 2007 APPLICANT/PROJECT CONTACT PERSON: Tom Redding, Baima & Holmberg; Tel: (425) 392-0250; Eml: tom@baimaholmberg.com Permits/Review Requested: Environmental (SEPA) Review Other Permits which may be required: Utility Construction Permit Requested Studies: None Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: N/A CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential - 8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 26, 2007. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jill K. Ding, Senior Eml: jding@ci.renton.wa.us Planner; Tel: (425) 430-7219; I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Taylor Court Short Plat -Environmental Review/LUA05-082, ECF NAME: MAILING ADDRESS: IF! FRHCt'E D'e . NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE: LAND USE NUMBER: PROJECT NAME: July 12. 2007 LUA05-0B2. ECF Taylor Court Short Plal-Environmental Review PROJECT DESCRIPTION: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance With the Department of Ecology Stormwater Permit for distrubance of more than 1 acre of land PROJECT LOCATION: 3711 Monterey Place NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43,21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are Integrated into a single comment period There will be no comment period following the issuance of the Threshold Determination of Non-Significance (ONS) A 14-day appeal period will follow the issuance of the DNS PERMIT APPLICATION DATE: JUly 3,2007 NOTICE OF COMPLETE APPLICATION: July 12. 2007 APPLICANT/PROJECT CONTACT PERSON: Tom Redding, Baima & Holmberg; Tel: (425) 392-0250; Eml: tom@balmaholmberg.com Permits/Review Requested: Environmental (SEPA) Review Other Permits which may be required: Utility Construction Permit Requested Studies: None Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall,1055 South Grady Way, Renton. WA 98057 PUBLIC HEARING: NIA CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residentlal-8 (R-8) on the City's Zoning Map Environmental (SEPA) Checklist The project will be subject to the CIty'S SEPA ordtnance and other applicable codes and regulations as appropriate Comments on the above application must be submitted in writing to Jill Ding, Semor Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 26, 2007. If you have questions about this proposal, or wish to be made a party of record and receive addiflonal notification by maH, contact the Project Manager Anyone who submits written comments will automatically become a party of record and WIll be notified of any decision on this project. CONTACT PERSON: Jill K. Ding, Senior Planner; Tel: (425) 430-7219; Eml: jding@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receiVe further information on this proposed project, complete this form and return to: City of Renton. Development Planning, 1055 So. Grady Way, Renton, WA 98057 Name/File No .. Taylor Court Short Plat -Environmental ReviewJLUAOS-082, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CERTIFICATION I, fern G::t~e-e.. , hereby certify that >2 copies of ~he above docu~~~\\\\\'I' were posted by me in ~ conspicuous places or nearby the descnbed propert~ ~N.ti ~::t DATE: y-tz-q SIGNED: fo-Wr-! ~~"!'\\ " .. ~~~.I. 'II A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residiri~/~ I <au· ~ '1 E ~ "':\1 ~-' ft E 50 dt. .tzt).p , on the I i.L t-f"\. day of ~ . 'I. 1 'A~~7 ~,,\\\" ... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 12th day of July, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Environmental Checklist, PMT, NOA documents. This information was sent to: Name Representing Agencies -Env. Checklist, PMT's, & NOA Tom Redding, Baima & Holmberge -Accpt Ltr Joe Pruss, Basic Ventures, Inc.-Accpt Ltr Kenneth R. Taylor -Accpt Ltr & NOA Marc Ogren -Accpt Ltr & NOA Tri Delt, Inc -Accpt Ltr & NOA Richard Jaslowski -Accpt Ltr & NOA Sherry Tyler -Accpt Ltr & NOA Wayne & Bobbee Rattray -Accpt Ltr & NOA Marc D. Cadieux -Accpt Ltr & NOA Mark Sterrett -Accpt Ltr & NOA Kris Nielsen -Accpt Ltr & NOA Surrounding Property Owners -NOA only (Signalure of Sender): 7~~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) See Attached Contact Applicant Owner POR POR POR POR POR POR POR POR See Attached I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for th~\~~ms and purposes mentioned in the instrument. ~""'"~~ ~!II :::-.. oJ.'. ~III. Dated: 7-1 ~ -07 1-) = .. ,;, '\~ . Notary (P~int): 8mb e r L,/I(\ 0 Ho.Q& rY"'--Q h My appointment expires: Q - \ q -l 0 Project Name: Taylor Court Short Plat Project Number: LUA05-082, ECF template -affidavit of service by mailing " ~ ~ ~ '" , , , ~ ~ ! ~ ~ "}\ ~(jf&fJ 1&= ~" -f~fl'~' 19-~~<§ II; ~'o;\I\W\~~;S" """\\~~"""~ 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. " 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, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 South center 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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 334570021207 BRADY BRIAN+COLETTE GUCKIAN 3625 MONTEREY CT NE RENTON WA 98059 334570021504 CAPESTANY JAMES J 3616 LINCOLN AVE NE NEWCASTLE WA 98056 795430009006 CHISM CORLYNDA T+WESLEY W 2004 NE 35TH PL RENTON WA 98056 334570018302 DOHRN RONALD G 3767 MONTEREY PL NE RENTON WA 98056 334570020605 FARAGO DEBORA WINSTON+ROBER 3614 MONTEREY CT NE RENTON WA 98056 936090004008 GREGERSEN PAUL A+DAVID J CA 11306 SE 86TH PL NEW CASTLE WA 98056 334570021405 JUE EDWIN D+XIANG HONG WANG 3615 MONTEREY CT NE RENTON WA 98056 334570023708 MCCOY SUSAN G+BJELANOVIC SA 3612 LINCOLN CT NE RENTON WA 98056 936090011003 NGUYEN CHI L & GIGI 8624 113TH AVE SE NEWCASTLE WA 98056 334570023807 QUACH VAN MONG 3636 LINCOLN AVE NE RENTON WA 98056 936090022000 BUSSONE BRIAN 8621 113TH AVE SE NEW CASTLE WA 98056 936090001004 CHEN LI SCHARKOWSKIANDRE 8535 113TH AVE SE NEWCASTLE WA 98056 334570019607 D'COSTA JOHN+SANDRA 3708 LINCOLN CT NE RENTON WA 98056 334570021702 DOWNING BILLIE LOU 3600 LINCOLN CT NE RENTON WA 98056 795430008008 FITZERGERALD CHRISTOPHER+PR 2010 NE 35TH PL RENTON WA 98056 334570023609 HOLLEY ROBERT E+ROSS MARCIA 3606 LINCOLN CT NE RENTON WA 98056 334570021009 LUIS MATTHEW R+KATHERINE J 3626 MONTEREY CT NE RENTON WA 98056 936090023008 MEDA RAVINDRANATH MEDA PONDURI VIJAYA NIRMALA 8615 113TH AVE SE NEWCASTLE WA 98056 936090021002 PINA ANTHONY L 8701 113TH AVE SE NEWCASTLE WA 98056 334570020209 RICORD LORNE T +LORINE L 3600 MONTEREY CT NE RENTON WA 98056 334570020001 CADIEUX MARC D+FORTIN KEN 6947 COAL CREEK PKWY SE PMB #154 NEWCASTLE WA 98059 334570022205 CHIN DENNIS K+MEI LAI WONG 3601 MONTEREY CT NE RENTON WA 98056 334570018104 DOHRN NATALIE A 3815 MONTEREY PL NE RENTON WA 98056 334570020506 EXECUTIVE HOUSE INC PO BOX 1130 RENTON WA 98057 936090010005 GLASSER PAUL K+JOANI G 11305 SE 86TH PL NEWCASTLE WA 98056 334570019201 JIMENEZ JOENALD+JIMENEZ GLENDA 3705 LINCOLN CT RENTON WA 98056 936090020004 MARTIN SCOTT +MARTIN BEVERLY 8709 113TH AVE SE NEWCASTLE WA 98056 334570020803 MOROSO PAMELA J 3620 MONTEREY CT NE RENTON WA 98056 334570018609 PRZASNYSKI JEREMY D 3723 LINCOLN CT NE RENTON WA 98056 334570017007 SHAW LORELIE 3828 LINCOLN AVE NE RENTON WA 98056 , ' 334570017908 SHIAO-CHIN CHAO 601 S KING ST #302 SEATTLE WA 98104 334570018807 SINGLETON MICHAEL K+SUZANNE E 3717 LINCOLN CT NE RENTON WA 98056 334570019409 SUGITA EUGENE HAYATO+ERICA 3702 LINCOLN CT NE RENTON WA 98056 334570021801 VOLYNSKY LEONARD+REGINA 3607 MONTEREY CT NE RENTON WA 98056 322405908201 ZAMALLOA MARK+GLORIA 14227 209TH AVE NE WOODINVILLE WA 98077 936090002002 SHINN MARK D+ROXANNE L 6947 COAL CREEK PKWY SE NEW CASTLE WA 98059 936090003000 SLISENKO MAKSIM SLISENKO SVETLANA 11302 SE 86TH PL NEWCASTLE WA 98056 322405901305 TOOLE JAMES C+MARY PARYPA 11505 SE 85TH LN NEWCASTLE WA 98056 334570020407 WALCOTT GARY E+SALLY M 3606 MONTEREY CT NE RENTON WA 98056 936090024006 SIDDIQUI AAFREEN 8607 113TH AVE SE NEWCASTLE WA 98056 334570019003 STERRETT MARK W+RACHAEL S 3711 LINCOLN CT NE RENTON WA 98056 334570018500 TRUS GARY L & MAXINE 0 3792 LINCOLN AVE NE RENTON WA 98056 334570019805 YAHN GREGORY M+NIXON JENNIF 3714 LINCOLN CT NE RENTON WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE: July 12, 2007 LAND USE NUMBER: LUA05-082, ECF PROJECT NAME: Taylor Court Short Plat -Environmental Review PROJECT DESCRIPTION: Environmental (SEPA) Review for the Taylor Court Short Plat in compliance with the Department of Ecology Stormwater Permit for distrubance of more than 1 acre of land. PROJECT LOCATION: 3711 Monterey Place NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 3, 2007 July 12, 2007 APPLICANT/PROJECT CONTACT PERSON: Tom Redding, Baima & Holmberg; Tel: (425) 392-0250; Eml: tom@baimaholmberg.com Permits/Review Requested: Environmental (SEPA) Review Other Permits which may be required: Utility Construction Permit Requested Studies: None Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: N/A CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential-8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development SelVices Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 26, 2007. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jill K. Ding, Senior Eml: jding@cLrenton.wa.us Planner; Tel: (425) 430-7219; I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Taylor Court Short Plat -Environmental Review/LUA05-082, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CITY' .F RENTON. Planning/Building/Public Works Department Gregg ZimmermanP.E., Administrator July 12, 2007 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 Subject: , Taylor Court Short Plat -Environmental Review LUA05-082, ECF ' Dear Mr. Redding: The Development Planning Section of the City of Renton. has determined that the suoject application is complete according to submiUal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Coinmiueeon August 6, 2007. Prior to that review,youwHl be rrotifiedifanyadditional information is C , required to continue processing your application. ' . Please contaCt me at (425) 430-7219 if you have any questions. Sincerely, eM 1{ :12()-, . 0ill K. Ding . . , Senior Planner " cc: Kenneth R. Taylor I Owner 'Joe Pruss IApplicant . . Marc Ogren, Tri Delt, Inc., Richard Jaslowski, Sherry tyieri Wayne&: Bobbee Ra~ay, Marc D. Cadieux,'Mark Stery-ett,KrisNielsen I Party(ies) qfRecorq ~. ~--'-----""'I-05-5-'S--:-'~-uth-:-'-G-:-ra-d-')-'-W""" ~':""y"":--R-'-en----to-n-, W----'as~h-in-g-:-to-n'-9~8-05-7-· ---'--,:..--'-;----R E N TON . *' Thispape.. contains ~O% recycled material, 30% pOst cOnsumer AHEAD qF THE CURVE ~. ":,,~;';': ~:~~~>~~~r~~'-. ":,'" i-:~;.;'~·\"·: . /';~~;:~;( ......... , ": .' ~ ;;. " .. '~ ~J1l~\\ /,: ~/;' -:-;. , ' \i~~~~ ,q,\.~.~, ,_,,-:":, 11 Environmental Review Submittal July 3, 2007 , . Ib73-o~ City of Renton D£v£LQP C1tyM£N/p LAND USE PERMIT JUL O:;E,J~~NING MASTER APPLICATION"~' 2007 PROPERTY OWNER(S) NAME: ADDRESS: oth~.i"'th~n ·owner) ..••. ~;,. . . .. ._.. ..... -..... .., .. ..•. NAME: COMPANY ("If applicable): ADDRESS: TELEPHONE NUMBER If' CONTACT PERSON NAME: ' ... ~. -ro~ CITY: -:r <S5/9(qUA H TELEPHONE NUMBER AND E-MAIL ADDRESS: .. . "' . t'OM~·Ioa.;ma...l1ol""loerJ' c:.oN\ Q:\WEB\PW\DEVSERV\Fonns\Pianning\masterapp.doc08I29/03 . .' PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: 111 /tfi)PLEREY ~).IJ-GE. p'E -'·--···-'.~·'·-·i!PTO*,:;·:.:.:/A) /1_ ... tfJ!o.'£~.. . .. KtNG:eOuNly.AS§ESSOR·~:ACCOUNT NUMBER(S): . -.. ,--....... . PRoPoSED LAND USE(S): . EXISTING COMPREHENSIVE PlAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PlAN MAP DESIGNATION (If applicable): EXISTING ZONING: . SITE,AREA (in square foot): SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBOMSIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE ('If apprlCable): PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE ('tf applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): .. . , 'ROJECT INFORMATION (COlnUed ~~~~~~~~------------------. - NUMBER OF EXISTING DWELLING UNITS (if applicable): / SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAl BUILDINGS TO REMAIN (if applicable): J,J.IO SQUARE FOOTAGE OF PROPOSED NON-RESIDENTiAl BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAl BUILDINGS TO REMAIN (If applicable): 7gS- NET FLOOR AREA OF NON-RESIDENTIAl BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (If appfteable): PROJECT VALUE:. ,~ IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTAlLY CRITICAl AREA, PlEASE INCLUDE SQUARE FOOTAGE (if applicable): N ~ a AQUIFER PROTECTION AREA ONE a AQuiFER PROTECTION AREA TWO a FLOOD HAZARD AREA sq. ft. a GEOLOGIC HAZARD sq. ft. a HABITAT CONSERVATION sq. ft. Q SHORELINE STREAMS AND lAKES sq. ft. a WETlANDS . ". . ,:>"".,":,,, :. ::./~;,:,it"·~t'.:A~,.·:-·.'/l~";'i~~~N~ ______ sq. ft. LEGAL DESCRIPTION OF PROPERTY . " (Attach legal description .. on $eparate-sheet~with the following Infonnation Included). ,.~, -: .. ;;.;':::~; :': , ·--;g~~~-m.~N~~~ fEiirv. ~~.:~~~~. S~CriON''3''f6wNSHIP U·R,A.NGG: 'IN'tHE CITY •. -... -"" :-. .. . . -. '.:" .-" .... -. -.~ .. ,': " .. " '~i;:" ";-'~"'... .' "> ." ·i '';'. '; .'~ :'./ ...... . -~:.:--:.. ..•. ~'--~"'-"--:.-~'-' Staff will calculate applicabl~fees, and ~~.~ge:_ $_--,...,..,.-_ AFFIDAVIT OF OWNERSHIP I, (Print NameIs) /{CAlAJS:T# R. TA~LOR , declare that I am (please check one) ~ the cunent owner of the property Involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are In al respects true and correct to the best of my knowledge and belief. ! I certify that 1 know or have satisfactory evidence that ~~::---:---:--:----:-~ . ~'.' . II" .. ----L ~1hIs instrument and ~ it~~~~~a~.~.ry.llctfQOhe . . ~. uses and purposes mentioned in the ilsINnent. i· . , . ,. . . /. . """", z; ~q . .:.., .... --ER lye.; .( ignature ofOwnerJRepresen~) -:-~~"""'\\''''', ~.~ -:s"'r;' I" v~ ':fd~.. J/~ ~ ',:. -.:' " .,. O~ ~ --f ....-. ,~ VII ... ~ ~ :: "-~ fY~S::::: IE -%YQa.~ $!~ff IIII~ S1~"~ .... ~ I j, A., S~~" ... Notary (Print) --\.) ~"\ ~ (Signature of OwnerJRepresentative) My appointment expires: \ \ ' "L ~ ~C.l ~ Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08I29103 -~'" -.:...~.~"". ~ .. TAYLOR COURT SHORT PLAT LEGAL DESCRIPTION .. ;,.'. The land referred to in this commitment is situated in the State of Washington, and described as follows: Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington; EXCEPT that portion thereof conveyed to King County for road under King County Recording Number 1626457 on June 5, 1922;' TOGETHER WITH an easement for ingress and egress for utility purposes over south 10.00 feet of Lot 7, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington. NEQUARTER OF SECTION 32, TOWNSHIP 24, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON 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. of Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div.No. 7, V16/P18 .. ... ~~. DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: ~EVELOPMENT PLA.NNING CiTY OF RENTOr-.1 JUL -3 2007 The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all govern~Etr;&i~!Yr6Q 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: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "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: Taylor Court Short Plat 2. Name of applicant: Basic Ventures, Inc. 3. Address and phone number of applicant and contact person: Applicant: Joe Pruss Contact: Dave Casey 18211 -240th Ave. SE Maple Valley, WA 98038 425-432-3334 4. Date checklist prepared: 6/19/07 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Summer/Fall 2007 construction Baima & Holmberg, Inc. 100 Front St. S Issaquah, W A 98027 425-392-0250 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A geotechnical report prepared by Dennis Joule and Wetland and Stream Study prepared by Altmann Oliver Associates, LLC has been provided with the Preliminary Short Plat submittal package. 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 known 10. List any governmental approvals or permits that will be needed for your proposal, if known. Administrative Short Plat Review, and whatever City of Renton permits required to connect to the existing utilities, and Department of Ecology Construction Stormwater Permit. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. 2 This is a proposal to develop a 73,173 sq.ft. (1.68ac) Parcel into nine single-family lots with associated road and utilities. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located at 3711 Monterey Place NE., Tax Parcel 334570-0205, situate in the NE quarter of Section 32, Township 24, Range 5, in the City of Renton, King County, WA. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) The property slopes down from the north to the south. The steepest portion of the site is within proposed Lot 9 where there are slopes of approximately 30%. 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 site is mapped by the U.S. Soil Conservation Service as Alderwood gravelly sandy loam (AgO). The site is underlain by very silty fine sands and fine sandy silts. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None Known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be required to construct the access road, create access to the building pads within the future lots, and filling within the western portion of the site. No material is anticipated to be removed from the site. The material to be imported is approximately 5,000 cubic yards of clean material suitable for yards and building foundations. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There is always the possibility of erosion during the construction of a project. 3 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? When the project is completed, there will be approximately 50% impervious area within the site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Erosion will be controlled during construction with silt fencing, rocked construction entrances and sediment traps. The disturbed soil will be covered with straw and/or planted grass. 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. Maybe construction equipment exhaust during construction, little long term emissions after that b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: None 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The nearest water feature is located off-site to the west. There is a Class 2 wetland and a Class 4 stream located within the wetland. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 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. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 4 None 5) Does the proposal lie within a 1 DO-year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. 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. The source of runoff is rainwater. In the developed condition, stormwater will be collected and conveyed to a combined water quality/detention facility to be placed in the northern portion of the site. Stormwater released from the facility will be discharged into an existing roadside ditch on the west side of Monterey Place NE at the NE corner of the site. Stormwater will then flow to the north and northwest through a series of ditches and piped conveyance systems to where it eventually flows into May Creek. 2) Could waste material enter ground or surface waters? If so, generally describe. None Known d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None Proposed 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other 5 __ evergreen tree: fir, cedar, pine, other _X_shrubs _X_ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The majority of the existing vegetation within the site will be removed during the construction of the plat Improvements c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: When the construction of the residences are complete, individual lot landscaping is generally provided to enhance the aesthetics of the site. The landscaping of the lots will more than likely consist of lawn areas, low growing shrubs and ornamental trees. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other, squirrels, voles, shrews, moles Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. None Known c. Is the site part of a migration route? If so, explain None Known d. Proposed measures to preserve or enhance wildlife, if any: None Proposed 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. 6 The energy needs of the project will be met using either electric or natural gas or a combination of both. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Housing construction will conform to state energy codes. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None Known 1) Describe special emergency services that might be required. N.A. 2) Proposed measures to reduce or control environmental health hazards, if any: N.A. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None Known 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. In the short term, there will be. noise associated with the installation of the utilities and construction of the residences. 3) Proposed measures to reduce or control noise impacts, if any: The construction noise will be limited to the hours allowed by the City of Renton noise ordinances. Construction hours will be indicated on the approved building permits. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? 7 There is a house and a detached garage, which will remain on the site. There is also an additional structure, which will be removed/demolished. To the South is a residential subdivision. To the East is a residential subdivision. To the West are single family residences on the other side of the wetland. To the South is a single family residence on a large lot. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. There is a house and a detached garage, which will remain on the site. There is also an additional structure, which will be removed/demolished. d. Will any structures be demolished? If so, what? There is an additional structure, which will be removed/demolished. e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? Residential SF g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? Based upon a model of approximately 2.3 people per residence, approximately 20.7 people will reside in the completed project. j. Approximately how many people would the completed project displace? None, the existing residence is to remain k. Proposed measures to avoid or reduce displacement impacts, if any: N.A. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The lots to be created and the residences to be constructed will meet applicable city and state zoning/building codes. Single family residences will be constructed in a single family residential neighborhood. 8 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Eight new single-family residences will be provided. The units will be middle/high income housing. 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: N/A 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 houses will meet zoning and building codes, and will fit in with the neighborhood. b. What views in the immediate vicinity would be altered or obstructed? None Known c. Proposed measures to reduce or control aesthetic impacts, if any: None proposed 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A b. Could light or glare from the finished project be a safety hazard or interfere with views? It is not likely that light from the finished project would be a safety hazard or interfere with any views. c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? 9 None Known 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 recreation opportunities to be provided by the project or applicant, if any: None Proposed 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. Not Known b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: N/A 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 for all nine lots will be from a newly-constructed public street, accessing off of Monterey Place NE, extending to the west and terminating in a cul-de-sac. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not Known c. How many parking spaces would the completed project have? How many would the project eliminate? The Completed Project will have two off street parking stalls in front of the garage and the potential of 2 parking stalls within the garage of each of the proposed residences. 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? Access for all nine lots will be from a newly-constructed public street, accessing off of Monterey Place NE, extending to the west and terminating in a cul-de-sac. Because of topographical restraints (slope) and because the adjacent parcel to the north has its own access to Monterey Place NE, a street stub to the north is not 10 needed or proposed. Adjacent parcels on the west and south are developed an have adequate access. 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. Based upon a standard model of 9.57 Average Daily Trips (ADT) per residence, it is anticipated that the completed project will generate approximately 86.13 vehicular trips per day. g. Proposed measures to reduce or control transportation impacts, if any: The City will require a mitigation fee of 75$ per additional generated trip. 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. There will be a minor increase in need to all of the services. b. Proposed measures to reduce or control direct impacts on public services, if any. Mitigation fees as required by the City will be paid either at the time of recording the Short Plat or at the time of building permit issuance. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Coal Creek Utility District will be providing water and sanitary service. Puget Sound Energy will be providing the power and gas. c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: ~~~~ Name Printed: David caseyc Date: 6/19/07 11 Altlllann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 November 5, 2005 Joe Pruss Basic Ventures 18211 -240th Ave. SE Maple Valley, WA 98038 Office (425) 333-4535 Fax (425) 333-4509 SUBJECT: Wetland and Stream Study for Taylor Court, Renton, WA Parcel 334570-0205 Dear Joe: Environmen tal Planning & Landscape Architecture AOA-3155 On September 9, 2005 I conducted a wetland and stream reconnaissance on the subject property utilizing the methodology outlined in the 1997 Washington State Wetlands Identification and Delineation Manual. Although no wetlands or streams were identified on the site, a wetland and stream system was observed off-site to the west. This off-site wetland and stream was delineated by J.S. Jones and Associates, Inc. and is documented in their Wetland Assessment Report dated December 4, 1998 (Attachment 1). Under the current City of Renton code, the off-site wetland would meet the criteria for a Class 2 wetland and would require a standard 50-foot buffer. The small stream located within the wetland would be considered a Class 4 stream and would require a standard 35- foot buffer. Since the stream is located entirely within the wetland, and the wetland buffer is larger than the stream buffer, the wetland buffer would be more restrictive. Vegetation within the on-site wetland/stream buffer at the time of the field investigation consisted primarily of dense Himalayan blackberry (Rubus discolor), with scattered hazelnut (Corylus cornuta), sword fern (Polystichum munitum), and big-leaf maple (Acer macrophyl/um) trees. Due to the predominance of an invasive, non-native plant species (Le., Himalayan blackberry) within the buffer, a buffer enhancement plan is proposed that would reduce the standard 50-foot buffer by 25% to 37.5 feet. It is my understanding that an 8-foot tall ecology block wall would then be constructed along the edge of the reduced buffer. This wall should provide a physical separation from the proposed development and prevent pedestrian intrusion into the wetland and buffer area. Buffer enhancement would consist of removing the blackberry and re-planting the buffer with a variety of native trees and shrubs. Implementation of the buffer enhancement plan should increase the plant species and structural diversity within the buffer, thereby increasing the area's value to wildlife. www.alloliver.com info@altoliver.colll Joe Pruss November 5, 2005 Page 2 Candidate plant species to be used include Douglas fir (Pseudotsuga menziesil), western red cedar (Thuja plicata), big-leaf maple, vine maple (Acer circinatum), tall Oregon-grape (Mahonia aquifolium), clustered rose (Rosa pisocarpa), red-flowering currant (Ribes sanguineum), and sword fern. Trees would generally be planted about 8 to 12 feet on-center and shrubs would generally be planted 3 to 5 feet on-center. After approval of the buffer reduction and enhancement concept by the City of Renton, a detailed buffer enhancement plan and monitoring report would be prepared. As part of this detailed plan, the following performance standards would be required to be met to ensure success of the enhancement. Goal, Objectives, and Performance Standards for Enhancement Area The primary goal of the enhancement plan is to re-vegetate the reduced buffer with native plant species that provide a benefit to wildlife while screening the wetland from the proposed development. To meet this goal, the following objectives and performance standards will be incorporated into the design of the plan: Objective A: Increase the structural and plant species diversity within the enhancement area. Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 8 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Following each monitoring event after the first year of planting, there will be at least an 80% survival rate of all planted tree and shrub species or equivalent replacement of a combination of planted and re-colonized native species. Objective B: Limit the amount of invasive and exotic species within the enhancement area. Performance Standard: After construction and following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 20% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. Summary The 50-foot buffer from an off-site Class 2 wetland extends onto the subject property. Under the proposed project, this 50-foot buffer would be reduced by 25% to 37.5 feet with the implementation of a buffer enhancement plan. The buffer reduction and associated enhancement is warranted due to the existing dominance of Himalayan blackberry (an invasive, non-native species) within the buffer. Buffer enhancement would consist of removing the blackberry and planting a variety of native trees and shrubs that would increase the plant species and structural diversity within the buffer. Joe Pruss November 5, 2005 Page 3 If you have any questions regarding the wetland and stream study and buffer enhancement concept, please give me a call. Sincerely, ~. NN OLIVER ASSOCIATES, LLC ~cJ1~------ J n Altmann ologist Attachment \ \. ~\ \ '"<',* 'tl ~ \~ ~~ ~ ;:I -~\L \~ \';;l \ \ ~ 1405 SF ADDITIONAL \ BUFFER \ \ \ eel , TYPE I RIM=53.00 --- INV=49.50 3165 SF ADD/710NAL BUFFER 65'''''12'' so 09.23" """'"-- 6" PVC ROOF _ -.I mLL -oRAtN-O ();$ MfN;- o 5 10 20 30 RE~O \;;;1-1...1_-'_1 10' PRIVATE DRAINAGE EASEMENT BUFFER REDUc-TlON MITIGATION PLANTING WITHIN SENSITIVE AREA EASEMENT \ \ ~90'''''96'' COMBINATION TlON TANK 46 & ~/Q-tANK _48 0.50" ~ Na~ 249.70' I / I 20' PRIVATEL48 DRAINAGE EASEMENT 9 4 _______________ I ;- CON1L MANHOLE. TYPE ,wi S D LOCKING UD ~RIM=5 .25 O.F.=5.25 INV= .75 TOP, OF DITCH --------~~----------q'} .. 03q (VJ) J. s . .J on.es And AssociAtes, Inc. .."..~ ... -"" leROFILMED' ' WETLAND ASSESSMENT of 3712 Lincoln Avenue N.E. Renton, Washington Prepared for: Phil Kitzes Charbord Development 23126 S.E. 285th Street Maple Valley, Washington 98038 (360) 886-7786 December 4, 1998 Prepared By: Charles Repath, Wetland Biologist L.:..:\ ~~f .¥o~:·;r::\lT P! .. A '-:. :;J\jG Cl fY UF kE'J fc..;; J j1,M:"? 1 5 'i~~9 RECE1VED Jeffery s. Jones, Certified Professional Wetland Scientist 3 4 0 8 5 2 nd P I 0 c e, N. E . TACOMA,WASHINGTON 98422 2 5 J -9 4 2 - 7 1 J 1 / r A x 2 5 3 - 9 4 2 -I 1 J 2 J. S. Jones and Associates, Inc. Table of Contents 1.0 Project Description .......................................................................................................... 1 2.0 Site Location and Directions ........................................................................................... 1 3.0 Methodology .................................................................................................................... 1 4.0 General Site Description .................................................... ~ ............................................ 1 5.0 Vegetation ....................................................................................................................... 3 5.1 Vegetation Methodology ..................... ~ .......................................................................... 3 5.2 Vegetation Results .......................................................................................................... 3 6.0 Soils ................................................................................................................................ 6 6.1 Soils Methodology .......................................................................................................... 6 6.2 Soils Results .................................................................................................................... 6 7.0 Hydrology ....................................................................................................................... 8 7.1 Hydrology Methodology ................................................................................................. 8 7.2 Hydrology Results .......................................................................................................... 8 8.0 Wetland Detennination ................................................................................................... 8 8.1 Uplands ........................................................................................................................... 8 8.2 Wetlands ......................................................................................................................... 8 9.0 Wetland Rating and Buffer Regulations ......................................................................... 9 10.0 Functional Assessment .................................................................................................. 9· 11.0 Authority ....................................................................................................................... 10 12.0 Limitations .................................................................................................................... 1 0 12.0 References ..................................................................................................................... 11 Figures 1.0 Vicinity Map ................................................................................................................... 2 2.0 Soils Map ........................................................................................................................ 7 Tables 1.0 Plant Indicator Status ...................................................................................................... 3 2.0 Plant Species Found at Sample Locations .................................................. ~., ................. 5 Attachments Wetland Map King County Wetlands Inventory Sheets Wetland and Buffer Functions and Semi-quantitative Perfonnance Assessment J. S. Jones and Associates. Inc. 1.0 Project Description The applicant proposes to shortplat 1.73 acres. This study was conducted to determine if wetlands are present and the type and extent of wetlands on or near the property. 2.0 Site Location and Directions . The site is located at 3712 Lincoln Avenue N.E. in Renton, Washington (see map). The King County tax parcel number is 334570-0020. The site is in Section 32, Township 24 North, Range 5 East of the Willamette Meridian. Directions to the site from the junction of Interstate 405 and N.E. 44th Street in Renton are as follows: Take N.E. 44th Street east; N.E. 44th Street becomes Lincoln Avenue N.E.; at the Y at the junction of Lincoln Avenue N.E. and 11 Oth Place N.E., stay to the right on Lincoln Avenue N.E.; the site is the third property on the left south ofN.E. 36th Street. 3.0 Methodology . The wetland assessment and delineation were performed using the Routine Small Area Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (COE. 1987). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrupt, and the project is not controversial." The wetland determination was based on the presence of the three· criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland assessment included a review of the King County Wetlands Inventory (King County, 1991), and the USDA Soil Conservation Service's Soil Survey olKing County (Snyder, 1973). The on-site evaluation was completed on August lOth, 1998. Wetland boundaries were delineated and marked with consecutively numbered orange flagging, based upon an evaluation of soils, vegetation and hydrologic characteristics. The wetland boundaries and buffers are presented on the attached wetland map. 4.0 General Site Description The property is located on a north facing hillside. Slopes are from 10% to over 30%. One single- family residence is present on-site. A drainage feature is located along the east property line. The drainage feature flows to the north. On-site vegetation is deciduous forest with a dense understory of Himalayan blackberry (Rubus procerus). Surrounding land use is residential with areas of deciduous forest. 1 J. S. Jones and Associates. Inc. 3712 Lincoln Avenue N.E. Renton, Washington Figure 1.0 Vicinity Map 2 · . J. S. Jones and Associates. Inc. 5.0 Vegetation 5.1 Vegetation Methodology Rules for determining dominant species were established in the Corps of Engineers Wetlands Delineation Manual (COE, 1987). Dominants are determined using the 50120 rule. To use this rule, percent cover is added by order of descending cover until 50% cover is reached. These species are considered dominants. The next most common species is also included as a dominant if it has over 20% cover. Species with less than 5% cover are not considered dominant species. Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Cowardin, 1979). The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Plant Species that Occur in Wetlands: 1996 National Summary (U.S. FWS, 1996) (see Table 1). An indicator status was applied to each species according to its probability of occurring in wetlands. Table 1: Plant Indicator Status Indicator Category Symbol Occurrence in Wetlands Obligate Wetland OBL > 99% Facultative Wetland F ACW 67-99% Facultative F AC 34-67% Facultative Upland FACU 1-33% Upland UPL > 1% Note: FACW, FAC and FACU have + and -values to represent species near the wetter end of the spectrum (+) and the drier end of the spectrum (-). (National List of Plant Species that Occur in Wetlands: 1988 National Summary, Reed 1988) 5.2 Vegetation Results A small area of lawn and ornamental landscaping is present around the residence. The remainder of the property is deciduous forest dominated by red alder and big-leaf maple (Acer macrophyllum) with a dense understory of Himalayan blackberry (Rubus procerus). The drainage feature is dominated by Himalayan blackberry, salmonberry (Rubus spectabilis) and lady fern (Athyriumfilix-femina), with areas of reed canarygrass (Phalaris arundinacea). At sample location 1 (SL-l), an upland, deciduous-forested plant community is present. Dominant species are big-leaf maple, Scouler willow (Salix scouleriana), Himalayan blackberry and sword fern (Polystichum munitum). Dominant species at SL-l are 25% FAC and 75% FACU. An upland plant community is present because less than 50% of dominant species are F AC, F ACU andOBL. At SL-2. a Palustrine scrub/shrub plant community is present. Vegetation is dominated by Himalayan blackberry, lady fern, giant horsetail (Equisetum telmateia) and reed canarygrass. Dominant species at SL-2 are 75% FAC and FACW and 25% FACU. A hydrophytic plant community is present because over 50% of dominant species are F AC, F ACU and OBL. 3 J. S. Jones and Associates. Inc. At SL-3. an upland. deciduous-forested plant community is present. Vegetation is dominated by red alder and Himalayan blackberry. Other dominants within 100 feet ofSL-3 in the same vegetation community include big-leaf maple and western hemlock (Tsuga heterophylla), two FACU species. Dominant species at SL-3 are 50% FAC and 50% FACU. To be considered hydrophytic, over 50% of the dominant species must be FAC, FACW or OBL. At SL-4, an upland, deciduous-forested plant community is present. Vegetation is dominated by big-leaf maple, western hazelnut (Cory/us cornu/a), Himalayan blackberry and bracken fern (Pteridium aquilinum). Dominant species at SL-4 are 100% FACU. An upland plant community is present because less than 50% of the dominant species are FAC, FACW or OBL. At SL-5, a Palustrine emergent plant community is present. SL-5 is located in a plant community. Vegetation is dominated by bluegrass (Poa sp.), large-leafavens (Geum macrophyllum) and giant horsetail. Dominant species at SL-7 are 100% FAC, FACW and FACW-. A hydrophytic plant community is present because over 50% of dominant species are F AC, F ACU and OBL. At SL-6, an upland. deciduous-forested plant community is present. Dominant species are big-leaf maple and Himalayan blackberry. Dominant species at sample location 6 are 100% F ACU. An upland plant community is present because less than 50% of the dominant species are F AC, FACWorOBL. 4 J. S. Jones and Associates, Inc. Table 2: Plant Species Found On-Site and at Sample Locations s Name Common Name 5 J. S. Jones and Associates. Inc. 6.0 Soils 6.1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. These soils have low chroma, and have redoximorphic characteristics (characteristics related to an anaerobic environment) such as redox concentrations (mottles), redox depletions (gleying), or a reduced matrix (a matrix that changes color when exposed to air). 6.2 Soils Results USDA Soil Conservation Service (SCS) mapped on-site soils as Alderwood gravelly sandy loam (AgC) (Snyder. 1973). The site visit confirmed Soil Conservation Service mapping. In a representative profile for Alderwood gravelly sandy loam, "the surface layer and subsoil are very dark brown, dark brown, and grayish-brown gravelly sandy loam about 27 inches thick. The substratum is olive-gray silty clay loam. It extends to a depth of 60 inches or more. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of27 inches or more" (Snyder, 1973). An inclusion of Norma sandy loam is present in the drainage feature. This inclusion was not identified by the SCS. In a representative profile for Norma sandy loam "the surface layer is black sandy loam about 10 inches thick. The subsoil is dark grayish-brown and dark-gray sandy loam and extends to a depth of 60 inches or more" (Snyder. 1973). The soil at SL-l is non-hydric. From 0 to 18 inches, the "A" horizon is brown (lOYR 4/3) gravelly sandy loam. The soil is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-2 is hydric. From 0 to 18 inches, the "A" horizon is black (lOYR 211) silt loam. The soil is hydric because it has a one chroma matrix at ten inches. The soil at SL-3 is non-hydric. From 0 to 8 inches, the "A" horizon is brown (lOYR 4/3) gravelly sandy loam. From 8 to 18 inches, the "B" horizon is lOYR 4/4 gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-4 is non-hydric. From 0 to 3 inches, the '~A" horizon is very dark grayish brown (lOYR 3/2) gravelly sandy loam. From 3 to 18 inches, the "B" horizon is very dark grayish brown (2.5Y 312) gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-5 is hydric. From 0 to 20 inches, the "A" horizon is black (1 OYR 2/1) gravelly sandy loam. Below 20 inches. the "B" horizon is dark brown (lOYR 3/3) with many yellowish red (5YR 5/6 mottles). The soil at SL-5 is hydric because it has a one chroma matrix at ten inches. 6 " 3712 Lincoln Avenue N.E. Renton, Washington USDA Soil Conservation Service King County Soil Survey, 1973, Sheet 11 Figure 2.0 Soils Map 7 J. S. Jones and Associates. Inc. J. S. Jones and Associates. Inc. The soil at SL-6 is non-hydric. From 0 to 2 inches. the "A" horizon is very dark grayish brown (IOYR 3/2) gravelly sandy loam. From 2 to 18 inches, the "8" horizon is dark yellowish brown (lOYR 3/4) gravelly sandy loam with common, distinct, yellowish red (5YR 5/6) mottles. The soil at SL-6 is non-hydric because it has a high chroma matrix at ten inches. 7.0 Hydrology 7.1 Hydrology Methodology The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% to 12.5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands (COE, 1987). In Western Washington. wetland hydrology is typically present between the months of December and May. The growing season can either be defined by the number: of frost-free days (temperatures above 28(F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41 (F). The growing season is all but a few weeks of the year. The delineation took place August 15th, during a week of heavy precipitation. At each sample location, wetland hydrology indicators such as inundation, saturation, water marks, and drainage patterns in wetlands were assessed in a twenty-inch soil pit. 7.2 Hydrology Results Wetland hydrology is associated with the drainage feature located near the east property line. Hydrology comes from rainfall. surface flow, seeps and the upstream portion of the drainage feature. A surface water flow 2 inches deep was present in the drainage feature at the time of the site visit. At SL-I, SL-3, SL-4 and SL-6, wetland hydrology was not present at the time of the site-visit. Wetland hydrology indicators including water marks, drift lines, sediment deposits or drainage patterns in wetlands were not present at these sample locations. At SL-2 and SL-5, the wetland hydrology criteria was positive because the soil was saturated to the surface. A defined stream channel was present in the drainage feature at both sample locations. 8.0 Wetland Determination 8.1 Uplands SL-l, SL-3, SL-4 and SL-6 are upland sample locations. Upland vegetation is dominant. Soils are high chroma and lack redox features. Wetland hydrology indicators were not present. 8.2 Wetlands The on -ite wetland is 8470 square feet. The wetland is associated with the drainage feature located along the east property boundary. The wetland extends off-site to the north and south. On-site wetlands were not identified in the City of Renton Critical Areas Inventory (Renton, 1991) or the King County Wetland Inventory (King County, 1990). The on-site wetland was delineated on the basis of the presence of Norma soils and a hydrophytic vegetation community. Wetland hydrology was observed in the bottom of the drainage feature. 8 , , J. S. Jones and Associates,lnc. Wetland hydrology was not present throughout the entire area of both Norma soils and hydrophytic vegetation because the delineation took place during the summer dry season. Himalayan blackberry, a F ACU is a dominant in both uplands and wetlands on-site. Himalayan blackberry is commonly found in wetlands as well as uplands in Western Washington and was not considered in determining the wetland boundary. SL-2 and SL-5 are located in the drainage feature along the east property boundary. Vegetation at both SL-2 and SL-5 is hydrophytic. Soils are one chroma at ten inches and soils were saturated to the surface. 9.0 Wetland and Stream Rating and Buffer Requirement The wetland in the drainage feature is over one acre in size. According to Chapter 32 of the wetlands greater than 2,200 square feet are Category 2 wetlands .. Category 2 wetlands are required to have a 50-foot buffer. 10.0 Functional Assessment Wetlands have three primary functions. Wetlands improve water quality, as soils and leafy emergents act to filter and bind water borne pollutants. Wetlands provide important water-holding and flood storage functions, by slowly releasing storm runoff to rivers, reducing the extent of flooding downstream. Wetlands provide important wildlife habitat for a large number of invertebrate, plant and animal species. Benefits to nearby human residents include buffering from surrounding development and opportunities for enjoyi,ng native wildlife and vegetation. On-site wetlands are in the upper third of the watershed. Hydrology comes from hillside seeps, rainfall and sheet flow from the surrounding uplands. Water quality improvement is high. Vegetation cover is over 90% and tlow-through is moderate. Water holding and storm water functions are moderate due to the unconstrained outlet and the size of the wetland. Wetland and wetland buffer functions were assessed using the Wetland and Buffer Functions and Semi- quantitative Performance Assessment (Cooke, 1995). Flood and storm water functions are moderate. The wetland is associated with a tributary of May Creek. the wetland. includind off-site area, is 5 to 10 acres and is located in the upper 1I3rd of the drainage. Base tlow and groundwater support is moderate because of the wetlands size, position in the watershed. seasonal flooding and low-flow sensitive fish popUlations downstream. Erosion and shoreline protection is moderate because of the dense vegetation along the ordinary high water mark and moderate development upstream. Water quality improvement is moderate because of the size of the wetland. high vegetation cover and moderately developed upstream basin. the on-site wetland provides moderate biological support because of its' size, variety of habitat types. high invasive species. seasonal surface water, moderate organic export and connection to upland habitats. Overall habitat functions are moderate because the wetland size, moderate habitat diversity and moderate function as sanctuary or refuge from surrounding development. Specific habitat functions are moderate for invertebrates, amphibians, mammals and birds and low for fish. Cultural and socioeconomic functions are low. The wetland is privately owned and therefore lacks 9 J. S. Jones and Associates. Inc. educational and passive and active recreational opportunities. Aesthetic value is low because views of the wetland are blocked by Himalayan blackberry. The presence of historical or archaeological resources is not known. 11.0 Authority This determination is in accordance with Section 404 of the Clean Water Act, the objective of . which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs~ and similar areas" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). 12.0 Limitations Wetlands are subject to seasonal and annual variation. Wetland determinations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. 10 J. S. Jones and Associates. Inc. 13.0 References COE. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksberg, Mississippi. Cowardin. Lewis M., 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service. Jamestown, North Dakota. Federal Register. 1980. 40 CFR Part 230: Section 404(b)(l)' Guidelines for Specification of Disposal Sitesfor Dredged or Fill Material. Vol. 45, No. 249, 85352-85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers. Vol. 47, No. 138;p 31810. US Government Printing Office, Washin1!ton D.C. -I King County. 1991. King County Wetlands Inventory. King County Environmental Division. Bellevue. Washington. King County. 1996. Zoning Code Title 21A. King County Department of Development and Environmental Services. Renton, Washington. MacBeth Division. 1990. Munsell Soil Color Charts. Kollmorgen Instruments Corporation. Baltimore, Maryland. Reed, Porter B. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.S. Fish and Wildlife Service. St. Petersburg, Florida. Renton. 1992. Code of General Ordinances of the City of Renton. Renton" Washington Snyder. Dale E., Phillip S~ Gale, Russell F. Pringle. 1973. Soil Survey of King County Area. Washington. USDA, SCS. Washington; D.C. 11 J. S. Jones and Associates, Inc. Attachments 12 J. , Ines and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: ~ a .v . E. Appli~ant/Ow~=,L'~¢ InvestJgator: ~ Date: County: 1<'1"9 State: wr Do Normal Circumstances exist on the site? No Community 10: __ _ (s th~ site significantly disturbed (Atypical Situation) Yes @ (!§) Transect 10: Plpt lD: Sample Loc.: Is the area a potential problem area? Yes Explain: __________________ _ 32-1 Wetl./Upl: VEGETATION Dominant Indicator Percent Basal Dominant Indicatpr Percent Stem Iu:e SD~!.;i~s Stalys CQv~[ ~ WQQd)! Yilles Statys ~ Qnm! IEL.//J¥k --lJ.6 to.lt~k~ M(v 5'6 I-#{t-J 2. 3. It. --4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent ~1: Status CQY~[ Cwlli1 Ii~ . ~ ~ I-/}L L.6 13. ::lG,D ~u q--- 6. 14. --7. 15. --8. 16. Percent of Dominant Species that are OBL, FACW or FAC: 2<7"% (Excluding FAC-) Basis for Decision: k66 71"", ~c:> % Fd'C; ;~O!JC- / HYDROLOGY W!i:lIand l:I)!g[QIQg:i Indi!.;atQ[s; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches Other Water marks ~ Recorded Data Available: -Drift Lines -_ Sediment Deposits Ei~hj QUS!i:[yatiQDS; _ Drainage Patterns in Wetlands -Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: ~f//Jr'd 4k1~ J~,/;;II~ llr HL9'4 SOILS Map Unit Name (Series and Phase ):.-i'-l-::!:#:u;aU5..c&.1&4:...-....:::~~=-- Taxonomy (Subgroup)' Po file Descriptjon: Matrix Colors Mottle Colors Depth (~ 0-:3 3-t- ~ (Munsell Mojst) Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: /..u t~ nJdn WETLAND DETERMINATION - J. S. "y •• es and Associates. Inc .. Drainage Class:.,,£.c..L~<ra----.:=:::w~ Do· Field Observations / Con finn Mapped Type? (!3Y Mottle Abundance/contrast Concretions Texture, Structure Concretions. etc. ~'5L _ High Organic Content in Surface layer in Sa:ndy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes Q!9? Yes ~ Is the Sampling Point in a Wetland? Yes @..) Wetland Hydrology Present? Hydric Soils Present? Yes (if;) Remarks: .. . * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. J. S. ~s and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: _o<...-L...L.~~~=-O~.L..£:>=--...L.f.-"""C=:= Date: County: --"-~:T-;-r- State: Do Nonnal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) Transect ID: Is the area a potential problem area? , Plot ID: Explain: __________________ _ Sample Loc.: VEGETATION Dominant Tree Species Indicator Percent Basal 1., _____ _ 2., _____ _ 3., _____ _ 4. Dominant Shrub SP!lci!lS 5 .. _____ _ Status Indicator Status 6., _________ _ 7., _________ _ 8. Cover .Aru Percent Stem CQyer C.mw.t Wetl./Upl: Dominant W~Vw 9'~4 . 10. / ._---"'----11.. _____ _ 12. Dominant Indicator Percent Stem ~tus ~ Qnmt F&tJ Co _ Indicator Percent S.la1u.s ~ ~~~)#' ?;6 ~~~~%L 'Ftk~ /b .~.-'L.L!=---J4z:W :3 a Percent of Dominant Species that are OBL, F ACW or F AC: (Excluding FAC-) Basis for Decision: h vfd a~~~ ~~d h?~ /9?rc:d HYDROLOGY W!lUillld IhdrQIQ~)! IIHH~atQ[s; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs ~turated in Upper 12 Inches -Other Water marks - -No Recorded Data Available: Drift Lines -_ Sediment Deposits . filM QbseaatiQl1S; VUr'ainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12") IL -Water-Stained Leaves Depth to Free Water in Pit (in.) Local Soil Survey Data o (in.) ~C-Neutral Test Depth to Saturated Soil: Other (Explain in Remarks) Basis for Decision: 1~";J~j (' A;fTJM'{ --5M '7b-5:u~u SOILS Map Unit Name (Series and Phase):,....L.L.L&er.4f~~r.c..:~~~ ____ _ Taxonomy (Subgroup): Pofile Description: J. S. J , s and Associates, Inc. Drainage Class:.LL.~:;L..!.-=~-'-'-_ Do Field Observations Confirm Mapped Type? dfk No Depth' (Inches) Matrix Colors Mottle Colors Mottle Texture, Structure Horizon C2S!~ns, etc. (Munsell'Moist) <Munsell Moist} Abundance/contrast ~i!tJttJtf --O-f=' ,£ _ ((>t- ~ Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ G1eyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ Wetland Hydrology Present? Yes (jf;J Hydric Soils Present? Yes ast:> Remarks: 65< Concretions = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? Yes ~ * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. J. S. les and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands 'Delineation Manual) Project/Site: -=-'4--==-~4L-~.:a....o.£....L,I.~~ __ ~ Dale: Applicant/Own.:.::e:.!.<r·~~LL....fL;.L--,-______ _ County: -<-~7T-- Investigator: State: Do Normal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) Transect ID: Is the area a potential problem area? Plot 10: Explain: __________________ _ Sample Loc.: ~ -'2 WetlJUpl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem ~.if(~ies ~ C~n~~[ -Aru. WQQd)! Y:iJles Status ~ Q21m.t 't..O 9.E.h4~ ~~ /~-.- 2. 10. 3. II. 4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shrub Sp~!;i~s Status ~Cmmt l:I~rb Sp~s.;i~:I S1aWs ~ 5. 13. 6. 14. 7. 15. 8. 16. Percent of Dominant Species that are OBL, FACW or FAC: ~ (Excluding F AC-) Basis for Decision:jlJ~f /) ~/; -C>P'5-)Z>/h ~ ffl (/ (i3L ///;;:; &J hL. ~L -A-) / ~#'~4~~ , / " HYDROLOGY ~elland H)!d[QIQg:lim!icatQ[S; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches Other Water marks ~ Recorded Data Available: - -Drift Lines _ Sediment Deposits Eield Qbse[YatiQIlS; _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12") Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: IJJt!;t.1t1TJ j )JJr ~~e.ur '" J. S. Jo and Associates. Inc. SOILS Map Unit NameM Drainage Class: l ~,- (Series and Phase): 'tI1m.a-Do Field Observations Ye~ Taxonomy (Subgroup): Flw~; Ac:mMc.d-h' Confirm Mapped Type? eQfiI~ Q~:.i~ril2tiQn; v Depth Matrix Colors Mottle Colors Mottle Texture, Structure ~7t HQri;Z;QO (MYns~1I MQist) (MYDS~II MQistl Abyndance/contrast ~Z!;etc. IJ-~.a7Ll / . Hydric Soil Indicators: -Concretions -Histosol _ High Organic Content in Surface layer _ Histic Epipedon in 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 (Explain in Remarks) _ 2 Chroma with Mottling Basis for Decision: I C 4ro/?7H-~ /01 ' WETLAND DETERMINATION Hydrophytic Vegetation Present? cr~No Is the Sampling Point in a Wetland? <:2iJ:,s> No Wetland Hydrology Present? ~NO Hydric Soils Present? No Remarks: ... This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. .. ' /:. J. S les and Associates. Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/S ite: -"""---''-'-''::;:=;~-'-''''''''''~~.LL...,",",=-:''...::...J,'''::: Dale: Applicant/Ow,;;.n:.;:;er;':':~-=-L..L.~-=I-______ _ County: ~~-Fr- Investigator: Do Nonnal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? e No Yes ~ Yes~ State: Community 10: __ _ Transect 10: Plot ID: Explain: __________________ _ Sample Loc.: Wetl./Upl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem In~~ S~i~s Status CQY~[ .~ w~~~e~ StEik ~ C!lWl1 ~4.~ ~ tjO --9. Ih'k~ /4i u YZ' 2. 10. --3. II. --4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shmb S~!<i~:i Statys CQye[ Cmm1 Ili21ZIa-S1a1Y.:i ~ 5·7~~u-r 'Esc.v 7;0 Aw ~ 6. 14. 7. 15. 8. 16. Percent of Dominant Species that are OBL, F ACW or F AC: (Excluding F AC-) 0 BaSiSfOrDeCiSion:"7/"pfll~ !Jot ~0 ?/~~AJf .!?:j"uP' -~~ O,/p aC, ;C~c..~ O)3L / HYDROLOGY W~tland l:Iyd[QiQgy Illdi!<atQrs: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs = Saturated in Upper ~i Inches Other Water marks --VNo Recorded Data Available: Drift Lines -_ Sediment Deposits field QbS~[ylltiQllS: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12") Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: /yJ(( A-!P?5 JJttt ?r~~# SOILS Map Unit Name (Series and Phase):'--:'-I-l-~~~"""--:II-~=~ ____ _ Taxonomy (Subgroup): Pofile Descriptjon: Depth (InmW O:ly Horizon J4- Matrix Colors ~:;~~t) Mottle Colors (Munsell Moist) Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: ..3 WETLAND DETERMINATION J. S. Jo . and Associates, Inc. Drainage Class:.--If!.~~c.'-d~"-_ Do Field Observations Con finn Mapped Type? ([ij No Mottle Abundance/contrast Concretions Texture, Structure ~5i2'S' etc. _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes~_ Is the Sampling Point in a Wetland? Yes <J§) Wetland Hydrology Present? Yes ~ Hydric Soils Present? Yes (!§) Remarks: * This data fonn is a combination of the Original and amended 1987 Routine Wetland Determination data forms. ~. , . J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Sit M Applicant/Owner: ~~ Investigator: =i~~ Do Nornial Circwnstances exist on the site? Is the site signifiCantly disturbed (Atypical Situation) Is the area a potential problem area? Date: County: ~~'?f State: Community ID: __ -.,.. Transect ID: Plot ID: Explain: ________________ _ Sample Loc.: .s; z-'S WetiJUpl: L<:£-t VEGETATION Dominant Tree Species 1.. ____ _ 2 .. ____ _ 3 .. ____ _ 4. Dominant Shrub. Species 5.V 6. ____ _ 7. ____ _ 8. Indicator Percent Basal Status Cover Area Indicator Percent Stem Status Cover Count Dominant Woody Vines ·9. ____ _ Indicator Percent Stem Status Cover Count 10. _______ _ 11. _______ _ 12. Dominant Indicator Percent Herb.§.e.ecies Status Cover n.~It>p-Fi?c 20"/.0) 14. 'Eif&.. -~ -IS. f . ~/ Ie:> ==== 16. Percent of Dominant Species that are OBL, FACW or FA.C: (Excluding FAC-) I HYDROLOGY Wetland HydrolQgy Indicators: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs --saturated in Upper 12 Inches Other Watermarks ~o Recorded Data Available: -Drift Lines -_ Sediment Deposits Field Observations: Y1:Jrainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) " _ Oxidiied Root Channels (upper 12") , Water-Stained Leaves l ~(in.) -Depth to Free Water in Pit Local Soil Survey Data 1) ;/'FAC-Neutral Test Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: 1511-"f Iv.s vr #-C( I O;A'v~ ?4-If~M -- <II J. S. Jon",,~ and Associates, Inc. SOILS Map Unit Name Drainage Class:~_=-=,--__ _ (Series and Phase):,--C...,J;...Io~~<.L-_-=--,~ ___ _ Do Field Observations Confinn Mapped Type? Y Taxonomy (Subgroup): .... Pofile Description: Depth (Inches) Mottle Colors Mottle Texture, Structure Concretions, etc. Horizon » )?J (Munsell Moist) Abundance/contrast tSSL 0--:2<:.> 2 v-r Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions ~eyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present? ~NO Wetland Hydrology Present? No Hydric Soils Present? (::{i;) No Remarks: Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? ~ No * This data form is a combination cI the original and amended 1987 Routine Wetland Determination data forms. .' , J. S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: ~3~.L...L:-!"=-...5o:::II~~L£:::!~~~-::"'''' e;:-Date: Applicant/Own~"""",,,,·~-L.J.~~~ _____ _ County: Investigator: State: Do Normal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) No Yes~ Yes &f) Transect 10: Is the area a potential problem area? Explain: _________________ _ Plot 10: Sample Loc.: --:;Z-z WetlJUpl: 0 VEGETATION Dominant Indicator Basal Dominant Indicator Stem Tree SQecies Status Area Wg Vines Status Count I.B.L./?//JflU FA~u yz;> 9., 6.~iJ;y~,~ /~ 2. 10. 3. II. 4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shrub SQecies Status Cover Count Herb SQecies Status --Cover' 5. 13. 6. 14. 7. 15. 8. 16. Percent of Dominant Species that are OBL, F ACW or F AC: 6% (Excluding F AC-) Basis for Decision: Nb -,:;¢( HC&.) c:>!JL ~.v~ / / HYDROLOGY Wetland H~drology Indicators: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches <a Other Water marks -_ 0 Recorded Data Available: -Drift Lines _ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth to Surface Water (in.) _ Oxidized Root Channels (upper 12") Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: /ud/; 1I.flf15 AJpr r~~ Vt SOILS Map Unit Name (Series and Phase):.~~~IU,6.~ruu.: ........ ~=--____ _ Taxonomy (Subgroup): Pome Description: Depth Mottle Colors J. S. Jv •• es and Associates, Inc. Drainage Class:-I-<'-I(J,~.-!I.L~~_ 00· Field Observations Confirm Mapped Type? No Mottle e:~ (Munsell Moist) Abundance/contrast Texture, Structure cTionS. etc. Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ Wetland Hydrology Present? Yes ~ Hydric Soils Present? Yes Remarks: ~( .. Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on' Local Hydric Soils List ~ Listed on National Hydric Soils List _ Other (Explain in Remarks) (s the Sampling Point in a Wetland? Yes (}ib . * This data form is a combination ci the original and amended 1987 Routine Wetland Detem1ination data forms. Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Flood! -size <5 acres Stonn Water -riverine or lakeshore wetland Control -< 10"10 forested cover X unconstrained outlet located in lower 1/3n! of the -drainage Points 12 (max IS) Base Flow/ X. size <5 acres Ground Water -riverine or lakeshore wetland Support located in lower 1/3 n! 0 f the drainage _ temporally flooded or saturated _ no flow-sensitive fish populations Points 12 on-site or downstream (Max 15) Erosion! _ Sparse grass/herbs or no veg along Shoreline OHWM Protection X. wetland extends < 30 m from OHWM _ highly developed shoreline or Points J subcatchment (Max 9) Water Quality X. rapid flow. through site Improvement _ < 50% veg cover _ upstream in basin from wetland is Points 1 undeveloped (max 12) X. holds <25% overland runoff Staff Repath Date 9125198 Criteria Group 2 2 pts X. size 5-10 acres X. mid-sloped wetland X. 10-30% forested cover semi-constrained outlet -located in middle 113n! of the drainage size 5-10 acres -X. mid-sloped wetland located in middle 113 of -drainage X. seasonally or semi-permanently flooded or saturated X. low flow-sensitive fish populations on-site or downstream _ moderate wood or veg a1o,ng OHWM wetland extends 30-60 m from -OHWM X. moderately developed shoreline or subcatchment _ moderate flow through site 50-80% cover -X. :s 50"10 of basin upstream from wetland is developed holds 25-50% overland runoff - N?A = Not ApplIcable, Nil = No Information Available Group 3 3 pts size> 10 acres = depressions, headwaters, bogs, flats > 30% forested cover -culvertlbermed outlet X. located in upper 113n! of drainage , size> 10 acres -depressions, headwaters, bogs. flats X. located in upper 113n! of drainage _ permanently flooded or saturated, or intermittently exposed _ high flow-sensitive populations contiguous with site in highly permeable strata X. dense wood or veg along OHWM wetland extends >200 m from -OHWM _ undeveloped shoreline or subcatchment _ slow flow through site X. >800/0 veg cover _ >50% of basin upstream from wetland developed holds >50% overland runoff - Dominant Vegetation: Deciduous forest, Himalayan blackberry understory plant community. -' .' Wildlife: ; .~ ~. Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Natural size <5 acres Biological = ag land, low veg structure X seasonal surface water Support _ one habitat type PAB POW PEM PSS PFO EST _ low plant diversity «6 species) Points 21 (max 36) _ > 50% invasive species _ low primary productivity _ low organic accumulation _ low organic export few habitat features -_ buffers very disturbed _ isolated from upland habitats Overall Habitat -size <5 acres Functions _ low habitat diversity Points ~ _ low sanctuary or refuge (max 9) Specific -Low Invertebrate Habitat Habitat _low amphibian habitat Functions X. low fish habitat low mammal habitat -Points 2 low bird habitat (max IS) - Culturall X. low educational opportunities Socioeconimic X. low aesthetic value Points.l X. lacks commercial fisheries, (max 21) agriculture, renewable resources X. lacks historical or archeological resources X. lacks passive and active recreational opportunities X. privately owned X. not near open space Notes: Staff Repath . Date 9/25/98 Criteria Group 2 2 pts Group 3 3 pts X. size 5-10 acres -size> 10 acres X. 2 Icvelveg _ high veg structure _ pennanent surface water _open water pools through summer X. two habitat types ~ ~ 3 habitat types PAS POW PEM PSS PFO EST PAS fQ~ ~M fSSfEQ EST X. moderate plant diversity (7-15 _ high plant diversity (>15 species) species) X. 10-50% invasive species _ <looA. invasive species x.. moderate primary productivity _ high primary productivity .:.... moderate organic accumulation _ high organic accumulation X. moderate organic export _ high organic export X. some habitat features _ many habitat features X. buffers slightly disturbed buffers not disturbed _ partially connected to upland X. well connected to upland habitats habitats X. size 5-10 acres size> 10 acres X. moderate habitat diversity = high habitat diversity X. moderate sanctuary or refuge _ high sanctuary or refuge X. moderate invertebrate habitat _ high invertebrate habitat X. moderate amphibian habitat _ high amphibian habitat -moderate fish habitat _ high fish habitat X. moderate mammal habitat _ high mammal habitat X. moderate bird habitat _ high bird habitat _ moderate educational opportunities _ high educational opportunities -moderate aesthetic value _ high aesthetic value -moderate commercial fisheries _ high commercial fisheries agriculture, renewable resources agriculture, renewable resources -moderate historical or _ important historical or archeOlogical site archeological site _ some passive and active recreational _ many passive and active opportunities recreational opportunities _ privately owned, some public _ unrestricted public access access _ some connection to open space _ directly connected to open space .ZON .. ~G MAP BOOK ~ :> '" KROll PAGE# i SECTITOWNIRANGE ~ Resource Conservation ~ Residential 1 dulac ~ Re,idenUal 5 dulac ~ Residential dulac I RMH I Residential Manufactured ~ ResidenUal 10 dulac ~ Rcsidenlial 14 dulac ~ ReSiidenUal Multi-Family Homes Intill ,." ... • ,.1 ~M-Nl Ruidential Multi-Family Neighborhood Cenler \ ~-,,!~, l.J . ~~ ~,\<1: r-: ~ :~. \Ol!'4-C 1 Re!lidential Yuill-Family Suburban Center 1: f.\~~~ t")1':'" \1\/" .... 'A,...U: Rc!lldenLlai Multi-Family t.:rban Cenler ,. ___ :;w ".... 1!=1 ... ~· ~ Convenience Commercial ~ Center Nei,hborhood @] Center Suburban ~ Cenler Downtown ~ Cenler Office Residential ~ Commercial Arterial ~ Commercial Arterial AulomaU [§:J Commercial Ortico W Industrial -Heavy , './'o! \ Indu3lnal -Medium ~ Induslnal -L'Ihl ~ ?I. PubliC t.::se (?> Publicly Owned Renton City Limi13 Adjacent City UmiLs \'-·· .. -i (Grey Text) Prezones ~ Aulomall District A o Aulomall O"lricl D PAGE INDEX t' •. ''I' 29 T24N R5E E 112 .Z ~- N ('t') /'--_____ \~ SE 80th St. I~-!--=--I J-~~~S'-.s. NE /31st St RC ZONING P/BIFW TECHNICAL SEllVlCl!S 1lI07196 ' I SE 86th I 1~-8 I I' I I I ,--., ~. i I ! ; , SE 88t s S '". " . . " I I . !.' . ! I . '. '. ; .. " ! . i ; I ~a . 6' ACCESS &£ 0 UTILITY EASEMENT :;3!.!l?0021t; ~ (.., . , .•. :. ..... (;1 ',l 1:) o 11 . ~:-·~i ~--b~ . . ,:.. ·,L ~5 'I;." .01 ( ':i ,.; ;,' ;:- :). -'1' .. , .... ;/ ;.: .\': . ~~: :;; ..:~ .. ~ ... '::} . } " ,~ , THp,CT ,1> •. ". ~ r",_"~1 ••••• -_ .. ',' .. ' ..... ., "" 11,), 'C.~ 1 .' \, --------~~~---------qq .. 03q (llJ) J. S. JOn. e Ii And. A Ii Ii 0 ciA t eli, Inc. ~~ MICROFILMED,1 ~\l,"'" WETLAND ASSESSMENT of 3712 Lincoln Avenue N.E. Renton, Washington Prepared for: Phil Kitzes Charbord Development 23126 S.E. 285th Street Maple Valley, Washington 98038 (360) 886-7786 December 4, 1998 Prepared By: Charles Repath, Wetland Biologist Lr..:~/t:! .. Of'?·'~S:;\JT P!./' ~.:: ::J\ltJ cnl UF f~GjfU;,J RECEJVED Jeffery s. Jones, Certified Professional Wetland Scientist 3 4 0 8 5 2 nd P I ace, N, E . TACOMA,WASHINGTON 98422 2 5 3 -9 4 2 - 7 1 ,} 1 / r A X 2 5 ,} - 9 4 2 -II,} 2 oJ. S. Jones and Associates, Inc. Table of Contents 1.0 Project Description .......................................................................................................... 1 2.0 Site Location and Directions ........................................................................................... 1 3.0 Methodology .................................................................................................................... 1 4.0 General Site Description .................................................... ~ ............................................ 1 5.0 Vegetation ....................................................................................................................... 3 5.1 Vegetation Methodology ..................... ~ .......................................................................... 3 5.2 Vegetation Results .......................................................................................................... 3 6.0 Soils ................................................................................................................................ 6 6.1 Soils Methodology .......................................................................................................... 6 6.2 Soils Results .................................................................................................................... 6 7.0 Hydrology ....................................................................................................................... 8 7.1 Hydrology Methodology ................................................................................................. 8 7.2 Hydrology Results .......................................................................................................... 8 8.0 Wetland Detennination ................................................................................................... 8 8.1 Uplands ................................................................................... , ....................................... 8 8.2 Wetlands .................................................................................. : ...................................... 8 9.0 Wetland Rating and Buffer Regulations ......................................................................... 9 10.0 Functional Assessment .................................................................................................. 9· 11.0 Authority ....................................................................................................................... 10 12.0 Limitations .................................................................................................................... 10 12.0 References ..................................................................................................................... 11 Figures 1.0 Vicinity Map ................................................................................................................... 2 2.0 Soils Map ........................................................................................................................ 7 Tables 1.0 Plant Indicator Status ...................................................................................................... 3 2.0 Plant Species Found at Sample Locations .................................................. .;.·, ................. 5 Attachments Wetland Map King County Wetlands Inventory Sheets Wetland and Buffer Functions and Semi-quantitative Perfonnance Assessment J. S. Jones and Associates. Inc. 1.0 Project Description The applicant proposes to shortplat 1.73 acres. This study was conducted to determine if wetlands are present and the type and extent of wetlands on or near the property. 2.0 Site Location and Directions The site is located at 3712 Lincoln Avenue N.E. in Renton, Washington (see map). The King County tax parcel number is 334570-0020. The site is in Section 32, Township 24 North, Range 5 East of the Willamette Meridian. Directions to the site from the junction of Interstate 405 and N.E. 44th Street in Renton are as follows: Take N.E. 44th Street east; N.E. 44th Street becomes Lincoln Avenue N.E.; atthe Y at the junction of Lincoln Avenue N.E. and 1 10th Place N.E., stay to the right on Lincoln Ayenue N.E.; the site is the third property on the left south ofN.E. 36th Street. 3.0 Methodology . The wetland assessment and delineation were performed using the Routine Small Area Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (COE. 1987). The Routine Small Area Methodology is "used when the project area is small, plant communities are homogeneous, plant community boundaries are abrupt, and the project is not controversial." The wetland determination was based on the presence of the three . criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland assessment included a review of the King County Wetlands Inventory (King County, 1991), and the USDA Soil Conservation Service's Soil Survey olKing County (Snyder, 1973). The on-site evaluation was completed on August 10th, 1998. Wetland boundaries were delineated and marked with consecutively numbered orange flagging, based upon an evaluation of soils, vegetation and hydrologic characteristics. The wetland boundaries and buffers are presented on the attached wetland map. 4.0 General Site Description The property is located on a north facing hillside. Slopes are from 10% to over 30%. One single- family residence is present on-site. A drainage feature is located along the east property line. The drainage feature flows to the north. On-site vegetation is deciduous forest with a dense understory of Himalayan blackberry (Rubus procerus). Surrounding land use is residential with areas of deciduous forest. 1. S. Jones and Associates. Inc. 3712 Lincoln Avenue N.E. Renton, Washington Figure 1.0 Vicinity Map 2 .J I ...... J. S. Jones and Associates. Inc. 5.0 Vegetation 5.1 Vegetation Methodology Rules for detennining dominant species were established in the Corps of Engineers Wetlands Delineation Manual (COE, 1987). Dominants are detennined using the 50120 rule. To use this rule, percent cover is added by order of descending cover until 50% cover is reached. These species are considered dominants. The next most common species is also included as a dominant if it has over 20% cover. Species with less than 5% cover are not considered dominant species. Hydrophytic vegetation has adaptations that allow these species to survive in saturated or inundated environments. These environments are classified according to the Classification of Wetlands and Deepwater Habitats of the United States (Coward in, 1979). The probability of species being found in wetland environments has been detennined by the U.S. Fish and Wildlife Service in the National List of Plant Species that Occur in Wetlands: 1996 National Summary (U.S. FWS, 1996) (see Table 1). An indicator status was applied to each species according to its probability of occurring in wetlands. Table 1: Plant Indicator Status Indicator Category Symbol Occurrence in Wetlands Obligate Wetland OBL > 99% Facultative Wetland FACW 67-99% Facultative F AC 34-67% Facultative Upland FACU 1-33% Upland UPL > 1 % Note: FACW. FAC and FACU have + and -values to represent species near the wetter end of the spectrum (+) and the drier end of the spectrum (-). (National List of Plant Species thai Occur in Wetlands: 1988 National Summary, Reed 1988) 5.2 Vegetation Results A small area of lawn and ornamental landscaping is present around the residence. The remainder of the property is deciduous forest dominated by red alder and big-leaf maple (Acer macrophyllum) with a dense understory of Himalayan blackberry (Rubus procerus). The drainage feature is dominated by Himalayan blackberry, salmonberry (Rubus spectabilis) and lady fern (Athyriumfilix-femina), with areas of reed canarygrass (Phalaris arundinacea). At sample location I (SL-I), an upland, deciduous-forested plant community is present. Dominant species are big-leaf maple, Scouler willow (Salix scouieriana), Himalayan blackberry and sword fern (Polystichum munitum). Dominant species at SL-I are 25% FAC and 75% FACU. An upland plant community is present because less than 50% of dominant species are F AC, F ACU andOBL. At SL-2. a Palustrine scrub/shrub plant community is present. Vegetation is dominated by Himalayan blackberry, lady fern, giant horsetail (Equisetum telmateia) and reed canarygrass. Dominant species at SL-2 are 75% FAC and FACW and 25% FACU. A hydrophytic plant community is present because over 50% of dominant species are F AC, F ACU and OBL. 3 .J t '. ,J J. S. Jones and Associates. Inc. At SL-3. an upland. deciduous-forested plant community is present Vegetation is dominated by red alder and Himalayan blackberry. Other dominants within 100 feet of SL-3 in the same vegetation community include big-leaf maple and western hemlock (Tsuga heterophylla), two FACU species. Dominant species at SL-3 are 50% FAC and 50% FACU. To be considered hydrophytic, oyer 50% of the dominant species must be FAC, FACW or OBL. At SL-4, an upland, deciduous-forested plant community is present. Vegetation is dominated by big-leaf maple, western hazelnut (Cory/us cornuta), Himalayan blackberry and bracken fern (Pteridium aquilinum). Dominant species at SL-4 are 100% FACU. An upland plant community is present because less than 50% of the dominant species ate FAC, FACW or OBL. At SL-5, a Palustrine emergent plant community is present. SL-5 is located in a plant community. Vegetation is dominated by bluegrass (Poa sp.), large-leaf avens (Geum maerophyllum) and giant horsetail. Dominant species at SL-7 are 100% FAC, FACW and FACW-. A hydrophytic plant community is present because over 50% of dominant species are F AC, F ACU and OBL. At SL-6, an upland. deciduous-forested plant community is present. Dominant species are big-leaf maple and Himalayan blackberry. Dominant species at sample location 6 are 100% FACU. An upland plant community is present because less than 50% of the dominant species are F AC, FACWorOBL. 4 J. S. Jones and Associates, Inc. Table 2: Plant Species Found On-Site and at Sample Locations Scientific Name Common Name x '. 5 ..J l 1r.... .1 J. S. Jones and Associates. Inc. 6.0 Soils 6.1 Soils Methodology Hydric soils are soils that are "saturated, flooded, or ponded .long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or are mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. These soils have low chroma, and have redoximorphic characteristics (characteristics related to an anaerobic environment) such as redox concentrations (mottles), redox depletions (gleying), or a reduced matrix (a matrix that changes color when exposed to air). 6.2 Soils Results USDA Soil Conservation Service (SCS) mapped on-site soils as Alderwood gravelly sandy loam (AgC) (Snyder. 1973). The site visit confirmed Soil Conservation Service mapping. In a representative profile for Alderwood gravelly sandy loam, "the surface layer and subsoil are very dark brown, dark brown, and grayish-brown gravelly sandy loam about 27 inches thick. The substratum is olive-gray silty clay loam. It extends to a depth of 60 inches or more. The substratum is grayish-brown, weakly consolidated to strongly consolidated glacial till that extends to a depth of27 inches or more" (Snyder, 1973). An inclusion of Norma sandy loam is present in the drainage feature. This inclusion was not identified by the SCS. In a r~presentative profile for Norma sandy loam "the surface layer is black sandy loam about 10 inches thick. The subsoil is dark grayish-brown and dark-gray sandy loam and extends to a depth of 60 inches or more" (Snyder. 1973). The soil at SL-I is non-hydric. From 0 to 18 inches, the "A" horizon is brown (10YR 4/3) gravelly sandy loam. The soil is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-2 is hydric. From 0 to 18 inches, the "A" horizon is black (lOYR 2/1) silt loam. The soil is hydric because it has a one chroma matrix at ten inches. The soil at SL-3 is non-hydric. From 0 to 8 inches, the "A" horizon is brown (IOYR 4/3) gravelly sandy loam. From 8 to 18 inches, the "B" horizon is 1 OYR 4/4 gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-4 is non-hydric. From 0 to 3 inches. the '~A" horizon is very dark grayish brown (lOYR 3/2) gravelly sandy loam. From 3 to 18 inches, the "B" horizon is very dark grayish brown (2.5Y 3/2) gravelly sandy loam. The soils is non-hydric because it has a high chroma matrix and lacks mottles at ten inches. The soil at SL-5 is hydric. From 0 to 20 inches, the "A" horizon is black (lOYR 211) gravelly sandy loam. Below 20 inches. the "8" horizon is dark brown (1 OYR 3/3) with many yellowish red (5YR 5/6 mottles). The soil at SL-5 is hydric because it has a one chroma matrix at ten inches. 6 3712 Lincoln Avenue N.E. Renton, Washington USDA Soil Conservation Service King County Soil Survey, 1973, Sheet 11 Figure 2.0 Soils Map 7 J. S. Jones and Associates. Inc. • I ",--, .'-J S. Jones and Associates, Inc. The soil at SL-6 is non-hydric. From 0 to 2 inches, the "A" horizon is very dark grayish brown (lOYR 3/2) gravelly sandy loam. From 2 to 18 inches, the "8" horizon is dark yellowish brown (lOYR 3/4) gravelly sandy loam with common, distinct, yellowish red (5YR 5/6) mottles. The soil at SL-6 is non-hydric because it has a high chroma matrix at ten inches. 7.0 Hydrology 7.1 Hydrology Methodology The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% to 12.5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands (COE, 1987). In Western Washington. wetland hydrology is typically present between the months of December and May. The growing season can either be defined by the number-offrost-free days (temperatures above 28(F), or the period during which the soil temperature at a depth of 19.7 inches is above biological zero (41(F). The growing season is all but a few weeks of the year. The delineation took place August 15th, during a week of heavy precipitation. At each sample location, wethmd hydrology indicators such as inundation. saturation, water marks, and drainage patterns in wetlands were assessed ina twenty-inch soil pit. 7.2 Hydrology Results Wetland hydrology is associated with the drainage feature located near the east property line. Hydrology comes from rainfall, surface flow, seeps and the upstream portion of the drainage feature. A surface water flow 2 inches deep was present in the drainage feature at the time of the site visit. At SL-l, SL-3, SL-4 and SL-6, wetland-hydrology was not present at the time of the site-visit. Wetland hydrology indicators including water marks, drift lines, sediment deposits or drainage patterns in wetlands were not present at these sample locations. At SL-2 and SL-5, the wetland hydrology criteria was positive because the soil was saturated to the surface. A defined stream channel was present in the drainage feature at both sample locations. 8.0 Wetland Determination 8.1 Uplands SL-I, SL-3, SL-4 and SL-6 are upland sample locations. Upland vegetation is dominant. Soils are high chroma and lack redox features. Wetland hydrology indicators were not present. 8.2 Wetlands The on -ite wetland is 8470 square feet. The wetland is associated with the drainage feature located along the east property boundary. The wetland extends off-site to the north and south. On-site wetlands were not identified in the City of Renton Critical Areas Inventory (Renton, 1991) or the King County Wetland Inventory (King County, 1990). The on-site wetland was delineated on the basis of the presence of Nonna soils and a hydrophytic vegetation community. Wetland hydrology was observed in the bottom of the drainage feature. 8 .' \ J. S. Jones and Associates,lnc. Wetland hydrology was not present throughout the entire area of both Norma soils and hydrophytic vegetation because the delineation took place during the summer dry season. Himalayan blackberry. a F ACU is a dominant in both uplands and wetlands on-site. Himalayan blackberry is commonly found in wetlands as well as uplands in Western Washington and was not considered in determining the wetland boundary. SL-2 and SL-5 are located in the drainage feature along the east property boundary. Vegetation at both SL-2 and SL-5 is hydrophytic. Soils are one chroma at ten inches and soils were saturated to the surface. 9.0 Wetland and Stream Rating and Buffer Requirement The wetland in the drainage feature is over one acre in size. According to Chapter 32 of the wetlands greater than 2,200 square feet are Category 2 wetlands .. Category 2 wetlands are required to have a 50-foot buffer. . 10.0 Functional Assessment Wetlands have three primary functions. Wetlands improve water quality, as soils and leafy emergents act to filter and bind water borne pollutants. Wetlands provide important water-holding and flood storage functions. by slowly releasing storm runoffto rivers, reducing the extent of flooding downstream. Wetlands provide important wildlife habitat for a large number of invertebrate, plant and animal species. Benefits to nearby human residents include buffering from surrounding development and opportunities for enjoy~ng native wildlife and vegetation. On-site wetlands are in the upper third of the watershed. Hydrology comes from hillside seeps, rainfall and sheet flow from the surrounding uplands. Water quality improvement is high. Vegetation cover is over 90% and flow-through is moderate. Water holding and storm water functions are moderate due to the unconstrained outlet and the size of the wetland. Wetlandand wetland buffer functions were assessed using the Wetland and Buffer Functions and Semi- quantitative Performance Assessment (Cooke. 1995). Flood and stormwater functions are moderate. The wetland is associated with a tributary of May Creek. the wetland. includind off-site area. is 5 to 10 acres and is located in the upper 1/3rd of the drainage. Base flow and groundwater support is moderate because of the wetlands size, position in the watershed. seasonal flooding and low-flow sensitive fish populations downstream. Erosion and shoreline protection is moderate because of the dense vegetation along the ordinary high water mark and moderate development upstream. Water quality improvement is moderate because of the size of the wetland. high vegetation cover and moderately developed upstream basin. the on-site wetland provides moderate biological support because of its' size, variety of habitat types. high invasive species. seasonal surface water, moderate organic export and connection to upland habitats. Overall habitat functions are moderate because the wetland size, moderate habitat diversity and moderate function as sanctuary or refuge from surrounding development. Specific habitat functions are moderate for invertebrates, amphibians, mammals and birds and low for fish. Cultural and socioeconomic functions are low. The wetland is privately owned and therefore lacks 9 \. ..- J. S. Jones and Associates, Inc. educational and passive and active recreational opportunities. Aesthetic value is low because views of the wetland are blocked by Himalayan blackberry. The presence of historical or archaeological resources is not known. 11.0 Authority this determination is in accordance with Section 404 of the Clean Water Act, the objective of . which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes; bogs; and similar areaS" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). 12.0 Limitations Wetlands are subject to seasonal and annual variation. Wetland determinations and delineations are not final until approved by regulatory agencies and/or local jurisdictions. 10 · ' " , J. S. Jones and Associates. Inc. 13.0 References COE. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1, US Anny Engineer Waterways Experiment Station, Vicksberg, Mississippi. Cowardin. Lewis M .. 1979. Classification of Wetlands and Deepwater Habitats of the United States. C.S. Fish and Wildlife Service. Jamestown, North Dakota. Federal Register. 1980. 40 CFR Part 230: Section 404(b )(1)' Guidelines for Specification of Disposal Sites for Dredged or Fill Material. Vol. 45, No. 249, 85352-85353. US Government Printing Office, Washington D.C. Federal Register. 1982. Title 33: Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers. Vol. 47, No. 138;p 31810. US Government Printing Office, Washiniton D.C. -I King County., 1991. King County Wetlands Inventory. King County Environmental Division. Bellevue. Washington. King County. 1996. Zoning Code Title 21A. King County Department of Development and Environmental Services. Renton, Washington. MacBeth Division. 1990. Munsell Soil Color Charts. Kollmorgen Instruments Corporation. Baltimore, Maryland. Reed. Porter B. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.S. ·Fish and Wildlife Service. St. Petersburg, Florida. Renton. 1992. Code of General Ordinances of the City of Renton. Renton~ Washington Snyder. Dale E., Phillip S~ Gale, Russell F. Pringle. 1973. Soil Survey of King County Area, Washington. USDA, SCS. Washington, D.C. 11 ~ .... J. S. Jones and Associates. inc. Attachments 12 " '/' S. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: ":3 7/2L}PtaJ~ Jl/u< ,u. C, Date: ~/~r.fRr_ APPli~ant/ow~~'4-fL~ County: 1<'-:;1 Investigator: L... ~. State: W. Do Normal Circumstances exist on the site? <YsJ No Community 10: Is th~ site significantly disturbed (Atypical Situation) Yes (fJj3 Transect 10: Is the area a potential problem area? Yes ~ Plpt 10: 5 L -7 Explain: Sample Loc.: WetlJUpl: /j."J U -G:J7A4 J~ VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem n~e Sp!:!;ies Status C~u:!:r .Ar.e.a WQQ~b Yill!:S Status ~ Qmn! IBL .. //J¥< .--lJ..a to!!-b/kl:.lru; Mev ?6 1-#{tJ ----2. ----3. II. --------4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent ~ Status Cm'.!:L Cmutl H~ . ~ C2YeJ: /-A-L L~~ --13.~~.() J;iKtJ q--- 6. 14. ----7. IS. ----8. 16. Percent of Dominant Species that are OBL, FACW or FAC: 2<7% (Excluding FAC-) Basis for Decision: k~ 7J-fh. ...; c:> % r~ ;::-~6"L / HYDROLOGY W~Ualld l:bd[QIQg:t Indi!;alQ[S; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches . Other Water marks ~ Recorded Data Available: -Drift Lines -_ Sediment Deposits Ei!:1!1 Qbse[yatiQ!]S: _ Drainage Patterns in Wetlands -Secondary Indicators (2 or more required): Depth of Surface Water (in.) --Oxidized Root Channels (upper 12" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: ~f~ Ii;kI'1j J,(J~;II~ Ilr HL5i'4 SOILS Map Unit Name (Series and Phase ):-I-'+:~.wa.£LJ""""''+'''~--=:'--~=-__ Taxonomy (Subgroup)· rofile Description: Depth (~ Matrix Colors Mottle Colors 0-:3 3-t- ~ IMunsol1 Moi,t) Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling WETLAND DETERMINATION ,..., J. _. Jones and Associates. Inc .. Drainage Class:",c...~~t&....-~:3..::.:.....& Do· Field Observations / Confinn Mapped Type? ~ Mottle Abundancelcontrast Concretions Texture, Structure Concretions. etc. 6'5L = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes ~ Yes.~ Is the Sampling Point in a Wetland? Yes @..J Wetland Hydrology Present? Hydric Soils Present? Yes 6J.;) Remarks: . ' , * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. , , ," Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/S ite: __ "--L.J..--"':~-=LI.=..J~.L..!:..>""-J....I.~="-"=:; Date: County: --<-~:=r-,r- State: Do Nonnal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) Transect 10: Is the area a potential problem area? Plot 10: Explain: _________________ _ Sample Loc.: VEGETATION Dominant Tree Species Indicator Percent Basal Status 1.,_______ _ __ 2.,___________ _ __ 3., _________ _ 4. Dominant Shrub Species Indicator Status 5.,__________ _ __ 6.,________ _ __ 7.,_________ _ __ 8. Cover ..AmI Percent Stem QmL Cmntl Wetl./Upl: Dominant Indicator Percent Stem ~ ~us.Q2m.. Qnmt 9l1bllkik" bled Co _ 'IO. ___ ~/_ 11. _________ _ 12. Dominant Indicator Percent Percent of Dominant Species that are OBL, F ACW or FAC: (Excluding FAC-) Basis for Decision: h ~d CJ~~~ UJ~d 7-#c /7?(' Cd HYDROLOGY Yl~lhllld H:ld[QIQID~ hu1i~alQ[S; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs ~turated in Upper 12 Inches Other -Watermarks --No Recorded Data Available: Drift Lines -_ SedimentDeposits, Ei~M Q12servati~ms; VDrainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12") 1"L -Water-Stained Leaves Depth to Free Water in Pit (in.) Local Soil Survey Data a (in.) ~C-Neutral Test Depth to Saturated Soil: Other (Explain in Remarks) Basis for Decision: {~~-'J CO It.ft'l/-t'{ --5"# -7b~UYfu J. Jones and Associates, Inc. SOILS Map Unit Name Drainage Class:..£L..£C.4.L.!-.LJ,o="':~_ Do Field Observations Con finn Mapped Type? C!1f,>NO (Series and Phase):....L.t..L.~~~IC::l~q......:.....::::....-:-_---'-__ Taxonomy (Subgroup): Po file Description: Depth (~ Matrix Colors Mottle Colors Mottle Texture, Structure Horizon ~5~ns,etc, (Munsell" Moist) (Munsell Moist) Abundance/contrast ~i!f;Jiut( --o-? e( -(p-t- fr Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ Wetland Hydrology Present? Yes df;) Hydric Soils Present? Yes ([j;> Remarks: 65"< Concretions = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on Local Hydric Soils List = Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? Yes ~ * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. .' '-. . J' . Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands 'Delineation Manual) Project/Site: --=-Ll-:'="--'--I-'C-=<.u""-~~~~",,," Dale: Applicant/Own.,e:,:..r·7-"~LL-..fL.;J-"-"7 _____ _ County: -<-=':--rr-- Investigator: State: Do Normal Circumstances exist on the site? Community 10: __ _ Is the site significantly disturbed (Atypical Situation) Transect ID: Is the area a potential problem area? Plot 10: Explain: _________________ _ Sample Loc.: ~ -'2 Wetl.IUpl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem ~.~i~S ~ C2~~[ .Awl. Wood): YiD~ Status ~ Cmull ft..O --9.Li.h~~ J:?cQ La:d 2. 10. --3. II. ------4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shrub S~i~s Status QmL Qnm1 H~[bS~i~s Stabls Qvru 5. 13. -- 6. --14. --7. 15. --8. 16. Percent of Dominant Species that are OBL, FACW or FAC: 5?Y;b (Excluding F AC-) Basis for Decision:jVo f /;. ~(; -O~~ -)ZJ$ Mt' fflU (I3L///,1, ~AL.~,A Y . / ~.IV~4;v~ / ~ HYDROLOGY ~elllUlg H):d[QIQg~ hldicatQrs: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -inundated _ Aerial Photographs _ Saturated in Upper 12 Inches Other Water marks ~ Recorded Data Available: - -Drift Lines _ Sediment Deposits Eielg Qbse[ntiQI1S: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12'" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: I).)J ;(.1,13> j }JJf ~~e,v[ '- J. . ones and Associates, Inc. SOILS Map Unit Name A.l Drainage Class: l '2J<:)...- (Series and Phase): ~mA-Do Field Observations Ye(§ Taxonomy (Subgroup): FJ Lfi/~; n,l.o1-t 8£-'~~H Confinn Mapped Type? fQfiI~ Qes~ri~tiQn; v Depth Matrix Colors Mottle Colors Mottle Texture, Structure ~7P} l::IQriZQ!l (Ml!DS~IIMQist) (M1!ns~1I MQist) . Abundance/cQntrast ~z:,etc. Il-~-4Z7Ll I . Hydric Soil Indicators: -Concretions -Histosol _ High Organic Content in Surface layer _ Histic Epipedon in 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 (Explain in Remarks) _ 2 Chroma with Mottling Basis for Decision: I c. ~rO/?7/1-~ /t:?JI WETLAND DETERMINATION Hydrophytic Vegetation Present? ~No Is the Sampling Point in a Wetland? ~ No Wetland Hydrology Present? ~NO Hydric Soils Present? No Remarks: * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. " . " /. ). Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: ->="'--''-'--7=-7-=-~..a:::.J..L.;;:::--~:.,.c....:::;....:...:::..L..c;; Date: Applicant/Ow.;;;n;.;.er;.:.:~~ .......... ~-.::;,I-______ _ County: -.:....~-F-r- In vestigator: Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? e No Yes d:!Q Yes~ State: Community 10: __ _ Transect ID: Plot 10: Explain: _--'-________________ _ Sample Loc.: WetlJUpl: VEGETATION Dominant Indicator Percent Basal Dominant Indicator Percent Stem 1 I~~S~i~s Status ~-~ w:6tJ~es St~ ~ Qrnn1 '4.~ Rtw 0-_ 9. h'~~ ~ eJ Yz:> 2. --10. __ 3. II. ----4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shrub SIH:!<ies Status QmL Cmmt H~eci§ ~ CQm: s.~MH-&Kv 00 --13: 'Az:kh-. Aw 5 6. 14. --7. IS. --8. 16. Percent of Dominant Species that are OBL, FACW or FAC: (Excluding F AC-) 0 Basis for Decisjon:~..-ill 13,8 ( ~ 0 ?/~~AJf ,-?~ "u~ -~~ 0717 aL, Fha.> O;3L / HYDROLOGY W!:t\and liyd[QIQgy ImHcalQ[S; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage Inundated _ Aerial Photographs = Saturated in Upper ti Inches Other Watermarks --~o Recorded Data Available: Drift Lines -_ Sediment Deposits field QbS~ClatiQns; _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12" Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: /""j(~ 11-111) JJt!t fr~~# \ SOILS Map Unit Name (Series and Phase);-..!...f.J.!t.~~~4~~-;--___ _ Taxonomy (Subgroup): Pome Description: Depth (Inches) O=Iy Horizon A- Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions Mottle Colors (Munsell Moist) _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: -3 WETLAND DETERMINATION J. ones and Associates, Inc. Drainage Class:-L..~~..J,doa..t,t---_ Do Field Observations Con finn Mapped Type? (f;J No Mottle· Abundancelcontrast Concretions Texture, Structure ~5~s.etc. = High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils Listed on Local Hydric Soils List = Listed on National Hydric Soils List _ Other (Explain in Remarks) Hydrophytic Vegetation Present? Yes~ Is the Sampling Point in a Wetland? Yes @7 Wetland Hydrology Present? Yes @ Hydric Soils Present? Yes @ Remarks: * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. , I .. .. 'r .' ~ J. u. Jones and Associates. Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Sit M Applicant/Owner: ~~ Investigator: r /~Ll:::;C:b Do Nornial Circwnstances exist on the site? Is the site signifiCantly disturbed (Atypical Situation) Is the area a potential problem area? . Date: COWlty: ...L...O~?I_ State: Community ID: __ --,- Transect ID: PlotID: • Explain: ________________ _ Sample Loc.: ~-"-::L""'--Y= VEGETATION Dominant Tree Species 1. ____ _ 2., ____ _ 3., ____ _ 4. Dominant Shrub. Species 5.V Indicator Percent Basal Status Cover Area Indicator Percent Stem Status Cover Count 6. _______ _ 7. ____ _ 8. .. WetlJUpl: u:..e-t Dominant Woody Vines ·9., ____ _ 10. ____ _ 11. ____ _ 12. Indicator Percent Stem Status Cover COWlt Dominant Indicator Percent Herb Species Status Cover 13&, -;;;;; ;?&"/ .. 14·. fi!u. -"2..c::::> -1$. f . ~;;;-==== 16. Percent of Dominant Species that are OBL, FACW or FAC: (Excluding FAC-) I HYDROLOGY Wetland HvdroIQgY Indicators: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs --saturated in Upper 12 Inches ~ Other Watermarks -No Recorded Data Available: Drift Lines -_ Sediment Deposits Field Observations: YlJrainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) .. _ Oxidized Root Channels (upper 12") , Water-Stained Leaves l \(in.) -Depth to Free Water in Pit Local Soil Survey Data 1) S/'FAC-Neutral Test Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: -6 1f1-Iv Sur fc< I Ort1Il.)~ ?1Nf~J..h ~ .. J. S. Jones and Associates, Inc. SOILS Map Unit Name Drainage Class:,---,.t.~=~ __ _ (Series and Phase):-L.4-Jo~~u-_-::-_rl-___ --""';" Do Field Observations Confirm Mapped Type? Y Taxonomy (Subgroup): - Pofile Description: Depth (Inches) Matrix Colors Mottle Colors Mottle Texture, Structure Concretions, etc. Horizon hL )?J <Munsell Moist) Abundance/contrast I C£L 0-"20 2v-f <)~/z?l£. 222Al17 ,l/5tr-_",4-_::V~L==--- Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime _ Reducing Conditions V(J1eyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: / C .'0/71". t!!.. / c>" WETLAND DETERMINATION Hydrophytic Vegetation Present? ~NO Wetland Hydrology Present? No Hydric Soils Present? tfi;J No Remarks: Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? ~ No * This data foon is a c:ornbinatioo cI the original and amended 1987 Routine Wetland Detemlination data forms. f I .. . . . , oJ. ~. Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: --==3=-.L-.!.-"=--'="~.I-So<L..<.:::;--'CL.>.o<:"='-~-e;:-Date: ApplicantlOwn~"""'·~-s....L--9~ ______ _ County: Investigator: Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? No Yes6@ Yes~ State: Community 10: __ _ Transect 10: Plot 10: Explain: ________________ _ Sample Loc.: . ~'L-Z Wetl./Upl: 0 VEGETATION Dominant Indicator Basal Dominant Indicator Stem TreeS~ies Status Area W,,-,"Vines Status Count IB,L./?/¢ FACU f?? /~ 9., 6~,~ 2. 10. 3. II. 4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent ShrubS~ies Status Cover Count HerbS~ies Status --Cover . 5. 13. -- 6. 14. ----7. 15. 8. 16. Percent of Dominant Spedes that are OBt, F ACW or F AC: 6% (Excluding FAC-) Basis for Decision: No ~ 7;p(b.) c:>6L ~..v~ I . / HYDROLOGY Wetland HydrolQgY Indicators: _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage -Inundated _ Aerial Photographs _ Saturated in Upper 12 Inches ~ Other -Watermarks o Recorded Data Available: Drift Lines -_ Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth to Surface Water (in.) _ Oxidized Root Channels (upper 12") Water-Stained Leaves -Depth to Free Water in Pit (in.) _ Local Soil Survey Data FAC-Neutral Test -Depth to Saturated Soil: (in.) Other (Explain in Remarks) Basis for Decision: IJ}J/~ 11.ft11s AJc:rr r~~m ... , • J. v. Jones and Associates, Inc. SOILS Map Unit Name (Series and Phase):~~~~~,J4UoI.:w-"""'---'-____ _ Drainage Class:....f-.4~j{,-'-.&.£J'4l(==-_ Do Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Y No Pome Description: Depth Mottle Colors Mottle Texture, Structure C1:=iO.". etc. e:;} (Munsell Moist) Abundance/contrast Hydric Soil Indicators: Histosol _ Histic Epipedon Sulfidic Odor _ Aquic Moisture Regime ~ Reducing Conditions _ Gleyed or Low-Chroma Colors _ 2 Chroma with Mottling Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ~ Wetland Hydrology Present? Yes ~ Hydric Soils Present? Yes Remarks: ~~l ... Concretions _ High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on· Local Hydric Soils List ..:..... Listed on National Hydric Soils List _ Other (Explain in Remarks) Is the Sampling Point in a Wetland? Yes (}Ib * This data form is a combination cA the original and amended 1987 Routine Wetland Determination data forms. ... • . ---. }- Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Flood! -size <5 acres Storm Water -riverine or lakeshore wetland Control -< 10"1. forested cover X unconstrained outlet located in lower 113'" of the -drainage Points ,ll! (max 15) Base Flow! X. size <5 acres Ground Water -riverine or lakeshore wetland Support located in lower 113'" of the drainage _ temporally flooded or saturated _ no flow-sensitive fish populations Points 12 on-site or downstream (Max 15) Erosion! _ Sparse grassIherbs or no veg along Shoreline OHWM Protection X. wetland extends < 30 m from OHWM _ highly developed shoreline or . Points ~ subcatchment (Max 9) Water Quality X. rapid flow.through site Improvement _ < 50"1e veg cover Points 1 _ upstream in basin from wetland is (max 12) undeveloped X. holds <25% overland runoff Staff Repath Date 9125198 Criteria Group 2 2 pts X. size 5-10 acres X. mid-sloped wetland . X. 10-30% fo.rested cover . semi-constrained outlet = located in middle 113'" of -the drainage -size 5-10 acres X. mid-sloped wetland located in middle 113 of -drainage X. seasonally or semi-permanently flooded or saturated X. low flow-sensitive fish populations on-site or downstream _ moderate wood or veg along OHWM -wetland extends 30-60 m from OHWM X. moderately.developed shoreline or subcatchment _ moderate flow through site 50-s0e1e cover -X. S 50% of basin upstream from wetland is developed holds 25-50"/. overland runoff - N?A = Not Appilcable, Nil = No Information Available Group 3 3 pts size> 10 acres = depressions, headwaters, bogs, flats > 30"1. forested cover -culvertlbermed outlet X. located in upper 113" of drainage I size > 10 acres -depressions, headwaters, bogs, flats X. located in upper 113" of drainage _ permanently flooded or saturated. or intermittently exposed _ high flow-sensitive popUlations contiguous with site in highly permeable strata X. dense wood or veg along OHWM wetland extends >200 m from -OHWM _ undeveloped shoreline or subcatchmc:nt _ slow flow through site X. >80"1. veg cover _ >50% of basin upstream from wetland developed holds >50"1. overland runoff - Dominant Vegetation: Deciduous forest, Himalayan blackberry understory plant community. Wildlife: 0' .- • .. .. Wetland and Buffer Functions and Semi-quantitative Perfonnance Assessment Wetland # 3712 Lincoln Ave. N.E. Location S T R Function Group 1 1 pt Natural -size <5 acres Biological _ ag land, low veg stnlcture X seasonal surface water Support _ one habitat type PAB POW PEM PSS PFO EST _ low plant diversity «6 species) Points 2.1 (max 36) _ > 5001. invasive species _low primary productivity _ low organic accumulation _ low organic export few habitat fe3rurcs -_ buffers very disturbed _ isolated from upland habitats Overall Habitat -size <5 acres Functions _low habitat diversity Points ..6 _ low sanctuary or refuge (max 9) Specific -Low Invertebrate Habitat Habitat _low amphibian habitat Functions X. low fish habitat low mammal habitat -Points 2 low bird habitat (max IS) - CulturaV X. low educational opportunities Socioeconimic X. low aesthetic value Points~ X. lacks commercial fisheries, (max 21) agriculture, renewable resources X. lacks historical or archeological resources X. Jacks passive and active recreational opportunities X. privately owned X. not ncar open space Notes: Staff Repath . Date 9/25/98 Cri~eria Group 2 2 pts Group 3 3 pts X. size 5-10 acres -size > 10 acres X. 21cvelveg _ high veg structure _ pennanent surface water _open water pools through summer X. two habitat types PAB POW PEM psS PFO EST ..:... ~ 3 habitat types P AB ro~ fEM fSS fFO EST X. .. moderate plant diversity (7-15 _high plant diversity (>15 species) species) X. 10-5001. invasive species _ < I 001. invasive species x... moderate primary productivity _ high primary productivity ~ moderate organic accumulation _ high organic accumulation X. moderate organic export _ high organic export X. some habitat features _ many habitat features X. buffers slightly disturbed buffers not disturbed _ partially connected to upland X. well connected to upland habitats· habitats X. size 5-10 acres -size> 10 acres X. moderate habitat diversity _ high habitat diversity X. moderate sanctuary or refuge _ high sanctuary or refuge X. moderate invertebrate habitat _ high invertebrate habitat X. moderate amphibian habitat _ high amphibian habitat -moderate fish habitat _ high fish habitat X. moderate mammal habitat _ high mammal habitat 4. moderate bird habitat _ high bird habitat _ moderate educational opportunities _ high educational opportunities -moderate aesthetic value _ high aesthetic value -moderate commercial fisheries· _ high commercial fISheries agriculture, renewable resources agriculture, renewable resources -moderate historical or _ important historical or archeological site archeological site _ some passive and active recreational _ many passive and active opportunities recreational opportunities _ privately owned. some public _ unrestricted public acceSs access. _ some connection to open space _ directly connected to open space , · . .zo. ~ING MAP KROlL PAGE# j SECT !TOWN/RANGE ~ Resource Conservalion 8 Residential dulac ~ Residential ~ dulac 8 Residential dulac I RMH I Residential Ma.nufactured Homes ~ Resi4enual 10 dulac I R~I"I fluidenli.1 1.& dulac ~ RnidenUa.t Mulli-Family Innll • h-'h • .IR!o1-NI Residential Muill-ramily Neichborhood Center · ,,~-, p ~ :.;.Y11--4 .~-= ~,' .... J: ~ I .::: l>l~-c I Residential ),(ullt-f'amdy Suburban Center -,;J ",>,;.:~",t.,)":'.\.' 1IC'M-U: Re,idenliai .Multi-family L:rban Cenler t-,: . ...J(. w J • ! ~ l'l" .~-- *':. ..... -:!' r-. ,~/~o;:-~' ~ Convenience Commercial o Cenler Neic;h.borhood @J Cenler Suburban [E!J Center Downtown I COR I Ccnler Office Re.sidenlial o Commercial Arlerial o Commercial Artenal AulomaU o Commercial OtCi.co o Industrial -Heavy ~ lndu5lnal -Me~i.um (P> Publicly Owned Renlon Cily Limits Adjacent City UmiLs r:.~~; (Crey Text) Prcl.ones ~ AulomaU District ,\ f-:.:· :1 AulomaU District D PAGE INDEX :J t .~ . ;'~ .. ~"~'~------------B4 .. 29 T24N R5E E li2 I ' <[ 1---1 .~ 'p;:.:::j---t..-_ ,.-. . " . .. .;~ .;;~" .. NE /31st St ZONING PIBIPW TECHNICAl. IEllVlCES Ul07196 L--== ____________ . __ SE 80th St. SE 86th S I i I ..... I i : :.:.~. . ! ! . ; * ..• ~ . .-. ... .. . . i . , I :13J.:i70021fS lol t.l ':'''~ 01 -,1 C) o I,) o .tl' ".I : or I' . , ' .••... ."j ~-=~ t1~. " I " I.',' ..; . ,.~.~ {.':: ... ~/ .:.~ ~ . ; :.i;:, .j .~ :f~ '. ':,1- , . . !. T;):' r·T l'; ',' . ~', Printed: 07-03-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-082 07/03/200702:32 PM Receipt Number: R0703403 Total Payment: 500.00 Payee: BASIC VENTURES INC. Joe Pruss Current Payment Made to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 Payments made for this receipt Trans Method Description Amount Payment Check 51844 500.00 Account Balances 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 650.237.00.00.0000 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 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 11,2005. The full amount of the fee charged for said foregoing publication is the sum of 82.00. ~~ ~\\\"I1"'lt ~",,~ \". BAli"''" Tom Meagher $ .to.; 'T \~ ~ .f 0r:~OT~~»O \. Legal Advertising Representative, King County Journal = EXP. \ E Subscribed and sworn to me this 14th day of November, 2<i~ \ 04/28/2009 j ~: ~~... /~~ ()/fj ~ .... PuaUc •• " CI ~ ~ O····-··~;~ ~ _"-----~-> ;,,, 'P WA~'t-:'\.,,'" '111'1,.~ • .,n'\\" J~EBarton Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on November 22, 2005 at 9:00 AM to con- sider the following petitions: Taylor Court Short Plat LUA05-082, SHPL-H Location: 3711 Monterey Place NE. Description: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68-acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential -8 (R-8J, single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, ter- minating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Published in the King County Journal November 11, 2005. #849937 10' PRIVATE ORAINAGE EASEMENT ;.:;·':~:-D:~~!O ,:;.S~···· , .... :~·.:n.·n1;;6 T.:" ;::O .. D1:H~ 0-01H!. 'DR:";N~Gt ~':S:~::'~"?d-r--\:" . " "-EASEMENT ~ 1/1 A-. .,:.:'(. ~;\ n~;: '; . \:.!:::,,-:, ~'::'\~~.~'. \;:: , """~ 1 ,)1 E .. • .. ..... 249.52' ~. ..: '\') c,. • LE( 57.78 8500 O~' '1 II s-:: ir)' e7 r-----l--____ :... ___ 1 ______ 5~~ _____ 52.92' ~ lA/I ~:.J ~ SET , I -------~ \ ----fOl . !-;-------\ '\-----70;-P;v~-1,--,----TT,-------r-~\ ~ ¢5:;(J 0"" ""~. ~ SET 8 "DRAINAGE .., f-I I \..t.. ~ .,:). -,.; I , , ~ \ EASEMENT. I I'" \ \1\ \ ---'" I I ~ 3 1 2 . 1 ~ ~ \ ..p .....-I \~~\ ~~I I~~I 1 \ 0i, ('" /' .....- 1 4 ,,~~~ 5,093.q. ft. I;,. 101 ",551 .q. fl. I~ ~I 5488 sq. ft. '~ti';' ... <5'" 1'----1 1 " \ I'" 1 ...' .;Q.~.,,"~,~. J , •. \ ~ --- I I 7.325 sq. It. \ .f:. \ ,,/')/2--I~ I b-5'08;3.1..,A/i"'....t~ I .., ",,, .! ~'J.V:::-'" ~ \ I '\ ---- 1 I \ v .... -:_--...I ....!:!'~4~ ___ J l _____ --C/.~'!~ -t.. \ ! \ ~~ , 1 \ , VC"_---l ~R-50.~ l» ~ 1 1 ~'""'I ( )}lS . \'1 ~ ~ l.... > \..-.... '56' 34" I .J L _ .-r &-!!lSi '""", \ : "-..... ......... ("'j .... AI"". ~.3.n.oo' I b-18·.47'.4i"---. _-.=-_:::-'::::'-:n:::~,.6· tr"'~ .. ./, "!'1" , 1 1 1 1 1 1 1 1 I 1 1 I 1 1 I 1 1 1 1 ;.. I ri I '" I 1 I 1 I L __ 9 7,081 sq. ft. ~ ;.. r> g z W Q. o I-o Z - L4 % ---\ /~ --t \ I \ ~ - \1 \ \ \ , ... ~. ',:! .~ !, \TH,<\CT D \ \ \ \ \ \ \ \ \ \ \ v/"---\ \ \ \ \ ~ \ \ \ \ < , oJ 1 tiiiI!! SCALE I o 510 : 141.~' . I H~.90' 298,53' . • - -N88'09'IS"W 298.5" (sp) ~ N88'OS'29"W (SP) ~ ~. _ ~ cz. . 21"/111~ IS'SEWER :.; /. -. "" un ,; I I I, ~' ~ .~~ be» I / r-15' SEWERT - EASEMENT ~ -« 4·% ~ W I.., W r~ C ;.. a: \ \ \ ~ SCALE 1" :op- SIC Z~ I :H;\~: T :;,. ~ \ .. ,. I t. \~I: ~~ , . t,' '\.:>-~ .... !:",P.\\ . tit t )g ... qryplataddress • 11117/2005 Page 1 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 August 19,2005. The full amount of the fee charged for said foregoing publication is the sum of $78.00 ~ Tom Meagher Legal Advertising Representative, King County Journal Subscribed and sworn to me this 22nd day of August, 2005. ~ ,\\liill""i ... ,\\ \.,. BA, II" ~ "" ~ ••••.•.••• l?.r. ~ " .v·· l'A •• 0" ~ 0 .0 ~o l?y.. :A" ~ A...) I·-•••• '",.. -:. --• \ td' =: EXP : = : ~ i 04/28/2009 ; z E _t-]\ 10" ~~.. /~~ ~,~ ••• .Pl1BU~C •••• O·~ 4fI',. 0 ......... ~ ""Ii" WA: ,\,\,,,, Jody uirarton Ilt;.U" Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on August 30, 2005 at 9:00 AM to con- sider the following petitions: Taylor Court Short Plat LUA05'{)82, SHPL-H Location: 3711 Monterey Place NE. Description: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68-acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential -8 (R·8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de- sac. A street modification is requested for a reduction of right of way width and cul·de-sac radius. The site contains no critical areas .. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Published in the King County Journal August 19,2005. #849191 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 tel: 425-392-0250 PARTIES OF RECORD TAYLOR COURT SHORT PLAT LUA05-082, SHPL-H Kenneth R. Taylor 3711 Monterey Place NE Renton, WA 98056 tel: 425-228-0593 (owner) Joe Pruss eml: tom@baimaholmberg.com (contact) Basic Ventures, Inc. 18211 240th Avenue SE Maple Valley, WA 98038 tel: 425-432-3334 (applicant) Marc Ogren 2020 NE 40th Street Renton, WA 98056 tel: 425-235-8383 (party of record) Sherry Tyler 2011 NE 40th Street Renton, WA 98056 tel: 425-228-8909 (party of record) Mark Sterrett 3711 Lincoln Court NE Renton, WA 98056 tel: 425-204-8711 (party of record) Updated: 08/24/05 Tri Delt, Inc. 6840 112th Avenue SE Renton, WA 98056 tel: 425-228-3038 (party of record) Wayne & Bobbee Rattray PO Box 2825 Longview, WA 98632 tel: 360-425-2351 (party of record) Kris Nielsen 3835 Lincoln Avenue NE Renton, WA 98056 tel: 425-255-6453 (party of record) Richard Jaslowski 3865 Monterey Place NE Renton, WA 98056 (party of record) Marc D. Cadieux 6947 Coal Creek Pkwy SE PMB 154 Newcastle, WA 98059 tel: 206-579-7486 (party of record) (Page 1 of 1) January 19,2006 Joe Pruss Basic Ventures, Inc, 18211 240th Avenue SE Maple Valley, WA 98038 SUBJECT: Dear Mr. Pruss: Taylor Court Short Plat LUA-05-082, SHPL-H CITY F RENTON Hearing Examiner Fred J. Kaufman This letter is to inform you that the appeal period has ended for the Hearing Examiner Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie Olsen at (425) 430-7235. Sincerely, ~ , , I' ([ ~"'lCrA..., -·.ci7-L1/~-- '/ ~ , Nancy Thompson Secretary to Hearing Examiner cc: Kenneth R. Taylor Tom Redding Enclosure ----10-5-5-S-ou-th-Gr-a-dy-W-ay---R-e-nt-on-,-W-as-h-in-gt-0-n-9-8-05-5---(4-2-5)-4-3-0--65-1-5----~ Ci') This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE 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 6th day of December 2005, 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: otary Publ ic in a d for the State of Washington esiding at &k"-fl/"~,-, therein. Application, Petition or Case No.: Taylor Court Short Plat File No.: LUA 05-082, SHPL-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT , I Minutes APPLICANT: OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Joe Pruss Basic Ventures, Inc 182 I I 240lh A venue Se Maple Valley, WA 98038 Kenneth R. Taylor 371 I Monterey Place NE Renton, W A 98056 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 Taylor Court Short Plat LUA 05-082, SHPL-H 371 I Monterey Place NE December 6,2005 Hearing Examiner Short Plat approval for a nine (9) lot subdivision of a 1.68-acre site. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 17,2005. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the November 22,2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 22, 2005, at 9:00 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. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 2 Exhibit No.3: Preliminary Short Plat Exhibit No.5: Zoning Map Exhibit No.4: Preliminary Topography, Grading, Drainage, Utility, Tree, and Landscape Plan Exhibit No.6: Marshall Short Plat Map The hearing opened with a presentation of the staff report by Nancy Weil, Senior Planner, Develofiment Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located off Monterey Place NE, in the northern quadrant of the City, east ofI-405 and north ofNE 36th Street. There is an existing house on the site, which is proposed to remain. There are some off-site wetlands that are part of a Native Growth Protection Area on the Marshall Short Plat just west of this site. A stream and wetland study was done and the applicant has redesigned the site. The only impact is a required buffer area. The actual wetland is not located on this parcel and so no deduction to any area was required. The applicant requested a reduction in the 50-foot wetland buffer to 37.5 feet, staff approved. The applicant will also be providing a wall to restrict impact to the Native Growth Protection Area. The net density for this site is 6.2 dwelling units per acre, which is within the range for R-8 zoning. Access to the site is proposed off of Monterey Place NE via a new public street terminating into a cul-de-sac. All lots would front this new public cul-de-sac. This site does fall within the Residential Single-Family designation of the Comprehensive Plan and does comply with the policies and objectives of the Comprehensive Plan Land Use and Community Design Elements. The density, lot dimensions and setbacks all comply with the requirements. The existing structure will become new Lot 8, the carport and an additional structure on the site will be removed. The new public right-of-way intersecting with Monterey Place NE will have a radius of25 feet, exceeding the required 15 feet. The site slopes downward towards the northeast with an average slope of approximately 15 percent. There are no critical areas on the site. The site would be cleared of approximately 40 trees in order to grade and fill for the site preparation. A five-foot wide irrigated or drought resistant landscape strip must be installed along the new proposed street. Additionally, a minimum of two trees must be planted in the front yard or planting strip of every lot per City code. Fire, Traffic and Park Mitigation Fees are to be imposed as condition of short plat approval. The site is located within the boundaries of the Renton School District. The School District has indicated that they can accommodate the additional students. A combination detention and water quality control is proposed for this site and will be designed in accordance with the 1990 Storm water Manual. Water and sewer service would be provided by the Coal Creek Water and Sewer District. The applicant will need to provide a Certificate of both water and sewer availability prior to the issuance of the construction permit and prior to recording the short plat. , , , Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 3 Tom Redding, Baima & Holmberg, Inc., 100 Front Street S., Issaquah, W A 98027 stated that he had nothing to add. The Examiner inquired ifhe had any information about the water and sewer availability letter. Mr. Redding stated that he did not have his file, but he thought that they did have the letter. Greg Yahn, 3714 Lincoln Court NE, Renton, W A 98056 stated that he I ives just west of the proposed site. He stated that he had some concerns with the buffer that is going to be installed and about the number of trees that would be removed as part of the construction of this new development. Discussion continued as to which lots in the proposed development would back on the buffer and that the trees in the buffer area would remain, and which lots would be graded and cleared of all trees for the construction of the new homes. He would hope that as few as possible trees would be removed. Mr. Yal1l1 was also concerned about the runoff as well as the dust and noise levels. Kayren Kittrick, Development Services Division stated that dust, noise and construction is covered very severely in the DOE Manual and must be followed for all erosion control. Nothing is allowed off the site, all erosion control is in place prior to the builder removing anything. The noise ordinance with the City restricts the hours that work may be done. The site uses the 1990 King County Manual due to the fact that the flow does not go into a direct system and the area was not mapped for the 1998 manual. Further, the plat did not go before the ERC and so they fall under the 1990 manual due to being SEPA exempt. Tom Redding, Baima & Holmberg, Inc., 100 Front Street S, Issaquah 98027 stated that the problem with the trees is that they are small lots and there is a lot of grading proposed. The site drops down and the plan is to put a retaining wall along the perimeter, there will be a lot of dirt coming in. The drainage depends on the grading in order to force everything to drain to the detention tank. The site will be raised a maximum of 8-feet. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:45 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Tom Redding, filed a request for a 9-lot Short 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 # I. 3. The Environmental Review Committee (ERC), the City'S responsible official determined that the proposal is exempt from environmental review. 4. The subject proposal was reviewed by all departments with an interest in the matter. Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 4 5. The subject site is located at 3711 Monterey Place NE. The subject site is located on the west side of Monterey Place directly east of SE 86th Place cul-de-sac and north ofNE 36th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family homes, 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 4275 enacted in June 1990. 9. The subject site is approximately 1.68 acres or 73,173 square feet in size. The parcel is almost rectangular with Monterey Place cutting at an angle across the nOl1heast corner of the parcel. The subject site is approximately 298 feet deep (east to west) by 254 feet wide. 10. The site slopes downward to the north and northeast and also toward a wetland in the southwest. The slope ranges from 5% to 22% and averages approximately 15%. While no critical areas exist on the subject site, an offsite wetland west of the site would require a buffer that extends onto the subject site. The applicant received administrative approval for a modification to reduce the buffer to 37.5 feet from the required 50 feet. The reduction will be accompanied by buffer enhancement. 11. An existing home would be retained on Proposed Lot 8. Other outbuildings would be removed. 12. The applicant proposes clearing approximately 40 trees varying from 6 inches to 38 inches in order to prepare the site for homes and roadways. 13. The applicant proposes dividing the subject site into nine lots. The nine lots would be arranged around a cul-de-sac road that enters from Monterey Place. The lots would be arranged in a counterclockwise fashion with Proposed Lot 1 in the northeast corner and the remaining eight lots following around the cul-de-sac. 14. The western edge of Proposed Lots 5 and 6 would be preserved as part of the protective wdland buffer for the wetland on the adjacent neighboring westerly parcel. 15. The existing home on what would be Proposed Lot 8 would be closer to the rear lot line than code now requires. Staff found that this is a preexisting condition as that home violates the current standards even if the subject site were not further divided. 16. Due to the overall shape of the parcel and the proposed cul-de-sac road, the lots, in the main, will be trapezoidal fanning out around the cul-de-sac. The lots provide sufficient area for single-family dwellings with the exception noted above with the pre-existing non-conforming status of Proposed Lot 8. 17. As noted, the new plat would be served by a short segment of road that almost immediately widens into a cul-de-sac bulb. All homes would have direct access to this new public street. 18. The applicant proposes grading the property to allow drainage to flow toward the detention system and avoid storm water issues on the west. The applicant proposes grading the site up to approximately eight feet (8') outside the area of the wetland buffer. , , Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6,2005 Page 5 19. The density for the plat after subtracting approximately .30 acres for the public roadway would be 6.52 units per acre. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 4 school age children (.44 students per home). The students would be spread across the grades and would be assigned on a space available basis. 21. The development will increase traffic approximately 10 trips per unit or approximately 90 trips for the 9 single-family homes. Approximately ten percent of the trips, or approximately 9 additional peak hour trips will be generated in the morning and evening. 22. The subject site is located in the Gypsy Creek drainage basin. Stormwater flows mainly north and northeast across the site although there is a wetland area located west of the subject site. The drainage report indicated a 30% safety factor over the values in the 1990 King County Storm water manual. Staff further recommended compliance with the Department of Ecology'S Manual to control erosion. 23. The site will receive both sewer and water service from the Coal Creek Water and Sewer District. 24. The City has adopted mitigation fees for transportation improvements, fire services and parks and recreational needs based on an analysis of the needs and costs. These fees are applied to new development to help offset the impacts new homes and residents have on the existing community and the additional demand for services. CONCLUSIONS: 1. The proposed short plat appears to serve the public use and interest. It provides additional housing choices. It provides urban lots in a growing region and it respects the sensitive character of the area by providing a buffer from the adjacent wetlands. 2. The development appears to provide reasonable lots. While the lots are not perfectly rectangular they do provide relatively straight property lines, which work around the shape of the parcel and the cul-de- sac roadway. 3. Proposed Lot 8 does present problems with respect to its non-conforming rear yard. The non- conforming nature of the rear yard does create problems since the division of property should not create nor tolerate non-conformity and any non-conforming structure should be made conforming. While the non-conformity does not raise any life safety issues code still suggests that non-conforming uses be converted to conforming uses. The home will have to be altered to provide a conforming rear yard. 4. New plats are required, by State regulations, to make provision for the impacts of its new homes and future residents. The new homes proposed for this plat should not overtax the City'S infrastructure but the applicant should help accommodate new residents and their demand for services by paying the appropriate fees for parks, fire and transportation. 5. Again, it appears that this infill development will create new single-family lots in an area v.here urban services are available. The development will add to the tax base of the City. DECISION: The Short Plat is approved subject to the following conditions: Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 6 I. The home on Proposed Lot 8 shall be altered to provide a conforming rear yard. 2. The applicant shall obtain a demolition permit and complete all inspections and approvals for the existing garage and accessory building located on the property prior to the recording of the final short plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 3. The applicant shall pay the appropriate Transportation Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single- family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. 5. The applicant shall pay the appropriate Parks Mitigation Fee equal to $530.76 per new single- family lot. Credit given for one existing residence. The fee shall be paid prior to the recording of the short plat. 6. The short plat shall be required to comply with the Department of Ecology's (DOE) erosion and sediment control requirements in Volume" of the 2001 Stormwater Management Manual. 7. A maintenance agreement or homeowner's association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. The agreement shall be placed on the face of the final short plat. 8. The establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shall be placed on the face of the plat designating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots 5 and 6 indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. ( 1I{ 1)1-. R ED THIS 6th day of December 2005 FRED J. KAUF AN HEARING EXAMINER TRANSMITTED THIS 6th day of December to the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Joe Pruss Basic Ventures, Inc 18211 240th Avenue SE Maple Valley, WA 98038 .' Taylor Court Short Plat File No.: LUA-05-082, SHPL-H December 6, 2005 Page 7 Tom Redding Kenneth R. Taylor Greg Yahn Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 3711 Monterey Place NE Renton, W A 98056 3714 Lincoln Court NE Renton, W A 98056 TRANSMITTED THIS 6th day of December 2005 to the following: Mayor Kathy Keolker-Wheeler Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 20, 2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., December 20, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor 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 ofthe 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. f-5 .. ~ -.. ....... 1 INCH -200 FI _~T 5 7 8 ST. ••• T -, . CITY OF RENTON SHORT PLAT fI. T.1.. '"" " ! i-I,. ! LOT LOT I. ,,:t'.~i\':i \i \"'~;:;~'.'\' ~r~:~~ ;..i' \. i>.i ~ u Zz I I I " ''''' I I I I ""''---'--- LOT :-- '--- 10' PRIVAlE DAAlNACE EA!OIENT '--- C" \)1.';'·\·\·~· ~':t.~I'\ '.: ',\ ;':';. ~., \~ r,;j\,'" & . -:Xl\J· .. \·l·.I"· T L. 40. .. , ...... z -........... -.......... .......... /' / / I MONTEREY CT N.E. " /' '/ \ \ RECORDING NO. VOLjPAGE DEVELOPMENT PLANNING c: oe: ~ ---NOV-t.-4-2005 REC.;lYEO .:;: \~/ ;~.: '.~~ I:'. ~\'\l LOT 0""-BY DKD L£QENO SET IIIOHUMtNT IN CAS[ • rOUNO l1£li.. AND CloP • SEt MaAR ANO CAP LSI 11332 (!) o $'0 20 30 ~. SCALE l' -30' o S 10 20 JO t;I W I SCALE l' -30' JOB NO. OWO NO. 1873-023 1673-023 CHKD. BY KSJ $CAL[ SH£ET 1"·30' 2 OF 2 ;"'::':~;;':"~::::::~=-~::::'" " cp-.. + . . ~ .. ;;! ..•... ~. ~L . .; , , <[ u .... _-... :.?;... . . ... R-t-ro ~=,---.I NE 40th St SE 89th SE 90th ~ toO C4 ~WNING o ~TBCIINICAL8BIlVICIII . 32 T24N R5E E 1/~32 ~y-S ~~~--------------------------~~ ~ AU. ONSllE ~S TO BE RD.IO~D t-~-+-""':"--I • • I .... ... ,d . A, . " 4 •. ' ...... , " -'4 ~ IJ '," ,'14 4 LANDSCAPING DETAIL t OAL. M'It ftOQI; ::Jo~~) .. -NT QI[OIINO ST. -,---, ~AT2"·o.C..fW'. (2) t1RU'1 TJIIEU fl£R LOT, tlP, (IWOtO CCUNlM: -oem) " LNIOICAHIO JtIWo ALCNO 1Ht lAOc 01 --.uc. ,.".. -Itt lOCA1ICIrtS .wen( PORTION OF THE N.E. 1/4, OF SEC. 32, TWN 24 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON 051010 JO ~ SCALI " -30' DEVELOPMENT PLA.NNING CITY OF RENT0t-t \ \ r-ryT ; e ;11 . ~~ ~u!~ ~ : : ~ ~ N I~ i i~ .... ... NOV 1 4 2005 RECEIVED ri'-I I I ! I----t .. I I--, V ~ .. _, A .... ~ ,.", ..... .. '" ..... , .. 1'.00 .. ... ,. , ~ ~~ II ~ ~ ........... ~ ~ ~B ~ i ~ b, E i " \ t .. ~ ~ P"" r-tu::::: V .. .":1 A .. ~ MGTI: Ii ' • ~ P i . ... "M ---, L£CAI. OESCRIPnoN ~Ot'''IICIt. Of "'IWIIMt Ulllt _____ 0MDb0 at [D(fo IOCl 01, ",.caw.,."ao.<o. '.u"'NtttlllooS70-Q2O& SUR\'EY NOTES lAStS rI IEMlNe fMl~fQ)t( .. ft""J'''t1f''"",".I4:'' .. -...... """"w_ \Ot'Ic .... floA"""'OIt 'IWIs tuIt'oty IS ASaII«O ItId>OlilMlyto.ow .... vsro lSI. S .... f""'l' .. CJII .. ~F.GUIt"ttO ...,.,..... .. 11\ l' tt rtC1 I'JIC),! ftC .,n.usf f"I!OfttlllEl'Y CGItICJ\'CIJiI "SOUfHtAST • .-....c.bJ: .... tIoN ... ,.,. .. StuIIItD _","en IIttclllOtOJ_ecJuMh.~ftIoo IHSntut.lO«AnQN "" ....... ' \11m ,.co. IIJ:C'*IMC IIISIMCt IC--.a ,*T. FICuI 1lulhC1' COI'MQ.. ... ., Q._D fltAwatr ~oc.s. ........ Q.OIIIIIt 01 Loc.S 1141 l:n,lIOO."" -=caIDANC:f ..... "'ACJJt-'.OIO. Call before YOU D'9· 1-800.424-8558 ~a...cr(" ... ) "~W~=U"?:'~ I November 29, 2005 Hearing Examiners Office City of Renton 1055 S. Grady Way Renton, WA 98055 Renton, WA 98056 RE: Taylor Court Short Plat -LUA05-082, SHPL-H Dear Hearing Examiner, I am writing this letter in regards to our concerns to the Taylor Court Short Plat project, as I was unable to attend the Public Hearing that was held on November 22, 2005. I am the homeowner that is located adjacent (West) of the proposed project. My address is 3720 Lincoln Court N.E., Renton, WA 98056. I have 2 concerns: • My biggest concern is protecting the NGPA. I do see that there are some conditions related to this. "It is being recommended that a note be placed on the face of the plat designating the area as NGPA and signs posted along the wall to be constructed on Lots 5 & Lots 6 indicating the presence of an environmentally sensitive area prior to the final plat approval." I would like to request that the same note and signs be posted on Lot 4 as well as this property is adjacent to the NGPA. • We are also concerned that this area is well protected against the developer mistakenly cutting down any of the trees located in the NGPA and or our property. Since there is no buffer between our property and the proposed project we want to ensure that we are protected. We want to be sure that the area/trees will be clearly marked in advance to the clear cutting of the location so we have ample time to react if the incorrect trees are marked. Thank you very much for your time and consideration. Marc Cadieux 206.579.7486 cc: NancyWeil, Cadieux & Fortin 6947 Coal Creek Pkwy S.E. PMB# 154 Newcastle. WA 98059 ~I~ Df RuJrm I1edKl~ (5wvjrlfY 10 IE ). (-j (P,W1 WW-j ReAhY1, W4 qf1JIh ":::~ i:~::~:.: ::::. ~:. ·,t ':::', ':~:':.~: '.~~ ._----------_ .. - ill I !; L I L i 'll I Ii I I I I I II I I ,if I I I iii! i iL I' L I I III II II II! I iLl CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 15th day of November, 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 Tom Redding, Baima & Holmberg, Inc. Contact Joe Pruss, Basic Ventures, Inc. Kenneth Taylor Marc Ogren Tri Delt, Inc. Richard Jaslowski Sherry Tyler Wayne & Bobbee Battray Marc D. Cadieux Mark Sterrett Kris Nielsen (Signature of Sender): V~ )~ STATE OF WASHINGTON COUNTY OF KING ) SS ) Applicant Owner Party of Record Party of Record Party of Record Party of Record Parties of Record Party of Record Party of Record Party of Record Ja£/t:t/ 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 p~:::~s ~~Z,n~ i~e instrument. cl~1:~ I 1 Notary Public in and for the State of Washington Notary (print):_~C~. c:--~...,.-v_w~f----:;"...d_~_r!~ _______ _ My appointment expires: 3/ n(Ob Taylor Court Short Plat LUA05-082, SHPL-H COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING November 22, 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: Taylor Court Short Plat PROJECT NUMBER: LUA05-082, SHPL-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Short Plat approval for the subdivision of 1.68-acre site into nine lots intended for the eventual development of detached single- family homes. An existing single-family residence is to remain on one of the proposed lots. The lots would range in size from 4,550 sq. ft. to 9,541 sq. ft. The site is located within the Residential-8 (R-8) zoning deSignation with a proposed net density of 6.52 dulac. Access is proposed off of Monterey Place NE via a new public street terminating into a cui de sac. The site does not appear to contain anyon-site critical areas however a buffer area from an off-site wetland does run along a portion of west property line. PROJECT NAME: Kennydale Business Park -To be continued PROJECT NUMBER: LUA05-114, SA-H, ECF PROJECT DESCRIPTION: The applicant is requesting 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. A surface parking lot is proposed on the east side of Building A. 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. HEX Agenda 11-22-05 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: Owner: Contact: File Number: Project Description: Project Location: November 22,2005 Taylor Court Short Plat Kenneth R. Taylor 3711 Monterey Place NE Renton, WA 98056 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaguah, W A 98027 LUA-05-082, SHPL-H Applicant: Project Manager: Joe Pruss Basic Ventures, Inc. 18211 240th Avenue SE Maple Valley, WA 98038 Nancy Weil, Senior Planner The applicant is requesting Hearing Examiner Short Plat approval for the subdivision of 1.68-acre site into nine lots intended for the eventual development of detached single-family homes. An existing single-family residence is to remain on one of the proposed lots. The lots would range in size from 4,550 sq. ft. to 9,541 sq. ft. The site is located within the Residential-8 (R-8) zoning designation with a proposed net density of 6.52 dulac. Access is proposed off of Monterey Place NE via a new public street terminating into a cui de sac. The site does not appear to contain anyon-site critical areas however a buffer area from an off-site wetland does run along a portion of west property line. 3711 Monterey Place NE .. < :9 (0 - SE 90th Sl City of Renton PIBIPW Department TA YLOR COURT SHORT PLA T reliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H PUBLIC HEARING DA TE: November 22, 2005 Page 2 of 10 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Short Plat (received date November 14, 2005) Exhibit 4: Preliminary Topography/ Grading/ Drainage/ Utility/ Tree and Landscape Plan (received date November 14, 2005) Exhibit 5: Zoning Map: Sheet C 4 East (dated December 28,2004) C. GENERAL INFORMATION: 1. 2. 3. 4. Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Kenneth R. Taylor 3711 Monterey Place NE Renton, WA 98056 Residential - 8 Dwelling Units per acre (R-8) Residential Single Family (RSF) Single family residence and outbuildings. 5. Neighborhood Characteristics: North: Single-family residential -R-8 zone East: Monterey Place NE, City of Newcastle South: Single-family residential -R-8 zone West: Single-family residential -R-8 zone, Marshall LUA 99-039 SHPL-H 6. Access: Monterey Place N E 7. Site Area: 1.68 acres (73,173 square feet -gross area) 8. Project Data: Area Comments Existing Building Area: New Building Area: 2,120 sq ft NA Existing residence to remain N/A Total Building Area: NA D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4275 5099 5100 N/A 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 HEX Rpt 05-082.doc Date 06/2511990 11/01/2004 11/01/2004 City of Renton P/BIPW Department TA YLOR COURT SHORT PLA T eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H PUBLIC HEARING DATE: November 22, 2005 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 3 of 10 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-070: Detailed Procedures for Short 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 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. 2. Community Design Element: Established Neighborhoods, Landscaping objectives and policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a 73,173 sq. ft. (1.68 acres) site into nine (9) lots. The lots are intended for the eventual development of detached single-family residences. Proposed density for the nine (9) lot subdivision on the 1.68 net acre site would be 6.52 du/acre after the deduction of the right-of-way dedication for a net acreage of 1.38 gross site area and would be in compliance with the R-8 density standard. The site currently contains a 2,120 square foot single-family residence, detached garage and accessory structure. The residence would remain on one of the newly created lots of the final short plat. The detached garage and one additional accessory structure on site would be removed. The proposed lots would range from 4,550 sq. ft. to 9,541 sq. ft. in size. A 42-foot wide public street is proposed to extend off of Monterey Place NE to the southwest approximately 160 feet to terminate in a CUl-de-sac. All the proposed lots would have direct public road frontage. The site slopes downward towards the north and northeast with an average slope approximately 15 percent. It was determined that the site does not contain any critical areas. However, the extension of a required buffer area along a portion of the western property line is necessary for an off-site Category 2 wetland. The applicant provided a Wetland and Stream Study prepared by Altmann Oliver Associates, LLA dated November 5, 2005. The report designates a Category 2 wetland and a Class 4 stream located on the adjacent property, Marshall Short Plat (LUA-99-039 SHPL-H, ECF), to the west of the subject site. A Native Growth Protection Area was established as part of the approval of Marshall Short Plat (LUA-99-039 SHPL-H, ECF). The soil is composed of Vashon till and the mapped subsurface as Alderwood gravelly sandy loam. Approximately 40 (6 to 38 inch fir, maple and cedar) trees are proposed to be cleared, except within the buffer area to be designated a Native Growth Protection Area, in order to accommodate the development. A conceptual landscape plan was included with the land use application. HEX Rpt 05-082.doc City of Renton PIBIPW Department TA YLOR COURT SHORT PLA T eliminary Report to the Hearing Examiner LUA-05-082, SHPL-H PUBLIC HEARING DATE: November 22, 2005 Page 4 of 10 The site is located in the Gypsy Creek drainage basin. The stormwater currently sheet flows across the property north and northeast to discharge into ditch along the south side of Monterey Place NE. A combination detention and water quality control tank is proposed for stormwater runoff. The project would include the installation of utilities, right-of-way dedication and street frontage improvements along Monterey Place NE. 2. ENVIRONMENTAL REVIEW Except when located on lands covered by water or critical areas, short plats are exempt from Environmental (SEPA) Review pursuant to WAC 197-11-800.6.a. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Not Applicable. 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 SHORT PLAT CRITERIA: Approval of a plat is based upon several factors. The following short 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 and would promote goals of infill development. The proposed short plat is consistent with the following objectives and policies of the Comprehensive Plan Land Use and Community Design Elements. 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. The project would add eight new residential lots (one existing home to remain) in an existing neighborhood that is currently zoned for single-family development. Policy LU-147. Net development densities should fall within a range of 4.0 to B.O dwelling units per net acre in Residential Single Family neighborhoods. The proposed project for nine lots would arrive at a net density of 6.52 dwelling units per net acre, which is within the allowable range of the R-8 zone. 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 equal or greater than 4,500 sq. ft. Objective CD-C. Promote re-investment in and upgrade of existing neighborhoods through redevelopment of small, underutilized parcels, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. The proposal will increase the number of units currently existing on the site by creating nine lots. The proposal requires the construction of street frontage improvements along the property and the new public street to be constructed consisting of paving, curb, gutter, and sidewalk. HEX Rpt 05-082.doc City of Renton PIBIPW Department TA YLOR COURT SHORT PLA T PUBLIC HEARING DA TE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 5 of 10 Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, update housing stock, and new vitality to neighborhoods. The proposal will increase the number of units within the neighborhood by creating nine lots for the eventual development of eight new detached single-family residences. 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 as part of the short plat approval. See discussion under "Landscaping". Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptual landscape plan was submitted as part of the short plat approval. See discussions under "Landscaping". Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part of the maintenance agreement with the Home Owners Association. (b) Compliance with the Underlying Zoning Designation. The 1.87 -acre site (gross area) consists of one parcel designated Residential - 8 Dwelling units per acres (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to nine (9) dwelling units along with associated short plat improvements. Density -The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (dulac). Net density is calculated after the deduction of areas intended for public right-of-way and private access easements from the gross acreage of the site. The property does not contain any critical areas to be deducted however does require the deduction of approximately 13,148 sq. ft. for the dedication of public right-of-way from the gross site area. After the deduction of 13,148 sq. ft. from the 73,173 gross sq. ft. parcel (73,173 gross sq. ft. - 13,148 sq. ft. total deducted area = 60,025 net sq. ft. or 1.38 net acres), the proposal would arrive at a net density of 6.52 dwelling units per acre (9 units I 1.38 acres = 6.52 dulac). The proposed short plat complies with density requirements for the R-8 zoning designation. Lot Dimensions -The minimum lot width requires 50 feet for interior lots and 60 feet for corner lots and a lot depth of 65 feet. Lot sizes would be greater than the minimum standard of 4,500 square feet (net) for sites greater than one acre. Lots 1 and 9 would be considered corner lots and comply with the 60-foot width. Lot 2 shows a lot width of 55.86. Lots 3 through 9 front on the circle of the cui de sac therefore are required to have a minimum of 35-foot width at the front property line which they comply with. All the lots exceed the 65-foot depth required. The lots also show net lot area exceeding the 4,500 sq. ft. at the 80% (40 feet) width. All lots comply with the lot dimension requirements. Setbacks -The R-8 zone requires a minimum front and rear yard setbacks of 20 feet (15 feet front yard setback for primary structure and 20 feet for attached garages which access from the front yard street), side yard along a street of 15 feet and interior side yard setbacks of 5 feet. Setbacks are measured from the property line or private access easement when applicable. All the proposed lots front directly on the proposed 42 ft wide public cui de sac street thus designating that to be the front yard. Lots 1 and 9 would be considered corner lots. The setbacks are shown on the site plan and appear to be able to comply with the setback requirements, which will be verified at the time of individual building permit review. The existing single-family residence would comply with the front and side yard setbacks from the newly established front and side property line of Lot 8. The rear yard is along an existing property line, which is not being altered by this proposal thus the existing structure would be considered a non-conforming in respect to rear yard. If and when the existing structure is removed, the rear HEX Rpt 05-082.doc City of Renton PIB/PW Department TA YLOR COURT SHORT PLA T PUBLIC HEARING DATE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 6 of 10 yard setback for Lot 8 would be required at the time of the building permit, to comply with current R-8 requirements. Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. The existing single-family residence is proposed to remain (on proposed Lot 8). However, the detached garage and one accessory structure on the site are proposed to be removed/demolished to accommodate the development. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for accessory structure located on the property prior to the recording of the final short plat. 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, and 50% for lots less than 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street line as consistently as possible for fronting on a short street with a cui de sac. All the lots would have direct access to public right- of-way. As proposed, all lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each lot is generally rectangular in shape. Frontage of lots 3 through 8 is on the turning bulb of the cul-de-sac. The lots are oriented to the proposed public right-of-way. Each of the proposed nine lots satisfies the minimum lot area and dimension requirements of the R-8 zone. The proposed lots appear to have sufficient building area and be suitable for the development of detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision will construct a new public right-of-way intersecting with Monterey Place NE with a radius of 25 feet, exceeding the required 15 feet. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Construction of a new public street extending approximately 160 feet to the west off of Monterey Place NE terminating in a cul-de-sac would provide access to the proposed development. Street improvements including pavement, sidewalks, curb and gutter, storm drainage and street name signs shall be required along Monterey Place NE fronting the site and the proposed new public street. Street modification was requested and approved for a reduction in public right-of-way width from 50 feet to 42 feet and reduction in the radius of the cui de sac from 55 feet to 50 feet. The radius of the cui de sac would have then have 45 feet of pavement which is acceptable to Fire Department requires. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate for impacts to the local street system, a Traffic Mitigation Fee, based on $75.00 per average daily trip generated by the project will be imposed as a condition of short plat approval. HEX Rpt 05-082.doc City of Renton PIB/PW Department TA YLOR COURT SHORT PLA T PUBLIC HEARING DATE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 7 of 10 The proposed nine (9) new residential lots, with credit given for the one existing residence, is expected to generate approximately 76.S6 new average weekday trips (9 - 1 = 8 new lots x 9.57 x $7S.00 = $S,742) and is payable prior to recording the final short plat. Topographv: The site slopes downward towards the northeast with an average slope of approximately 15 percent. The site does not contain any critical areas. The site would be cleared of approximately 40 trees, ranging in size from 6 to 33 inch, in order to fill and grade for site preparation. Applicant submitted a geotechnical report prepared by Dennis Joule, P.E. dated June 29, 2005. While the site was found to contain no regulated steep slope, the site does have a slope range of S to 22 percent. The subsurface soil is mapped as Alderwood gravelly sandy loam. A Wetland and Stream Study was prepared by Altmann Oliver Associates, LLC dated November S, 200S and submitted to address off-site wetlands and stream to the west of the subject site. The report determined based on the City's Critical Areas Code, a Class 4 stream located within the boundaries of a Category 2 wetland are present on the abutting property known as the Marshall Short Plat (LUA-99-039). A Native Growth Protection Area was established on that site. Under the code, a 3S-foot buffer is required for the Class 4 stream and a SO-foot buffer for the Category 2 wetland. As the subject property does not contain any critical area, Environmental Review was not required. However, preserving the buffer of the off-site critical areas is required. The applicant requested a reduction in the SO-foot wetland buffer to 37.S feet. The stream buffer would fall within the wetland buffer. With the request, the applicant would provide buffer enhancement as outlined in the Wetland and Stream Study. The request for the reduction in the standard wetland buffer zone width has been reviewed and approved per RMC 4-3-0S0M.e. by the Administrator. The applicant shall be required by code to provide the enhanced buffer as described in Altmann Oliver Associates Wetland and Stream Study. Staff recommends as a condition of short plat approval, the establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shall be placed on the face of the plat deSignating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots Sand 6 indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. Relationship to Existing Uses: The subject short plat has residential uses to the north, west and south. To the east across Monterey Place NE is the City of Newcastle, which is also deSignated for residential development. The proposed detached single-family development would be suitable within the context of the existing uses in the area. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed lots 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. Landscaping -The R-8 zone requires off-site landscaping abutting non-arterial public streets (Monterey Place NE and new public street). A five (S) foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way, this additional width must be landscaped. Additionally, a minimum of two 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 final building inspection. A conceptual landscape plan was submitted. According to RMC 4-4-070, landscaping is required for this subdivision. Several of the general landscape requirements include: on-site landscaping is generally required along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (S) feet of planting area in the public right-of-way; use of drought resistant plant materials. HEX Rpt 05-082.doc City of Renton PIBIPW Department TA YLOR COURT SHORT PLA T PUBLIC HEARING DATE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 8 of 10 Specific landscape requirements are also applicable to the short plat including those related to: trees, soils, drainage, plants and berms as outlined in the landscaping regulations. Furthermore, prior to the issuance of building permits, detailed landscape plans must be submitted and approved. The proposal's compliance with this standard would be verified prior to the final building inspection. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. A Fire Mitigation Fee based on $488.00 per new single-family lot, with credit given for one existing residence, will be required in order to mitigate the proposal's potential impacts to emergency services. This requirement shall be a condition of short plat approval. The fee is estimated at $3,904.00 (9 - 1 = 8 new lots x $488.00 = $3,904.00) and is payable prior to the recording of the final short plat. The Fire Code requires all lots beyond the allowed 500 feet dead end roadways to be equipped with fire sprinklers. All the proposed lots are well within the 500 feet allowed therefore not additional fire suppression system is required. 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 additional users of this and other existing City parks and recreational facilities and programs. Therefore, the applicant will be required to pay a Parks Mitigation Fee based on $530.76 per new single-family lot with credit given for one existing residence, as a condition of short plat approval. The fee is estimated at $4,246.08 (9 - 1 = 8 new lots x $530.76 = $4,246.08) and is payable prior to the recording of the final short plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, with credit given for one existing residence, the proposed plat would potentially result in four (4) additional stUdents (0.44 x 8 = 3.52). The schools would include: Hazelwood Elementary, McKnight Middle School and Hazen High School. Storm Drainage / Surface Water: The site is located in the Gypsy Creek drainage basin. The stormwater currently sheet flows across the property north and northeast to discharge into ditch along the south side of Monterey Place NE. A combination detention and water quality control tank to be constructed on site is proposed for stormwater runoff. The applicant submitted a Preliminary Storm Drainage Report in accordance with the 1990 King County Stormwater Manuel (KCSWM) prepared by Baima & Holmberg Inc., dated July 5, 2005 with the land use application. The preliminary drainage report and plan included a 30% safety factor for detention. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends as a condition of short plat approval that the project comply with the Department of Ecology's Manual for erosion control requirements as outlined in Volume II. Additionally, staff recommends the establishment of a home owner's association or maintenance agreement for all common improvements, including but not limited to: utility easements, storm drainage facilities, common landscaping and fencing as a condition of short plat approval. Water and Sanitary Sewer Utilities: Water and sewer service would be provided by Coal Creek Water and Sewer District. The applicant shall provide a Certificate of both water and sewer availability from Coal Creek Water and Sewer District prior to the issuance of the construction permit and prior to the recording of the short plat. H. RECOMMENDA TION: Staff recommends approval of the Taylor Court Short Plat, Project File No. LUA-05-082, SHPL-H subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete all inspections and approvals for the existing garage and accessory building located on the property prior to the recording of the final short HEX Rpt 05-082.doc City of Renton PIB/PW Department TAYLOR COURT SHORT PLAT PUBLIC HEARING DA TE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 9 of 10 plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager. 2. The applicant shall pay the appropriate Transportation Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 3. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single-family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. 4. The applicant shall pay the appropriate Parks Mitigation Fee equal to $530.76 per new single-family lot. Credit given for one existing residence. The fee shall be paid prior to the recording of the short plat. 5. The short plat shall be required to comply with the Department of Ecology's (DOE) erosion and sediment control requirements in Volume II of the 2001 Stormwater Management Manuel. 6. A maintenance agreement or homeowner's association shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, including utility easements, storm drainage facilities, and common landscaping areas. The agreement shall be placed on the face of the final short plat. 7. The establishment of Native Growth Protection Areas containing the areas determined to be required buffer in accordance to the city code. A note shall be placed on the face of the plat deSignating the area, as Native Growth Protection Area and signs posted along the wall to be constructed on Lots 5 and 6 indicating the presence of an environmentally sensitive area prior to final plat approval. This condition shall be subject to the review and approval of the Development Services Division. EXPIRATION PERIODS: Short Plats (SHPL): If the short plat is not filed within two years from date of approval (RMC 4-7- 070.M), the short plat shall become null and void. ADVISORY NOTES TO APPLICANT The fol/owing notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. New single-and multi-family construction activities are 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 is restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work is permitted on Sundays. Water 1. Applicant shall provide a Certificate of Water Availability from Coal Creek Water and Sewer District with the construction plans. 2. Applicant shall provide a copy of the "approved" water drawing provided to Coal Creek Water and Sewer District. 3. Fire flow requirement for single-family residences under 3,600 square feet 1,000 gpm. One hydrant is required within 300 feet of the all structures. If houses exceed 3,600 square feet, fire flow increases to 1,500 gpm and two hydrants will be required. 4. A 5-inch quick-disconnect fitting will be required to be installed on existing hydrants counted as fire protection if not already in place. Storm Drainage: HEX Rpt 05-082.doc City of Renton PIBIPW Department TA YLOR COURT SHORT PLA T PUBLIC HEARING DATE: November 22, 2005 eliminary Report to the Hearing Examiner LUA-05-0B2, SHPL-H Page 100f10 1. The Surface Water System Development Charges are based on a rate of $715.00 x 8 single-family homes. Estimated fees based on the entire site plan is $5,720.00 Payment of these fees will be required prior to issuance of utility construction permit. 2. Applicant will be required to tightline all roof drains to the storm system. 3. 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. Street Improvements: 1. Half street improvements fronting the site along Monterey Place NE including but limited to sidewalk, curb and gutter, paving and storm drainage, street signs and street lights are required. 2. Street lighting is required. A street lighting plan is required with the construction drawings. 3. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 4. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. Sanitary Sewer: 1. Applicant shall provide a Certificate of Sewer Availability from Coal Creek Water and Sewer District with the construction plans. 2. Applicant shall provide a copy of the "approved" water drawing provided to Coal Creek Water and Sewer District. 3. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. This has not been shown on the plans. A separate permit is required. General: 1. Separate permits for storm drainage connection are required. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development deSign, all existing overhead utilities shall be placed underground. Fire Department: 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 a minimum of 1,500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire Department access roads are required to be paved with a 20 ft. width. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Property Services: 1. To be provided under separate cover. Memo dated August 3, 2005. HEX Rpt 05-082.doc 1 5 7 8 au. , •• s -" . ------- t., if. CITY OF RENTON SHORT PLAT # -42.05' ""::'.'" ;;,;;\x\;~;~:",:;~~,;.;.::;;~ c,c, e, 3:~/.:;70-0182 20' PRIVATE DRAINAGE EASEMENT \ \ \ , I , ~ RECORDING NO. DEVELOPMENT PLANNING , -(:: PC:NTON -NO\L 1--A--2005 REee.'vel) ,:;'! ;;~i ~-:'';~;!: ' " \', VOL/PAGE LEGEND 55.00' 52.89' t\ ~_\__ I ~, I LOT \ \ l.OT ,"'''\ "~~,,,,~";;;t' ' ~~ ~~ %1% I 1--- 1 ~~ ~ 94.41' 29B.53' 29S",' (SI') / ! "'" .:",;,,~;~,;~;,\t~"~ ./ -t I I L I ;...~-L ~ "-I ~~ '-- ~ MONTEREY CT N.E, LOT SET MONUMENT IN CASE ~\ I 40X40 • rOUND REBAR ANO CAP • SET REBAR ANO CAP LSI 11332 ;8112 :.,.: SCO 5.491 SF ~\ ' ~, ~, ~\ I' ,/'/ "1-" ~--~-~-% .~ \ I '"\ ............ ct----_,~~V' ;o? \, j I'~I: ,;;;:2 I~ I ,. : ~ I ~ \ I ~ '-__ J z W Q. o \' .I k j~ '~ I IV , ~ ! '~ I i"" " \ /~ ! :~ ...... ' .. ! \ J ,. ~' \ ~I ' w ~, \ z I ' , \ I-o ~ o 5 10 20 30 lJ-I _______ LOT 2!: SCALE 1· -30' D\ \ v~ ....-----'\ \ \ 113.63' ~ J ' , \ o 510 20 30 ,- t-15' SEYlER I EASEWENT / / / './ \ LOT ;; ./ I I t-,5'SEWERT - EASEMENT .... , --J~ ~; I::; IS ,% I TAYLOR COURT SHORT PLAT c( z w w c a: w m c( t;I' , I I \ , \ I \ , \ I \ \ SCALE 1· = 30' \ t:l ..: ~ ..J ~ BAIMA &: HOLMBERG INC. ENGINEERS &: SURVEYORS 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 ("25) 392 -0250 DlIN. BY DATE .JOEl NO. 1673-023 DKD 4/29/2005 DWG NO. 1673-023 CHKD, BY SCAlE SHEET KSJ '·~30' 201' 2 tIllIE. ALL ONSiTE TREES TO BE REMOVED ~~.-T~-I · .. ·1 • ." JI' • '4 ..... ~ . " '4 '4 4 '#' ' .. ,I • .'14 4 LANDSCAPING DETAIL 2 CAL WillE ROCK iItOS[(OSllISAl.8llUS) ~TE05·o.C..nP . •• POT CREEPING ST. JlH(S WORT (H'IPERIO.JWASCl1'KIN) PUHTED AT 2.· o.c., nP. (2) SlRE[l TR£[S PER LOT, TYP. (RANCHO COl.!JNNM SARGENT OIERRY) 5'I.ANOSCAPI\!O SlRF' ALONG 1HE 8AO( rs SIOEWALK, T'IP. -SEE LOCAlICJoIS A8CM: PORTION OF THE N.E. 1/4, OF SEC. 32, TWN 24 N., RGE 5 E., W.M. CITY OF RENTON, WASHINGTON ~ SCALE ,. -30" DEVELOPMENT PLANNING CITY OF RENTtJ)\i LECAL DESCRIPTION ~~:,,'i:'~~o~ NOV 1 4 2005 RECEIVED ~T1! I I II. ~1~-l.J II "'_ .... _ n...~. I I _----1-\1 ~&:oc.o e II ~l I, I I U'j :.---,-'~. \'~I \\ ,1ll_ --J-__ L-t .. ' , : +---1 i r' : ... I, t-r I I I It) i.-1-il .~. ~: , ' n~ ___ ... I ~I~ ~J .I. ~Ii: ! NOn, SURVEY NOTES BASIS OF BEARING .. "'" B£NQ-I MARK IQ!lICALOAlUtiIFORlHISSUR\'[VI5 .... SSl,JIII£O 'l'EIIPOIINly8£NOtIoIoUttt Us[DIS A SNoITMV S[VI[Jt .. _au: UO lOCA'l'ED APA!uauAm.V'6 fEET ntCitIIlH[ SOUTI'I[AST NOP(R(l'r CORHO! ON'" SOUlHl:o'Sl 8(~lU:~"'''0f0''lI1.47· ... SSI,oII(D R<FEl>ENC[S INSTRUWENT A TION INSTR\JfoI£'" USl:C ~ 5[CCHO lL.,[CTRONIC DoSl ...... C(WE .. ~UNlf)(LD5UR'o(y CCiN'J1IIQ.WoSllvClOSE01lllA\I(RS[LOOPS. -..aoa.OSUII( OF LooP!; "",S .22.000 .... ACCOIIONIC(.I)< _AC 312-,30-080 Call before JOU D,9· 1-800-424-5555 ~~(us...) "'IIOOCU'lIJoIO~ UftlllYUf€S. I'rs COSTLY [JI$lING u ..... lY UlC"_ s.oo.. I1£lII[OH _ N'f'IIo-u.Tt '"-Y "5HliC.tll[lH£~11UCfOll"SN:Sf'ONSaUlYTOCl:TtIlUlM[lH£ Eu.cT GlII:IiC. IHJ tIOIIIlCIlHIiC. loc...lIOJI 01 ....... (XlSTWG I.HIVI'-~u1l.JlJ(!MOII TO~CONSlRUC_ NO "lJIIR(S(N"'''ON IS ... HI[ Ttl'" ..... (lGn..G U1l.J1IE:$ .... $HCNJo tlEIlE0N.lM(~«II!\SSUN($POOIfl[5f'OMSa.IlYrOlluTlUlIES NOTSt<OWtCltuftUt'I;SNOTSHO""'TH[tltPIIClT'(IILoc...flOIoI. ~l[rclN:'fOUDtG. '-1IOO-.24-~ <[ U ~ .. z e~ ZONING +!R + PIBIPW Tl!CHNICAL SBllViCBS If 1lI28IOf B4 .. 29 T24N RSE E 112 R~ro ~O:-----J NE 40th St - - - -Renton <lit,' LIml .... ! ) SE 89th r--------~_"~_J I ~90th C4 32 T24N R5E E 1/2 5432 _ONING MAP B('~K 92 ~~,T2I1NR4E ~~1 -,,,+--,,,;-,, ~7--f3~6~T=24=N~R4=E~ __ ~ __ ~~~~ RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac a Residential 4 dulac ~ Residential 8 dulac ~ Residential Manufactured Homes [R-IO I Residential 10 dulac I R-l-1 I Residential 14 dulac I RH-rl Residential Multi-Family I RM-T I Residential Multi-Family Traditional I RM-U I Residential Multi-Family Urban Cenler- MIXED USE CENTER ~ Center Village Iuc-Ntl Urban center -North 1 IUC-NZ! Urban Center -North 2 ~ Center Downtown- ~ Commercial/OfficejResidential COMMERCIAL ~ Commercial Arterial- @] Commercial Office- ~ Commercial Neighborhood -'C7 j 35~4N R5E INDUSTRiAL ~ Industrial -Heavy c::EJ Industrial -Medium o 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 SECTfTCNt'NJRANGE Printed by Print & Mail Svcs, City of Renton City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA05-082, SHPL-H APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT TITLE: Ta lor Court Short Plat SITE AREA: 73,173 s uare feet LOCATION: 3711 Monterey Place NE SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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 Transoortation Environmental Health Public Services --Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet Let) . 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. Cfa))))Q Signature of Director or Authorized Representative Date Kathy Keolker-Wheeler, Mayor CITY _IF RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator August 22, 2005 Tom Redding Baima & Holmberg Inc. 100 Front Street South Issaquah, WA 98027-3817 SUBJECT: Taylor Court Short Plat (LUAOS-082) Request for Modification -Street Width Reduction Dear Mr. Redding: We have reviewed the proposed street modification request associated with the proposed single- family residential short plat, located generally at the intersection of Monterey Place NE and NE 37th Place. This is an infill development in an existing neighborhood with a single proposed access point and cul-de-sac. The existing streets are pavement. The proposed modification requests allowing the proposed new road width to l;>e reduced to a 42-foot width for the road and 50-foot radius for the cul-de-sac, with 45 feet radius of paving and a portion of the sidewalk contained on easement for no net reduction in amenities. The Street Modification request is hereby approved. City Code 4-6-050 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within, and dedicated by a plat. There are also certain standards for width of dedication for proposed streets to be added to the City grid. One of these is the 35-foot half-street improvement to provide 28 feet of pavement with parking only on the development side, 5-foot sidewalk and curb, and streetlights. This allows full use of the street in normal manner until such time as the remaining right-of-way is dedicated and improved by future development. 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 state 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(ies) in the vicinity; and (c) Conform 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 ------------l-O-S-S-So-u-th-G-r-a-dy-W--ay---R-e-n-to-n,-w-a-s-hi-n-gt-on--9-80-S-S-------------·~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Tom Redding August 22, 2005 Page 2 • (e) Will not create adverse impacts to other properties in the vicinity." Meets objectives and safety, function: Due to the physical configuration of the parcel and the constraints of existing street location, staff supports the modification request. The intent of public and emergency access and pedestrian amenities is met with the proposal, as there is no reduction in the pavement width below fire lane standards or sidewalks. The proposed road cross-section meets the minimum standards providing two lanes of traffic, fire access, parking and sidewalks. Not injurious or adversely impact adjacent properties: Adjacent properties are not injured nor adversely impacted as all dedications are from the proposed plat. No further connection is expected either north or east. Conforms to the intent of the code: The intent of providing for the City street network is met with the dedication and extension ofNE 37th Place. Justified and required for use and situation intended: The zoI)ingof this parcel is R-8, Single Family. The modifications as requested ailow the maximum den shy and number of lots that still meet the various setbacks and access criteria. The plat provide~ the minimum necessary for full . use for access, emergency and domestic, as weHas parking and pedestrian amenities. The Street Modification.ls approved~;··· This decision to approve the proposedStreetModification is subj~ct to 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 Heanng Examiner by 5:00 p.m~,.september 2, 2005. Appeals must be filed in writing together with the required$75;O(l~pplication fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA98055. City of Renton Municipal Code Section 4-8-110 governs ·appeals to the p~aminer. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430- 6510. . If you have any questions, please contact Arneta Henninger at (425) 430-7298. Sincerely, * ~.~ Ka~ttriCk Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Stan Engler. Fire Marshal Arneta Henninger, Engineering Specialist Jill Hall, Senior Planner Land Use File City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pa./k..&. COMMENTS DUE: AUGUST 8, 2005 APPLICATION NO: LUA05-082, SHPL-H DATE CIRCULATED: JULY 25, 2005 APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: Taylor Court Short Plat PLAN REVIEW: Jan lilian SITE AREA: 73,173 square feet BUILDING AREA (gross): 2,120 square feet LOCATION: 3711 Monterey Place NE I WORK ORDER NO: 77449 SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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 Housina Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energyl Historic/Cu/tural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-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 ere additional info tion is needed to properly assess this proposal. J ~ ;J d'() -Data! I 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 Kathy Keolker-Wheeler. Mayor August 22, 2005 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, W A 98027 CITY -.-F RENTON PlanninglBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator Subject: Taylor Court Short Plat, LUA 05-082, SHPL-A Dear Mr. Redding: Per our telephone conversation, due to additional information obtained from the Marshall Short Plat, LUA-99-039 that abuts the subject project to the west, this project will be placed on hold. A wetlands report conducted for the Marshall Short Plat revealed the site contained a stream and a Category 2 wetland. Thus a Native Growth Protection Easement was established as part on the Marshall Short Plat. It appears the proposed Taylor Court Short Plat may be impacted by the buffer area from the off-site stream and wetland. While the City's Critical Areas maps and information did not identify the potential impact, the City code does require a wetland and stream study be conducted if the subject property is within 100 feet ofa wetland or stream. Therefore, a wetland and stream study under the City's new critical areas code adopted May of 2005 will be required At this time, the Taylor Court Short Plat land use application (file no. LUA-05~082, SHPL-H) has been placed "on hold." Once the information listed above has been submitted and found to be acceptable, the project will be rescheduled on the agenda for the Hearing Examiner. If you have any questions, please contact me at 425-430-7270. Respectfully, NancyWeil Senior Planner Cc: Joe Pruss Kenneth R. Taylor ------------1-O-5-5-So-u-th-G-r-a-dy-W--ay-.-R-e-n-to-n-,W-a-s-hl-.n-gt-on--9-80-5-5-------------~ * This paper contains 50% recycled material, 30%· post consumer AHEAD OF THE CURVE DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM August 8, 2005 Nancy Wei 1 Jan Illian x7216 TAYLOR COURT SHORT PLAT 3711 -MONTEREY PLACE NE LUAOS-082 I have reviewed the application for this 9 lot short plat at 3711 -Monterey Place NE Street and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREET Water service will be provided by Coal Creek Water and Sewer District. Sewer service will be provided by Coal Creek Water and Sewer District. There are storm drainage facilities in Monterey Place NE. See City drawing R2931. There is no sidewalk, curb, and gutter fronting the site in Monterey Place NE. CODE REQUIREMENTS WATER 1. Applicant shall provide a Certificate of Water Availability from Coal Creek Water and Sewer District with the site plan application. 2. Applicant will need to provide a copy of the "approved" water drawing. 3. Fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If new residences exceed 3,600 square feet, two hydrants are required within 300 feet and fire flow requirement increases to 1,500 gpm. A 5-inch quick-disconnect fitting will be required to be installed on all hydrants. SANITARY SEWER 1. Applicant shall provide a Certificate of Sewer Availability from Coal Creek Water and Sewer District with the site plan application. 2. Applicant will need to provide a copy of "approved" sewer drawing. Taylor Court Short Plat Page 2 of2 SURFACE WATER 1. Surface Water System Development Charges are based on a rate of $715.00 x 8 single-family homes. Estimated fees based on the entire site plan is $5,720.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. This project lies within the Gypsy Creek Drainage Basin. Projects in the area of Exit 7 will be required to comply with requirements outlined in the 1990 KCSWM for detention and water quality treatment. Due to the documented downstream flooding near 1-405, detention calculations for the 100-year storm event will require the storm facility to be sized with a 30% safety factor. A preliminary drainage plan and drainage report has been submitted. Applicant has included the 30% safety factor for detention in the report. All core requirements and any special requirements will need to be addressed in the final report. 3. Applicant will be required to tightline all roof drains to the storm system where feasible. 4. 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 ofthe project. TRANSPORTATION 1. Half street improvements fronting the site along Monterey Ave NE including, but not limited to paving, sidewalks, curb & gutter, storm drainage, street signs and street lights are required. 2. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 3. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. MISCELLANEOUS 1. Separate permits for storm drainage connections are required. 2 Applicant shall be responsible for securing all necessary easements for utilities. 3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. RECOMMENDED CONDITIONS 1. Traffic mitigation fee for each new single-family residence is $717.75. The rate is based on 9.57 trips x $75 x 9. Total fees are $5,742.00. This is payable prior to recording ofthe short plat. 2. Staff recommends a condition to require this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. cc: Kayren Kittrick City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Sv.r-fo.reJ WOJ.~ COMMENTS DUE: AUGUST 8, 2005 APPLICATION NO: LUA05-082, SHPL-H DATE CIRCULATED: JULY 25,2005 APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: Taylor Court Short Plat PLAN REVIEW: Jan lilian SITE AREA: 73,173 square feet BUILDING AREA (gross): 2,120 square feet LOCATION: 3711 Monterey Place NE I WORK ORDER NO: 77449 SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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 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-RELA TED COMMENTS Signature of Di7<1r Authorized Representative Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PIa.n. . ./',eviCM..l COMMENTS DUE: AUGUST 8, 2005 APPLICATION NO: LUA05-082, SHPL-H DATE CIRCULATED: JULY 25,2005 APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: Taylor Court Short Plat PLAN REVIEW: Jan lilian SITE AREA: 73,173 square feet BUILDING AREA (gross): 2,120 square feet LOCATION: 3711 Monterey Place NE I WORK ORDER NO: 77449 SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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,()(}() Feet 14,000 Feet 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 i,!~ ation is needed to properly assess this proposal. Date , / s#---=-to_~Y __ _ ); ~ ~ '" "'" >~ ~,v ~~ ?-, ~-~ ~ 'V"~ ~-" -~'" }~"->~"'-~'fY"/'~~~"" 1k~Y~>.'~"'7-;;;--'" ~W~, ~ \. i" ["'""'\ r ~;.,.. "~r > F'" ~\l "~f ~ ~ r~ ~"~l~ ~/:~"'''t> r::~K-fE::. \;! -" : ~-.~ .:..\ J" ~ ~'h ~ / ~,,~ ;-', > J ~; k''« .. ~ ~ t Z ~~: ~~~'~ Jy \".:' ~ 'i; :;0;:. J-~ 9 ~ ~ '1, ';" __ ~~~~~ ____ ~ ~~ ___ ~ ~~~~_~~ ___ ~_~ __ ~ __ ~~ __ ~ ~~_~ ___ ~->ll"""'_~' __ ~ Project Name: Project Address: Contact Person: Permit Number: Lu A OS-OBd. Project Description: q -Lot * ~~~~'AL S\-\oVUf M'f \I>.\\\l\-Ohl~ m\S>\\\..)l) \W~b Land Use Type: ~esidential o Retail o Non-retail Calculation: Method of Calculation: .gt-xTE Trip Generation Manual, 7th Edition o Traffic Study ,~ (;;D\Dcr-..) o Other (2\0) sf"«.. t4 .~7/IDr ~-\ ~ ~ X C1,Sl -l~.s~ t\~T 1\.0 \ S \Q )... j '\ 5, \')"0.= 1} S) 1 Y ~. 00 Transportation Mitigation Fee: Calculated by: Date: t*/~ Date of Payment: ________________ _ City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: T f"O..VlSLa'+uJ-\<Y\ , APPLICATION NO: LUA05-082, SHPL-H APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT TITLE: Taylor Court Short Plat SITE AREA: 73,173 square feet LOCATION: 3711 Monterey Place NE COMMENTS DUE: AUGUST 8, 2005 DATE CIRCULATED: JULY 25,2005 PROJECT MANAGER: NancyWeil PLAN REVIEW: Jan lilian BUILDING AREA (gross): 2,120 square feet I WORK ORDER NO: 77449 SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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 Li!1ht/Glare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-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 informa~~ needed .t0f'OfB .. rly assess this proposal . . /~< Signature of Director or ~iZed Representative Date , City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f:irc... COMMENTS DUE: AUGUfi'S, 2005 APPLICATION NO: LUA05-082, SHPL-H DATE CIRCULATED: JULY 25, 2005- APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT MANAGER: Nancy Weil l ,I \ II ? _J) ?nn~ PROJECT TITLE: Taylor Court Short Plat PLAN REVIEW: Jan lilian ; I SITE AREA: 73,173 square feet BUILDING AREA (gross): 2,1 ~O squ~r~ f~~t;-·--:·_; LOCATION: 3711 Monterey Place NE I WORK ORDER NO: 77449 L ___ ~ ____ :... SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 1Jj/ B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS C:;w blf t· We have reviewed t is application with particular attention to those areas in which we have expertise and have identified areas of probable impact or .... , wh",. add/hon I "Ionna"oo;' eded to properly "".,,,h. P"'P°'''I. 1/ 2 2/0 5 ~ DatI! I , DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM July 27,2005 Nancy Weil, Senior Planner PI James Gray, Assistant Fire Marshal Y,ff Taylor Court Short Plat, 3711 Monterey PI. NE 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. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\tay\orctsperc.doc August 5,2005 NancyWeil Senior Planner Development Services Division City of Renton 1055 South Grady Way Renton, WA 98055 RE: Taylor Court Short Play I LUA05-082, SHPL-H Dear Ms. Weil, Thank you for sending me the Notice of Application. • We are very concerned about protecting the existing NGPE that is owned by 4 of the homeowners in our development -Newcastle Ridge. We've seen how developers or builders "aCCidentally" cut down trees and shrubs. • Will the developer or builder be designating part of the land as NGPE? If so, where? • We are concerned about water and debris runoff from the development. How will this be controlled? Will it run down the gully in our NGPE? • Construction noise. What are the hours and days they are able to work and who do we contact if they are in violation? ~ Could you please explain the timeline for a project? Sincerely, Marc D. Cadieux 206.579.7486 Mailing address: 6947 Coal Creek Pkwy S.E. PMB# 154 Newcastle, WA 98059 August 2. 2005 Nancy Well, Senior Planner Development Services Division 1055 South Grady Way Renton. WA 98055 RE: Taylor Court Short Plat I LUA05-082, SHPL-H Dear Ms. Well, DEVELOPMENT PLANNING CITY OF RENTON AUG -5 2005 RECEIVED This shall serve as notice that we would like to be a party of record to receive further information on the proposed project. Since our property is directly next to this proposed development, would you please mail us a copy of the plat layout, including the access road proposal and all information and drawings regarding the street modification proposal. We have owned the property for 32 years. Past development, annexes, etc. surrounding our half-acre have severely isolated our property. We hope to retire and build a home on the property, however, due to health reasons may need to sell the half- acre. The only access available to our property would be off of 36th on the public right of way. We would be grateful if you have any suggestions regarding this. Sincerely,/ !ff:t: t!{/ d~"( ·1~ 15!f;t rf<tL ''1- Wayne and Bobbee Rattray P.O. Box 2825 Longview, WA 98632 (360) 636-0293 -home (360) 425-2352 -work " -.: , , .... ." ... -" ""1?W.f f),"i_ "'{'~ :;;.' t;,.;~ ,,> >- ....:~ , 0, f' l ... , " t;:.2 >" ,~. , "",",-. I~f! i:~: i () (:'I 75 0 i:.'i "" ··t·· ~ (/\ (.) -+ If'. i":' (Ii c::. i:·:· ') "-VI C ~ ~ ~ .» ,- ~ ()\ ". ~ -os ... ... t) ~ ... -~ s::.. .. "< .. ... -_ ... ." ~ .. , , .. '$I '" -< ... ... -.' ." ... ... ... ... '" ... ~ ... ... '~ ~~. ""(1 ,. (,.~~, '''''' .... ".,r d ~ A ~ < :s f1I n -"'""< () V ~ ~ "'b ,.. ~ --r '- V\ V) 11 ~ .., ~ '" c:- "I' I "') (/'I -0 --D ~ j .;;;: ~ C"\ "t> ~ ~ y '"\J CJ CJ CJ CJ IJ1 ru Cl CJ CJ I::-' ru 0-ru ..ll W ((l 1', m 'r- 0 :y- I....S> C- <t:. C- ). .J) ~ ~ tv ~ ." ~ -:>0 0 o ...s: c.o ~ o ~ X ~ ~ >J ~ 0-OO !J cr- (b U\ ~ A ~ -t ...... IVlIlV<!.y W611...- SI9.JIcn.. PUt/>.JIJ~ D5V~I'1?~ Sa7c.V;<!6S j)II,!. L1JA05-0~2 IUANtij I #45 .4 SoFIA ~Tui)7 8iSt£7V UiFNt: ~ 7liIS i)lSI/~/'YYl6)Vr: /VIi CcWC!.G'tU) IS rH~-ST~ 1<\Jf\.J O'f=F /#47 W~"-d7Ul) up R-u~tJl1\JG:. ,lIl2.t.:>v(5"H vny 1uf!7t.f?H<>t!S PL.J;:,p t:E°7e.o :ry 7K~ /IM!..oUtt.1I DV;es C,t!oSS//Vc;.. ~ fote/U7dbf)l PL N. ~ 70 t .. ",.JcG(J.J Ave. "'THElCE IS Y>70r2.-C /ilUAJ o~ HC7t!E -nt~ w~ we-Buu...:r HtDt..tT IAJ 1978. 7/PF WHITe #141..1.1«::" S"o~r PutT Ace...OSS /J/1t;)lVr~-BY 1'(:.. ;U.G'". AAJD //ole Uf7"a:sr CTVc IN N<sw (fAS7Ca 7HI'1r IS C7U /1f&t'!t:,4vC 'JII$ -:rUST /VfJ?f!..7H of S l!5 8" ~ ~.vf) (> N Out< PRo,o51e..TI ~ 70 JAtt.t.,e Hit.. E~ c:tu~ Dultllv(.s. 7lI~s IS C!AU!;uvr.;. rHE 8G~S"" 4/£..7. .4 A t..vIAJD ~ B~u~ TH-B GteDVlUO IS 66TT1N(8 W&Tr~. /4/Vi.) .,...;.;'~ IS ~ o,:uf.OStcN 136"~1V c!)U~ PJe.o,ot57l..Tl~ ~ ON c')U .c...5 ~ so. MyLU/fe. Coute..r S~T Pc...Ar./LUAOS-c8Z, SH~ .. c.otJ'-/J yov StS7v1J us AN 'I ADDI TlCrVI9<:., "'.)Fo.c.~47"J cnV l-c.JHtST\} ,1" IS .4 v~u ... A..6t:.JE ~ S'IVc..a:72....c, y) K,~~C,~ .. -.. -~-, :: ~~ --:3 ) -~ ~ ~ --V} ~ 0 -~ ~ \~ ~ ~ -~ < ~ ~ ~ --) ~ f ~ , --~ ~ ->....~ 0 ~ ~\.o \-.. -"< ' ~lt) "< -~~~a& _. ~ VJc--:: - City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~-h'cr1 COMMENTS DUE: AUGUST 8, 2005 APPLICATION NO: LUA05-082, SHPL-H DATE CIRCULATED: JULY 25,2005 APPLICANT: Joe Pruss, Basic Ventures, Inc. PROJECT MANAGER: Nancy Weil PROJECT TITLE: Taylor Court Short Plat PLAN REVIEW: Jan lilian SITE AREA: 73,173 square feet BUILDING AREA (gross): 2,120 square feet LOCATION: 3711 Monterey Place NE I WORK ORDER NO: 77449 SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68- acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. 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 UJlhtlGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriclCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wheadditional information is needed to properly assess this proposal. ~. ~ Date A Master Application has been flied and accepted with the Development Services Division of the City of Renton. The following briefly d •• crlbes the application and the nece ... ry Public Approvals. PROJECT NAME/NUMBER: Taylor Court Short Plat I LUA05-082, SHPL-H PROJECT DESCRIPTION: The applicant is requesting Hearing EXaminer Short Plat approval for a nine-lot subdivision on a 1.S8-acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential -8 (R-a), single-family zoning designation. Proposed lot sizes range from 5,093 sq. It. to 12,289 sq. II. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A slreet modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. PROJECT LOCATION: 3711 Monterey Place NE PUBLIC APPROVALS: Hearing Examiner Short Plat approval APPLICANT/PROJECT CONTACT PERSON: Joe Pruss, Basic Ventures, Inc.; Tel: (425) 432-3334 Comments on tha above application must be submitted In writing to Nancy wen, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 8, 2005. Thl! matter's al,o tentatively scheduled tor a public hearing on Augult 30 2005 at g·oo AM. Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are Interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your cornments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mall, please contBct the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: July 8,2005 NOTICE OF COMPLETE APPLICATION: July 25, 2005 DATE OF NOTICE OF APPLICATION: 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.: Taylor Court Short Plat IlUA05-082, SHPL-H NAME: _______________________________________________________ __ MAILING ADDRESS: _______________________________________ __ TELEPHONE NO.: _____________ _ CERTIFICATION -,,'-, ........... '\.,'> .... I, 0::re1 Jor~ "" ,hereby certify that :3 copies of ~he above docume~-;~.~·.~~~··\ were posted by me in ::s conspicuous places or nearby the descnbed property on .:' ~~.:~~\ON ~-t~ .. "!6 '/ ~'Q .~ /..~I I -/A n~ <t :"Cf ~OTARy ~\ 1) ~ ~ 't'. _--== ;c) _0-C/): ~ r I.. PUBUC .: ; ',. :~, ~EST: Subscribed and swor~efore me, a Notary Pub lis:, in and for the State of ashington residi I .-</'" •• -?~ 19-0V:: .. ·;f....O -' 0~U! I d . A 5nA<SL 2005 CV; ,'/'~ •.•.• "., .~-:> • on the ay 01 nj/l~ -.b:N::::::O~T::::..A~R~Y=P::.!:U.k:B:::..:L::.!IC~S-I""'G"-.;N:..:A"J.I-.....4-''4-:-~· Or:VI.;~;;·;'" . DATE:--.:7~-_~_s_-O____'S::......_ SIGNED: , CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 25th day of July, 2005, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: f;; }z,;(, '/";i' '"ifi;> ···<:i<~;N~m:ff~? .... .'4.' .\' :"~!~i;;ii 13) .·;·;1'1IT~f' ·:;I.It.tlllirrlBi,;ii:i k •• :· • .,.. I .• /' • ••• 4. +1'; .••. : .. Tom Redding, Baima Holmberg, Inc. -Ac:tm: lfr. Contact Kenneth R. Taylor -Accpt.-Lh-. Owner Joe Pruss, Basic Ventures, Inc. -A«r.:>t-. Lh-, Applicant Surrounding Property Owners -NOA only See attached (Signature of Sender): ~ ~ .7 STATE OF WASHINGTON ) ) SS COUNTY OF KING ) ..... ... ~ ..•. : .. .iK'.:.:;i};r;.'.·. '. I certify that I know or have satisfactory evidence that Stacy Tucker _ ..... "'.:.,.'",,,., signed this instrument and acknowledged it to be his/her/their free and voluntary act for the US~dR Al.i.t'\\ purposes mentioned in the instrument. O. >:' ~~ ···ssiaN:;.·. "'1"k\ / a ~ ;' ~ .. '~ '''-1-;''. ~ I, Dated: ~II~ ofL t:7I/l/L~, :~/~NOTARY1i\~~ Notary (Print): My appointment expires: Notary Public in and for the State of washirtto~ u ~BL7c en} i ',tP·· .' " Ad n Ci-n t'\. 12. 4, ~ Vth dL y' \J,;;;''!.~?fJ.:~,!?.~&J ( '.)/:'.-"",. C';~1~'I, .' .3 -/7 -0<:::, • ~" (. ,,)'1 ,~ " Taylor Court Short Plat LUA05-082, SHPL-H 936090010005 ANDREWS RICHARD&MARCELLA E 11305 SE 86TH PL NEWCASTLE WA 98056 334570021207 BRADY BRIAN+COLETTE GUCKIAN 3625 MONTEREY CT NE RENTON WA 98059 334570016009 BRINLEE MICHAEL G+ESMERALDA L 2019 NE 40TH ST RENTON WA 98056 334570020001 CADIEUX MARC D+FORTIN KEN 6947 COAL CREEK PKWY SE PMB #154 NEWCASTLE WA 98059 334570023500 CARPENTER THOMAS E III 3601 LINCOLN AV NE RENTON WA 98056 936090001004 CHEN LI SCHARKOWSKI ANDRE 8535 113TH AV SE NEWCASTLE WA 98056 334570000508 COAD FRANK 4348 LINCOLN AV NE RENTON WA 98055 334570016306 CRANLEY RAYMOND TIMOTHY+MEI TERECE 2005 NE 40TH ST RENTON WA 98056 334570018104 DOHRN RICHARD H 3915 SAINT PHILIP DR BARTLETT TN 38133-0971 334570021702 DOWNING BILLIE LOU 3600 LINCOLN CT NE RENTON WA 98056 334570011505 APPLE RICHARD D 3901 LINCOLN AV NE RENTON WA 98056 334570005507 BRANDT LOIS 12727 SE 63RD ST BELLEVUE WA 98006 936090015004 BROMLEY MELISSA J 8710 113TH AV SE NEWCASTLE WA 98056 334570013303 CAMBRIDGE HOMES INC 3785 LINCOLN AV NE RENTON WA 98056 334570009707 CHANCELLOR JOHN 4016 JONES AV NE RENTON WA 98056 334570022205 CHIN DENNIS K+MEI LAI WONG 3601 MONTEREY CT NE RENTON WA 98056 334570016603 COLLODI FLORIO & PATRICIA 3709 JONES AV NE RENTON WA 98056 334570016108 DEBOER DENIS E 3866 MONTEREY PL NE RENTON WA 98056 334570023708 DONG TRINA L 3612 LINCOLN CT NE RENTON WA 98056 334570019805 DOYLE PATRICK J 3714 LINCOLN CT NE RENTON WA 98056 334570017205 BOLLINGER REX EUGENE+SUSAN 3812 MONTEREY PL NE RENTON WA 98056 334570005705 BRANDT LOIS -TRUSTEE 12727 SE 63RD ST BELLEVU E WA 98006 936090022000 BUSSONE BRIAN 8621 113TH AV SE NEW CASTLE WA 98056 334570021504 CAPESTANY JAMES J 3616 LINCOLN AV NE NEWCASTLE WA 98056 795430009006 CHISM CORLYNDA TUCKER 2004 NE 35TH PL RENTON WA 98056 334570019409 CONNER DOUGLAS 0+ TERRI FINCHAM 3702 LINCOLN CT NE RENTON WA 98056 334570009509 DIETSCH CHARLES C 3737 PARK AV N RENTON WA 98056 334570014509 DONNELL GORDON ROBERT HIGHLANDS STATION PO BOX 2576 RENTON WA 98055 334570020605 FARAGO DEBORA WINSTON+ROBER 3614 MONTEREY CT NE RENTON WA 98056 " 795430008008 FITZERGERALD CHRISTOPHER+PR 2010 NE 35TH PL RENTON WA 98056 334570006000 HEATH PROPERTIES LTD PTSHP 1617 BOYLSTON AV SEATTLE WA 98122 936090008009 HULEY JOSEPH F+ELAINE M 11319 SE 86TH PL NEWCASTLE WA 98056 334570008105 JOHNSON PETER W & NATALIE F 310 14TH ST RAYMOND WA 98577 334570003502 KOWALCZYK MACIEJ HKOWALCZYK ANNA 12---<-r "·'lJ.. -' . ~~).;:....;..s;_~t T_J<~rebt- 8659 11STH A\I 5E N['NCA5TLE WA ~ ~levu..e.., .c:~", 334570013105 LIM SONGMI+YANG KEUN 3815 LINCOLN AV NE RENTON WA 98056 334570001803 LUND JEFF & JON I PO BOX 2109 RENTON WA 98056 334570015001 MELLETT CARLOS+ELLIOT STEPHEN 3624 JONES AV NE SEATTLE WA 98056 936090017000 MUELLER CRAIG K+ANNE M 8720 113TH AV SE NEW CASTLE WA 98056 334570013204 NIELSEN BRUCE 3825 LINCOLN AV NE RENTON WA 98056 .:134570001506 FU-TIEN INC C/O CHEN KUN LIN 1007 SWELLER ST SEATTLE WA 98104 334570022007 HINES DELORES M 3712 LINCOLN PL NE RENTON WA 98056 334570017106 JASLOWSKI RICHARD E 3865 MONTEREY PL NE RENTON WA 98056 334570021405 JUE EDWIN D+XIANG HONG WANG 3615 MONTEREY CT NE RENTON WA 98056 936090006003 KUNDE CHRISTIAN D+LESLIE M 11314 SE 86TH PL NEWCASTLE WA 98056 936090012001 LOCKE WILLIAM R+ALYSON D 8707 113TH AV SE NEWCASTLE WA 98056 936090020004 MARTIN SCOTT +MARTIN BEVERLY 8709 113TH AV SE NEWCASTLE WA 98056 334570022502 MILLER PAUL R+MILLER PAMELA JO 3623 LINCOLN AV NE RENTON WA 98056 936090026001 NEWCASTLE CITY OF 13020 SE 72ND PL NEWCASTLE WA 98059 334570013006 NIELSEN MARGARET L 3835 LINCOLN AV NE RENTON WA 98056 936090004008 GREGERSEN PAUL A+DAVID J CA 11306 SE 86TH PL NEW CASTLE WA 98056 334570018609 HOPPER SELMA E 3723 LINCOLN CT NE RENTON WA 98056 334570019201 JIMENEZ JOENALD+JIMENEZ GLENDA 3705 LINCOLN CT RENTON WA 98056 334570005903 KOREAN ANTIOCH PRESBYTERIAN 4308 JONES AV NE RENTON WA 98056 334570011208 LAFEVER DAVID LLOYD+MONICA 3915 LINCOLN AV NE RENTON WA 98056 334570021009 LUIS MATTHEW R+KATHERINE J 3626 MONTEREY CT NE RENTON WA 98056 936090023008 MEDA RAVINDRANATH MEDA PONDURI VIJAYA NIRMALA 8615 113TH AV SE NEWCASTLE WA 98056 334570020803 MOROSO PAMELA J 3620 MONTEREY CT NE RENTON WA 98056 936090011003 NGUYEN CHI L & GIGI 8624 113TH AV SE NEWCASTLE WA 98056 334570001704 OGREN DAVID M JR 2020 NE 40TH ST RENTON WA 98056 " . 334570001902 OLSEN CHRISTINE A 4006 LINCOLN AV NE RENTON WA 98056 334570014004 PATTERSON ROBERT 19110 172ND PL SE RENTON WA 98058 334570021603 QUACH VAN MONG 3636 LINCOLN AV NE RENTON WA 98056 334570020209 RICORD LORNE T +LORINE L 3600 MONTEREY CT NE RENTON WA 98056 334570017007 SHAW LORELIE 3828 LINCOLN AV NE RENTON WA 98056 936090002002 SHINN MARK D+ROXANNE L 6947 COAL CREEK PKWY SE NEW CASTLE WA 98059 936090003000 SLISENKO MAKSIM SLISENKO SVETLANA 11302 SE 86TH PL NEWCASTLE WA 936090013009 TAIRA RICKY K+GAYLE A 8704 113TH AV SE NEWCASTLE WA 98056 322405901305 TOOLE JAMES C+MARY PARYPA 11505 SE 85TH LN NEWCASTLE WA 98056 334570018500 TRUS GARY L & MAXINE D 3792 LINCOLN AV NE RENTON WA 98056 936090018008 OTAKE TADASHI+KUMI 8717 113TH AV SE NEWCASTLE WA 98056 334570023807 PHAM AI THI KHIEM 3618 LINCOLN CTR NE RENTON WA 98056 322405908201 RATTRAY WAYNE R PO BOX 2825 LONGVIEW WA 98632 334570011000 ROBERTS MICHAEL G+MARTHA A 3925 LINCOLN AV NE RENTON WA 98056 334570016504 SHAW RALPH G 8415 110TH PL SE RENTON WA 98056 936090024006 SIDDIQUI AAFREEN 8607 113TH AV SE NEWCASTLE WA 98056 334570019003 STERRETT MARK W+RACHAEL S 3711 LINCOLN CT NE RENTON WA 98056 334570020506 TAYLOR KENNETH R 3711 MONTEREY PL NE RENTON WA 98056 334570008006 TRI-DELT INC 6840 112TH AV SE RENTON WA 98056 936090014007 TSENG KUO-HSUAN 8706 113TH AV SE NEWCASTLE WA 98056 936090016002 PALM CRAIG W 8418 113TH AV SE NEWCASTLE WA 98056 936090021002 PINA ANTHONY L 8701 113TH AV SE NEWCASTLE WA 98056 936090009007 REE MIN DH ET AL 8125 144TH AV SE NEWCASTLE WA 98059 334570023609 ROSS MARCIA 3606 LINCOLN CT NE RENTON WA 98056 334570017908 SHIAO-CHIN CHAO 601 S KING ST #302 SEATTLE WA 98104 334570018807 SINGLETON MICHAEL K+SUZANNE E 3717 LINCOLN CT NE RENTON WA 98056 334570007503 STONE EDWIN S 744 BELMOND PL E SEATTLE WA 98102 334570019607 TOMOVCSIK JOHN&CARMEN 3708 LINCOLN CT NE RENTON WA 98056 334570008501 TRI-DELT INC 6840 112TH AV SE RENTON WA 98056 334570016207 TYLER SHERRY L 2011 NE 40TH ST RENTON WA 98056 \ 334570021801 VOLYNSKY LEONARD+REGINA 3607 MONTEREY CT NE RENTON WA 98056 936090019006 WU JASON Y 8713 113TH AV SE NEWCASTLE WA 98056 334570020407 WALCOTT GARY E+SALLY M 3606 MONTEREY CT NE RENTON WA 98056 936090007001 YOGIAMAN DIDI+ADRIANE RATNA 11318 SE 86TH PL NEWCASTLE WA 98056 936090025003 WHITEHAWK HOMEOWNER'S ASSOC 8713 113TH AV SE NEWCASTLE WA 98056 936090005005 ZHANG YUSHI 11310 SE 86TH PL NEWCASTLE WA 98056 NOTICE OF APPLICATION 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 necessary Public Approvals. PROJECT NAME/NUMBER: Taylor Court Short Plat / LUA05-082, SHPL-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Short Plat approval for a nine-lot subdivision on a 1.68-acre site. The existing residential structure and garage are to remain as part of the plat. The site is located within the Residential - 8 (R-8), single-family zoning designation. Proposed lot sizes range from 5,093 sq. ft. to 12,289 sq. ft. Access to the lots is proposed via a new public street extending south from Monterey Place NE, terminating in a cul-de-sac. A street modification is requested for a reduction of right of way width and cul-de-sac radius. The site contains no critical areas. PROJECT LOCATION: 3711 Monterey Place NE PUBLIC APPROVALS: Hearing Examiner Short Plat approval APPLICANT/PROJECT CONTACT PERSON: Joe Pruss, Basic Ventures, Inc.; Tel: (425) 432-3334 Comments on the above application must be submitted in writing to Nancy Well, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 8, 2005. This matter is also tentatively scheduled for a public hearing on August 30, 2005. at 9:00 AM. Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: July 8,2005 July 25,2005 DATE OF NOTICE OF APPLICATION: July 25, 2005 .ail: +--(Y L / RrfO ~;::::~I NE 40th St SE 90th S 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 / No.: Taylor Court Short Plat / LUA05-082, SHPL-H NAME: __________________________________________________________________ ___ MAILING ADDRESS: _________________________________________________________ _ TELEPHONE NO.: _________________________ _ Kathy Keolkcr-Wheeler. Mayor July 25, 2005 Tom Redding Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 Subject: Taylor Court Short Plat LUA05-082, SHPL-H Dear Mr. Redding: CITY F RENTON Planning/BuildinglPublic 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. Please note: You ate required to submit a street modification request for the reduced right~of-way to 42-feet and the reduced radius to 45-feet. You will be notified if any additional Information, other than the above, is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on August 30, 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) 430-7270 if you have any questions. Sincerely, ~u3l NancyWeil Senior Planner cc: Kenneth R. Taylor / Owner Joe Pruss / Applicant -------=-}-=-057:5:-:S=-o-u--:-th-=a=-r-ad.,--y-W--a-y---=R-en-t-on-,-=Wc:-a-=sh--:-in-g-to-n-9-8-0-55-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ·:rt Kathy Keolker-Wheeler, Mayor CITY ~ RENTON PlanningIBuildingIPublicWorks Department Gregg Zimmerman P.E., Administrator July 25, 2005 O~VELOPMENT PLANNING CITY OF RENTON RECEIVED Superintendent's Office Renton School District #403 300 SW ih Street Renton, WA 98055-2307 Subject: Taylor Court Short Plat LUA05-082, SHPL-H AUG 1 5 2005 MECEIVED AUG 1 2004 TRANSPORTATION DEPT The City of Renton Development Services Division has received an application for a 9-lot single- family subdivision located at 3711 Monterey Place NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be 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 August 8, 2005. Elementary School: ~ Middle School: ~ ~- High School: ~ Will the schools you have indicated be able to handle the impac~he additional students estimated to come from the proposed development? Yes-/::!-No, __ _ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, NancyWeil Senior Planner _E_n_CI_. ----l-O-SS-S-o-u-th-G-r-ad-y-W:-a-y---R-e-nt-o-n,-W:-a-sh-i-ng-t-on-9S-0-S-S-------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~. \ f:b5.;05~ ~{}A;c:)S-o~2. /b73-0~ , ',-'" -: , ':: ~ , .. \ City of Renton LAND USE PERMIT ,.'.. i;''';': " .(~': ',' ,,, ... MASTER APPLICATION PROPERTY OWNER(S) NAME: ADDRESS: 3 CITY: ·ZIP:· -·w~ as"'··.· - TELEPHONE NUMBER: . ..'J;j"'--~,~Ir"' .... t:) ~Y3 : . COMPANY ("If applicable): CITY: TELEPHONE NUMBER If,S- ,.. CONTACT PERSON NAME: CITY: -z: s5I'ItQUR H c.. TELEPHONE NUMBER AND E-MAIL ADDRESS: "fOM~Ioa.;ma..holrnloer.j' c:..o.N\ ~--0 Q:\WEB\PW\DEVSERV\Forms\PJanning\masterapp.doc08I29/03 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: _."$711 MlJAJTEREY 1')..IIc,E.,.t.J 'E ~'-~r~TD7U~ -w fI-'f'tfOS'b KING COUNTY-ASSESSOR'~ ACCOUNT NUMBER(S): .. . . PROPOSED LAND USE(S): . A EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION ("If applicable): EXISTING ZONING: PROPOSED ZONING (if applicable): ,v I A SITEAREA (in square feet): 7 ~ J / 73 ___ "'---1 SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE ("If applicable): PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): PRvJECT INFORMATION continlued ~~~~~~~~------------------~ PROJECT VALUE: 4t - NUMBER OF EXISTING DWELLING UNITS (if applicable): / SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): ~.;l'O SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (If applicable): N ~ o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): o FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL BUILDINGS TO REMAIN (If applicable): 7~S-o GEOLOGIC HAZARD sq. ft. NET FLOOR AREA OF NON·RESIDENTIAL BUILDINGS (if o HABITAT CONSERVATION sq. ft. -."-applicable): ·0 SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (If applicable): o WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separatesheet.with the following infonnation included) . .. ." •... : -. SITUATE IN THE·H • ffffi . QUARTER OF SECTION '3" TOWNSHIP ~, RANGE;5:, IN THE CITY OF RENTON, KING d U TV, WASHINGTON. .' , .. .. TYPEOFAPPLICATION& FEES'" -'.. I'· ".cd;'.Ust.:all,Jand use·applications·beiri~appliecHor;c::'-~'-"~~'i'" .. ~~:~c~:;~,_"~:;!~"~cc,;i.'-'_:_'· .. . t '·f t)tfE;~ T f~A -rtwtW u •• 3: . 2. 4. Staff will calculate applicable fees and pO,s,tage: $_----,......,....--_ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) t( e "If) S:T JI. R. T" "1 LO R ' declare that I am (please check one) ~ the current owner of the property Involved In this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the Infonnation herewith are in aU respects true and correct to the best of my knowledge and belief. (Signature of OwnerlRepresentative) Q:\WEB\PW\DEVSERWorms\Planning\masterapp.doc08I29/03 I certify that I know or have satisfactory evidence that ---:'~-:--__ :----:~ __ -:-:-~ signed this Instrument and ~ it to be hislherltheir free alld voluntary act for the uses and purposes mentioned In the instiumetit. -' .. . ' '. ,\," .. \ Notary (Print) .!. c.: ~ '-\ . . \ \ ' 2. OJ ~<:.;; ~ My appointment expu-es: ____________ _.__- TAYLOR COURT SHORT PLAT LEGAL DESCRIPTION , ~.' ~..... ,. ~., •.. ..... The land referred to in this commitment is situated in the State of Washington, and described as follows: Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington; EXCEPT that portion thereof conveyed to King County for road under King County Recording Number 1626457 on June 5, 1922; TOGETHER WITH an easement for ingress and egress for utility purposes over south 10.00 feet of Lot 7, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington. NEQUARTER OF SECTION 32, TOWNSHIP 24, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON 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. of Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, V16/P18 ,,: ....... DEVELOPMENT SERVICES DIVISIO WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS <:~~~:/U0;S\r.i.f.£.i:.r.3.~~mm~00t~~\~~LHjl~ ~jl\s~if;:~\: ?(S~i~j;~j lj~j:~lj~j~~~j~j~~~j~j~j(j~j~BP~~~~I#:~jj:~)j~j~~~~~U~)~~j~ Calculations 1 f.~§r~~:~:~9:f::~#'~~Y:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Construction Mitigation Description 2 AND. 4 J¥.n~!~:W##~¥.~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Drainage Control Plan 2 :~i~~9~:~~i#.#6::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Elevations, Architectural 3 AND 4 :$~~~~~~~i:¢~~~~!i~~:~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Existing Covenants (Recorded Copy) 4'~ . :$~i~!8g:~~~~~~fu@'~~~~(¢~P.Y.):f:::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: :::::::::::::::::::::::~::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Flood Hazard Data 4 )Q0 . :~!~~f:p~~:~:~~~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Geotechnical Report 2 AND 3 $~~~li:ig:P!~~;:¢~~~~~(*::::::::::::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Grading Plan, 'Detailed 2 (Jk' .".,_. '" :~~~!~fp~~#:~#.~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::3(&:::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: King County Assessor's Map Indicating Site 4 :@.~@~1n~:f:!~~;:9?~@~#':~::::::::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Legal Description 4 :q#(8($.~~t:8@'~Q:~f.~~:~n~¥.~:::::::::::::::::::::::::::); ::\:&:::\::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::~:¥~:::~~t~Q:::::::::::::::::::::::::::::::::::: Mailing Labels for Property Owners 4 / "J"'~ .1 v....) :M~~:8($i~~Q:~!~:9¥~~!8#.:~:::::::::::::::::::::::::::::::::::t::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Master Application Form 4 :M~~~~~¢~~~i~:¥:~~B~m~~tj:~::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: N'eighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: ~~~ 3. Building Section DATE: ____________________ ___ 4. Development Planning Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/0612004 DEVELOPMENT SERVICES DIVISlor WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS (\\\\\\:\.)\:~}f~%:W:Jt~~~~~~mTIffu~\:\~\~\\\~~~\\%Y~\~lffi\\\~\ ~\~mRg~7~~\~\ ~~H~\~):\~\~\:/%<A9#:~~~!~~\~:~?\::~%:::H\:{:j:· Parking, Lot Coverage & Landscaping Analysis 4 ~~?~~~@'9~~:(~T~}'~:~:::::::::~:::::::::::::::::::::::~:~:~:~:~:::~:~:~:~:::~: :~:~:::::~:~:::~:~:~:~::::::::: :::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::~:::::::::::~:~:::::::::::::::::::::::::::::::~::::::::<:::::::::~ Postage 4 N~p'p!j~~j~B~ M~~j~9 ~ ~®;i~o/. :~::: ~: ~: ~ ~ ~: ~: ~: ~:~: ~: ~: ~::::::: ~: ~::: ~: ::: ~::: ~: ~::::::: ~: ~: ~: ~:::: ~ ~ ~ ~:~: ~: ~: ~: ~: ~: ~ ~ ~: ~: ~: ~: ~: ~::: ~: ~:~: ~::: ~::: ~:~::: ~::::: ~::::: ~:::::::~::: ~: ~: ~:::::::~:::~: ~:~:~: ~: ~: ~:~:::~: ~:~: ~:)::: ~: ~:~:: Public Works Approval Letter2 ~~~~~!~~~!~~: R~~ f ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:::::: ~:: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~::::::: ~ ~ ~ ~ ~ ~ ~: ~::: ~: ~::::::::::: ::: ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~::: ~:: :i: ~ ~ ~ ~ ~ ~ ~::: ~::: ~: ~ ~ ~: ~: ~: ~ ~:: ~::: :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ~:::::::::::::::::::: ~:::: ~ ~:::: ~:~ Screening Detail 4 ~!t~~ fi!~~~~: ~~ ~~ ~ ~ ~ ~ ~: ~ ~: ~ ~: ~ ~ ~: ~ ~: ~:: ~ ~ ~ ~ ~::::: ~::::: ~ ~::::: ~:::::::: ~ ~::::: ~::::: ~::::: ~: ~::::::: :: ~ ~: ~::::::::::::::::::::::::: ~: ~:::::::::::::::::: ~:::::::::: ::::::: ~::::: ~::::::::::: ~ ~ ~ ~: ~ ~ ~ ~: ~: ~ ~:: ~ ~:: ~ ~ ~ ~ ~:: ~ ~ ~ ~ ~ ~ ~ ~:: ~: ~ ~: ~ ~ ~ ~ ~ ~ ~:: ~: ~ ~::: ~ ~: ~ ~ ~ ~ ~ ~::: ~: Street Profiles i -<<~.,....,....,...-..,..,.-t,..,..,..,...,...,...,.,,...,....,....,.,....,....,.......-t:-,..,..,..,...,...,...,.,,...,....,....,.,..,....,...,..,...,....,...,..,..,..,..,....,....,...,...,....,....,,..,..,..,...,...,...,.,,...,....,....,.,...,..,..,~ ffi.!~~~~P.8~~#:~!~~~9.~jf.~~~~~~~~~::~~~~~~~~~~~~~~~~:~~:::::::::~:::~~~::::: I:%::::::~::::::::::::~~ ~~~~~~~~~~~~~~~.~~~~~~~~~~~~~~::~ ~~~~~~::~~~~~~~~~~~~~~~~~~~~:::~~:::::::::::~::~~::::~~~~~:::::~~:~~::~~:::~:~~:::::::::~:::~~~~: Topography Map 3 j{.~~~: ~~~~i:~::::: ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~: ~:::: ~ ~ ~:::::::::: ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~: ~:: ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ lfJ£.) ~ ~: ~: ~ ~: ~ ~ ~ ~ ~ ~: ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~;: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: ~: ~ ~ ~ ~ ~ ~ ~ ~: ~ ~ ~: ~ ~ ~: ~: ~ ~ ~: ~ ~ ~ ~ ~ ~ ~: ~ ~ ~ ~ ~ ~:: ~::: ~ ~ ~ ~: ~: ~:: ~ ~: ~ ~: ~ ~:: Tree Cutting/Land Clearing Plan 4 r;r Q~~¢~~~f: ~~l9~: ~~~ ~@~:~ ~ ~ ~~ ~~::::::;: :: ~ ~~: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~~: ~:: :: ~~ ~ ~~ ~ ~~ ~: ~ ~ ~ ~ ~~ ~ ~ ~~ ~~:::: ~ ~ ~~ : ~ ~ ~ ~ ~:~::~:~: :~~ ~ ~~ ~ ~ ~ ~ ~~ ~~ ~~ ~ ~ ~ ~:: ~ ~ ~~ ~~ ~: ~~~ ~ ~~ ~ ~ ~ ~:::: ~~ ~ ~ ~~:: ~~::: ~:: ~ ~ ~~ ~~~:: ~ ~ ~ ~ ~~:~ ~~: ~:~ Utilities Plan, Generalized 2 '" w~i~~~ M~ti~~ ~~i: FWiJ ~4 ~:~ ~ ~ ~~: ~ ~~: ~ < ~~~ ~: ~: ~: ~: ~: ~ ~~:~ <:~:~ :: ~:~: ~: ~ ~~: ~: ~:~: ~: ~ : ~:~ ~~:~:~:~: ~: ~: ~: ~:~:~: ~:~: ~: ~ : ~: ~:: ~~: ~: ~:~:~: ~ ~~:~:~: ~: ~:~:~:~: ~: ~ ~~: > ~ ~ ~~~: ~: ~: ~: ~:~:~: ~: ~:~:~:~:~:~: ~: ~~ ~:~:?~~: ~~ ~ ~ ~: Wetlands Mitigation Plan, Preliminary 4 ~ w.~~~~:R.~~~t;>~I~~~~;:::::::::::::::::::~:~:::::::::::::::::::::::::: :::::J«ij:~:::::::: :::::::::~:~:::::::::~:::::~:~:~ :::~:::::::::::~:~:~:::::::::~:::::::::::~:~:::~:~:~:::::::::::::::::~:::::::::::::::~:~:~:~:~:~: 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 2AND3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME: ~\ .... em DATE: ~ 1-()$ 4. Development Planning Section ., '-. '\ ). Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 01/0612004 PRE-APPLICATION COMMENTS PROJECT: Taylor Court Short Plat 3711 Monterey Place NE PRE 05-037 DATE: April 7, 2005 @ 10:00 p.m. STAFF COMMENTS: FIRE PREVENTION -Jim Gray PUBLIC WORKSIUTILITIES -Jill lIlian JUL CONSTRUCTION SERVICES -Larry Meckling- NO COMMENT PLANNING/ZONING -Nancy Weil SUPPLEMENTAL INFORMATION: ZONING MAP SITEARIAL SUBMITTAL WAVIER FORM DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 25, 2005 Nancy Weil, Senior Planner Jim Gray, Assistant Fire Marshal ~ Taylor Court Short Plat, 3711 Monterey PI. NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. See attached diagram. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. TO: CITY OF RENTON MEMO PUBLIC WORKS ....... FROM: NancyWeil Jan lilian April 7, 2005 DATE: SUBJECT: PREAPPLICATON REVIEW COMMENTS TAYLOR COURT SHORT PLAT PREAPP NO. 05-037 3711-Monterey Place NE 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. The project is located within Coal Creek Water and Sewer District's service area. 2. Applicant shall provide a Certificate of Water Availability from Coal Creek Water District with site plan application. 3. Applicant will need to provide a copy of "approved" water drawing. 4. All new construction must have a ftre hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of each structure. If proposed single-family structures exceed 3,600 square feet including garage, fire flow requirement increases to 1,500 gpm. 5. The proposed project is located outside an Aquifer Protection Z:one. SANITARY SEWER 1. The project is located within Coal Creek Water and Sewer District's service area. 2. Applicant shall provide a Certificate of Sewer Availability from Coal Creek Water District with the site plan application. SURFACE WATER 1. This project lies within the Gypsy Creek Drainage Basin. Projects in the area of Exit 7 will be required to comply with requirements outlined in the 1990 KCSWM for detention Taylor Court Short Plat and water quality treatment. Due to the documented downstream flooding near 1-405, detention calculations for the 100-year storm event will require the storm facility to be sized with a 30% safety factor. A preliminary drainage plan and drainage report will be required for the site plan application. All core requirements and any special requirements will be addressed in the report 2. Applicant shall submit separate structural plans for review and approval under a separate building permit for proposed vaults. Special inspection from the building department is required. 3. Roof drains are required to be tightlined to the storm system within the short plat if infiltration is not feasible. 4. The Surface Water System Development Charges (SDC) are $715 per new building lot. These are payable at the time the utility construction permit is issued. 5. There are storm drainage facilities in Monterey PI NE. See city drawing R2931. TRANSPORTATION '1, {'2.-(() (to I fP{)I(~1J 1'30,/(1 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. Half street improvements fronting the site along Monterey Ave NE including, but not limited to paving, sidewalks, curb & gutter, storm drainage, street signs and street lights are required if not already in place . ~ 3. Applicant may submit a request to reduce right-of-way width to forty-two feet for 1\.'4l()'tafl. 0 residential access streets within this subdivision if building lots are less than one ~-\~ rJ'" hundred feet in depth. Internal streets would consist of thirty-two feet of pavement with ~ ~. l \ five-foot sidewalks. Easement for city owned utilities to be installed back of sidewalk is . ~\ ~ ~ required under this application. Standard right of way width is 50 feet for residential "J'I' \ ~ streets. q" fi'~ ~, .. ~ ?,.~t tJtfti,~4 ~\ «~11 4. All wire utilities shall be installed undergrcMtl'd per the &ity of F<enton'Undergrounding Ordinance. If three or more poles are required to be moved by the development deSign, all existing overhead utilities shall be placed underground. 5. Separate street lighting plans are required to be submitted with the civil plans. 6. Comer lots at intersections require dedication of a 15 foot turning radius. 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 storm drainage connections are required. Taylor Court Short Plat 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." cc: Kayren Kittrrick DATE: TO: FROM: CITY OF RENTON Planning/Building/Public Works MEMORANDUM April 7, 2005 Pre-Application File No. 05-037 Nancy Weil, Senior Planner, 425-430-7270 SUBJECT: Taylor Court Short 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 andlor 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 ~ I Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from ,,~fJ the Finance Division on the first floor of City Hall or the City website at www.cLrenton.wa.us.t.l t "\ 7 .('I THIS PROJECT IS SUBJECT TO NEW CITY CODE ADOPTED NOVEMBER 10, 2004 tv'" Project Proposal: The subject property is located at 3711 Monterey Place NE. The proposal is to ~ ~ subdivide the existing 72,344 square foot (1.66-acre) site into 9 lots. An existing 2,210 square foot tfl \\~ residence with a 785 detached garage is proposed to remain on the site. The site plan shows an LL.(\ additional structure, which would be required to be removed as part of the short plat. Access is "{'7 proposed from Monterey Place NE via a public street to be constructed. 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 is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (dulac). The method of calculating net density has been revised in the new code and 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 not provide a density worksheet nor adequate information for staff to determine the overall net density of the development as the proposed public street area and the site may contain "protected" slopes that would be deducted from the overall site area. Based on an estimate of area to be deducted, it appears the proposed density will be within the permitted range for the zoning however the applicant must conduct an exact calculation. A completed density worksheet is required as part of the formal land use application. Development Standards: The R-8 zone permits one residential structure I 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. Minimum Lot Size, Width and Depth -The minimum lot size that would permitted in the R-8 zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels 1 gross acre or less. MArt( nt1tV~vJ14'r T-o°~ .. OUr (~pu~ tJ~i\' 11"/141 ¥lP~O f}tf&uc.,7)~T ~o ~ 70 lJI1n..nJ.. Taylor Court Short Plat April 7, 2005 Pre-Application Meeting Page 2of4 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. Based on the information submitted, staff is unable to determine if the proposed lots comply with the minimum standards established by code. The lot dimensions and square footage for each lot is required as part of the formal land use application. Two corner lots are proposed and must meet the minimum width of 60 feet. For the formal land use application, all lots must be fully dimensioned to determine compliance. Building Standards -The R-8 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. Maximum building coverage includes primary and accessory buildings. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. 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. Setbacks are taken from the private easement line rather than property line on applicable lots. 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. The existing residence is required to meet setbacks as established by code. As part of the formal land use application, the yard setbacks for the existing structures to remain must be provided. Accessory structures are not permitted within required front yards. Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Street Improvements: Full street improvements (curb, gutter and 5-foot wide sidewalk) along the site's street frontage (Monterey Place NE) and the proposed new street will be required for the short plat. The applicant may elect to apply to the Board of Public Works for a waiver or deferral for off-site street improvements. Please contact Juliana Sitthidet at (425) 430-7278 for additional information regarding the Board of Public Works. Access: Due to the number of lots proposed, applicant would be required to construct a public street for access. The submitted proposal shows a street accessing off of Monterey Place NE, extending to the west and terminating in a cui de sac. The street shall be constructed per City requirements. A Street Modification request may be submitted to reduce street width or radius. City code states cui de sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. Due to potential development of parcel to the north of this site, the applicant may be required to dedicate the proposed public street to the plat boundary line with improvement of a temporary turnaround. , 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. 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 are to be located at the intersection of the private street and the public street. 05-037 Taylor SHPL (9-lot R-8 mod slopes, access issues).doc\ Taylor Court Short Plat April 7, 2005 Pre-Application Meeting Page 3 of 4 Driveway Grades: The maximum driveway slopes cannot 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 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 10ft. 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 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. - Critical Areas: Steep Slopes -City records indicate that the subject site contains areas identified as sensrtive (25% to 39%) slopes throughout the parcel. In addition, the site is located within the t _ Moderate Landslide Hazard area and also within the Erosion Hazard area. As such, a geotechnical ",lIP engineer report would be required to assess the slope conditions within the project boundary and to ~ provide City staff with any recommended mitigation measures. ~ As required by the City's Critical Areas Regulations, a slope delineation indicating the location of steep slopes will be required as part of the formal land use application. ~~ t\'l Pursuant to the Renton Municipal Code (RMC 4-3-050J) the applicant will be required to obtain a ." geotechnical report stamped and signed from a Geotechnical Engineer stating that the site is suitable I..I~ for development and addresses soils, geology and other key elements. In addition, the report will need ~ to address any special construction requirements deemed necessary by the Geotechnical Engineer. i) Through the short plat review process, the City may condition the approval of the development in order ~~. Ct' to require mitigation of any potential hazards based on the results of the study. In addition, pursuant "tr <I 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 it.. \ \J expense. ' ~ \ 7 c ~~ ~EnVironmental Review: Short plats that do not have any critical areas as defined by the City of 11(~f(o ~ ~ Renton's Municipal Code (RMC4-3-050) are exempt from the Environmental Review process """) \ rr" Sensitive Slopes are exempt; however, Protected Slopes 40% plus trigger SEPA review). Again, at! , C'\... '"'this point staff has only determined that the subject site contains Sensitive Slopes; however, '\.) ,~ 1 further geotechnical/slope analysis is required in order to verify the degree of the slope and "'~ ~ any special mitigation measures necessary for the proposed project. A....~~ ::s Permit Requirements: Short plats ranging from five to nine lots are processed via the Hearing 1/\ Examiner (public hearing required) within an estimated time frame of 6 to 8 weeks for preliminary short ~ ~ v J plat approval. The application fee is $1,000, an additional $500.00 would be required if SEPA (' environmental review is necessary. The applicant will be required to install a public information sign on '" \ "-the property. Detailed information regarding the land use application submittal is provided in the ~_~ C\)"" I attached handouts. ~"'{ Once preliminary short plat approval is received, the applicant must complete the required l lJ-. provements and satisfy any conditions of the preliminary approval before the plat can be recorded. e newly created lots may be sold only after the short plat has been recorded. For your use, I have ~ a ached a copy of the short plat recording process to be completed after preliminary short plat ~ proval. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). ~ • A Transportation Mitigation Fee based on $75.00 per each new average daily t trip attributable to the project; ~ ; • A Parks Mitigation Fee based on $530.76 per new single family residence; and, ~ !!':;~:I · A Fire Mitigation Fee based on $488.00 per new single family residence. lit ~~ 05-{)37 Taylor SHPL (9-lot R-8 mod slopes, access issues).doc\ Taylor Court Short Plat April 7. 2005 Pre-Application Meeting Page 4 of4 A handout listing all of the City's Development related fees in attached 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 as guidelines for design of proposed site: Policy LU-147. Net development densities should fall within a range of 4.0 to B.O dwelling units per net 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 in 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. Additional Comments: In advance of submitting the full 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. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one year extension, if requested by the applicant from the Hearing Examiner, prior to expiration. cc: Jennifer Henning 05-037 TayloT SHPL (9-lot R-8 mod slopes, access issues).doc\ DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 t, '-, /.';',,: 1. Gross area of property: 1. 13 113 square feet OJ 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: -4. Divide line 3 by 43,560 for net acreage: -5. Number of dwelling units or lots planned: t~' tI.8 square feet ____ square feet ____ square feet 2. 13 I q.:: square feet ,Cl 3. .bi:} OZS. . square feet '. acres 5·-·S units/lots 6. Divide line 5 by line 4 for net density: 6. to. 5 L...-= 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. Q:\WEB\PW\DEVSERV\Forms\PJanning\density.doc Last updated: 1110812004 1 TAYLOR COURT SHORT PLAT PROJECT NARRATIVE • Project name, size and location of site: JUt Taylor Court is located at 3711 Monterey Place NE. The total area of the site is 73,173 sq. ft. • Land use permits required for proposed project: Short Plat • Zoning description of the site and adjacent properties: The site is zoned R-8, Single Family Residential. Property to the north, west, and south is R-8, Single Family Residential. The property is bordered on the east by the City of Newcastle. • Current use of the site and any existing improvements: There is a house and a detached garage, which will remain on the site. There is also an additional structure, which will be removed/demolished. • Special site features (i.e., wetlands, water bodies, steep slopes): There are no steep slopes, wetlands or other sensitive areas on this site. • Statement addressing soil type and drainage conditions: The Geotech Report shows the site to be underlain with very silty fine sands and fine sandy silts (till). • Proposed use of the property and scope of the proposed development: Proposed nine-lot single-family residential development of one existing tax parcel. • For plats indicate the proposed number, density, and range of sizes of the new lots: 9 lots, with lot sizes of 4,55 1 sq. ft. to 12,289 sq. ft., and density of 6.52 units per acre. • Access: Access for all nine lots will be from a newly-constructed public street, accessing off of Monterey Place NE, extending to the west and terminating in a cul-de-sac. Because oftopograpbical restraints (slope) and because the adjacent parcel to the north has its own access to Monterey Place NE, a street stub to the north is not needed or proposed. Adjacent parcels on the west and south are developed an have adequate access. • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): None proposed or needed. • Total estimated construction cost and estimated fair market value of the proposed project: Construction cost of about $100,00 and an estimated fair market value of $400,000 ± • Estimated quantities and type of materials involved if any fill or excavation is proposed: 3,OOO± cu-yd cut and 3,OOO± cu-yd fill • Number, type and size of any trees to be removed: There will be approximately (40) 6" to 38" fir, maple, and cedar trees removed with this project. • Explanation of any land to be dedicated to the City: N/A • Proposed number, size or range of sizes of the new lots and density (if applicable): 9 lots, with lot sizes of 4,551 sq. ft. to 12,289 sq. ft., and density of 6. 52 units per acre. • Any proposed job shacks, sales trailers, and/or model homes: N/A • Any proposed modifications being requested: N/A TAYLOR COURT CONSTRUCTION MITIGATION DESCRIPTION Proposed construction start date will be approximately in September 2005 and completion will be in approximately 2 months. Hours of operation will be 7:00 A.M. to 4:00 P.M. Proposed hauling/transportation route will be Monterey PI. NE. Water trucks, street sweepers and any other requirements deemed necessary will be implemented for any impacts which may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. ® King CQunty • , 'ODES This certlfic' ovldes the Seattle -King County De t of PubliC Health and the DepartmenL vf Development and EnVironmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write in this box number o Building Permit 0J Preliminary Plat or PUD o Short Subdlvi'sion 0 Rezone or other ________ _ Applicant's name:;( Z 14 SIC thJ<.I7U (l£S ji.;C-. Proposed use:X \~1Z7 ~~r -8 Lots Location:~_!.._..::g:....:';...;I;,..(...-LM;.:.., o~,J7C.L.;..;..;;;:;...;e~o/ _ _'2....lL_it./--.;..C __________________ _ (attach map and legal description if necessary) Water utility information: 1. 0 a. Water will be provided by service connection only to an existing _____ (size) water main that is _____ feef from the site. . OR ~ b. Water service will require an improvement to the water system of: a (1) 50± feet of water main to reach the site; and/or 181, (2) The construction of a distribution system on the site; and/or 181 (3) Other (describe) Loop system from the property to the south. Developer E}:tension Agreement is required with the District 2. 0 a. The water system has a 'current County-approved water comprehensive plan and franchise. OR o b. Thewater syStem does not have a current County-approved water comprehensive plan or franchise and will require a new or amended water comprehensive plan or franchise. (This may cause a delay in issuance of a permit or approval). 3. 0 a. The proposed prOject is within the corporate limits of the utility, or the utility has been gran'ted Boundary Review Board approval for service area annexation, or the project is within the County-approved service area of the utility. OR o b. Boundary Rev,iew Board approval of a(1 annexation will be necessary to provide service. 4. BI a. Water will be available at the rate of flow and duration indicated below at no less than 20 psi OR measured at the nearest fire hydrant on site. I Rate of flow at Peak Demand o less than 500 gpm·(approx~ ____ ' gprn) o 500 to 999'gpm 181 1000 gpm or more Cl flow test of .,.--______ gpm o calculation of gpm Duration o less than 1 hour o 1 hour to 2 hours 3 2 hours or more o other _________ _ (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) , o b. Water system is not capable of providing fire flow. 5. a. OR b. Water system has certificates of water right or water right claims sufficient to provide service. o Water system does not currently have necessary water rights or water right claims. Payment of General Facility Charge of $1,930.00 per lot = $15,440.00; Local Comme[lts/condltions: Facilitv Char e for fronta e on Montere Placp. B,t 250 lineal feet @ $43.50 ner 11neal toota -. e t of the I certify that the above water utility information is true. This certificate shall be valid forone year from date of si~nature. Seattle , Public Utllity Facility Coal Creek Utility District Agency name General Mana.ger Title ~' Th,O as F peadon,' Signato name , Signature Nov. 24, 1999 NOTE: 'A11 conditions subject to change Charge per mp.ter 5-19-2005 Date Coun te to Pece i p t. Rece i p t.# (:K12223 JUt. -.. 8RSIC VENTURES, INC., CK #10745 WRTER/SEWER RURILRBILITY FEES 08:00:51 09 May 2005 I t·i THE Rt'10UNT OF 6~30. 0(1 THRt·W: '/OU FOR '/OUP PR .... 't·1HH CORL CREEK UTILITY DISTRICT Opet-atot-BP .. '. 'rhis certificate provi he Department of Health and Building & Land Development wit~~~A~on necessary to eval~~~~VW1opment proposals. MAY -62005 \1"0£ PR4S5 crt'-.;1..0&·936'-7006 Please return to: BUILDING & LAND DEVELOPMENT parks, Planning and Resources Department 3600 -136th Place Southeast Bellevue, Washington 98006-1400 (206) 296-6600 CQALaeKUTIUTYDISTRlCT KING COUNTY CERTIFICATE OF SEWER AVAILABILITY I Do noc wr>te >n th>s DO' _ number name o Building Permi t ~ Preliminary Plat or PUD o Short Subdivision o Rezone or other ______________________ __ APPLICANT'S N~ 6es/c Vcjo{TUll..e~ INC PROPOSED USE-,( SAM-I2147 -8 Lots # (Attach map & legal description if necessary) # # # # # # # # # # # # # # # SEWE R AGENCY INFORMAT ION 2. 3. Sewer service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR b. ~ Sewer service will require an improvement to the sewer system of: a. ~ OR b·D a. ~ OR 3 (l) 100+ and/or feet of sewer trunk or latteral to reach the site; gj (2) the construction of a collection system on the site~ and/or j8(3) other (describe) DeYeloper Ej1{tension Agreement is n~guired with the District The sewer system improvement is in confonnance with a county approved sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan amendment. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. b. [] Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: Payment of General Facility Charge of $1,930. 00 per lot = $15,440.00 and the Whitehawk Latecomer a. Connection charge: Fee for the Offsite Sewer of $14,732.59. b. Easement (s): On site, possibly --------~~----~----------------------------------- c. Other: Payment of Side Sewer Permit of $150.00 per lot I hereby certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. Coal Creek Utility District Thomas F. Peadon Agency Name General Manager 5-19-2005 Title Signature Date F279 NOTE: All conditions subject to change ~, c=) ,J) c'" ....LU ? ~-. ---O('~ ~~ ~-L_ 1° EE\JM ffi\JM "-... ',~ v( \, \,\ .. , . PACll:?IC NORTHWEST TITLE ~ ______________________ PROPERTYPROFILE ______________________ ~ Parcel ID Owner CoOwner Site Addr Mail Addr Sale Date SalePrice Loan Amt Use Code Zoning Sub/Plat Legal :334570 0205 :Taylor Kenneth R Eldg :1 :8611 1l0th Ave SE Renton 99055 :3711 Monterey Pl NE Renton Wa 98056 :09/03/1996 :$95,000 :002 RES, SINGLE :R-6 Doc# :142 Deed :Quit Claim Type :Priv Private FAMILY HSIDENCE :HILLMANS LAKE WASH GARDEN OF EDEN NO. 07 :BLK 4 LOT 8 HILLMA.NS LK WN GARDEN :OF EDEN #7 LESS CO RD Total :$379,000 Land :~166,000 Struct :$213,000 Umprvd ; 56 Levy Cd ;2152 2004 Tax :$4,382.13 Phone :425-228-0593 Vol: 16 Pg : 18 MapGrid :626 E2 NbrhdCd :064005 --CENSUS Tract Block QSTR :NE 32 24N 05E PROPE:RTY CHARACTERISTICS Eedroorns :2 Bath Full : 1 Ea-:h 3/4 :l Bath 1/2 FiJ:"eplace : 1 Laundry Porch :Yes !:leek Stories : 1 Units :2 Kuisance Easements 1st F1oo:r SF 2nd Floo:r SF Half Flo"r SF ;1,780 AboveGrnd SF : 1, 780 Esmnt Firlished Bsmnt To':a1 SF Building SqFt DeckSqFt Garage T~lPe Attached GrgSF :1,760 :3,540 Bsmnt Par.kingSF Basement Type : Daylt Year Built :1990 Eff Year Bldg Matl Bldg Cond :Avg Bldg Grade :Good Interior Insulation HeatSouree : Oil Heat Type :Frcd Air Air Method Wtr Source :Water District Sewer Type :Public LAND lNFORMA 110N OTHER INFORMA TION St Access : Public Beach Ace WtrFront 1'1trFntLoc WtrFrntF:' View-Mountain View-Mount Rainier View-Olympics View-Cascades Lot SqFt :72,31;11] St Surtace Lot Acres : 1 66 Eleva.tor Lot Shape Sprinklers Tde/Uplnd : Golf Adj TopoProbd : VIEWS View-Lake/Rvr View-Lake Sammamish View-Lake Washington: View-Te=ritorial : Paved Soundproof Storage Security :No View-Puget Sound , View-Seattle Skyline View-Other The Information Provided Is Deemed Reliable. BUlls Not Guaranteed {' -' Geotechnical Eng'ineering Report Taylor Court Short Plat 3711 Monterey Place N.E. Renton, Washington June 29, 2005 Prepared For: Joe Pruss 18211 240th Avenue S.E. Maple Valley, Washington 98038 Prepared By: Dennis Joule, P .E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering JUt. ~. , .. I:': ;., .. ,' ,' .. ------------- North Scale: 1"=50' Wall Top=S3' Wall Toe=4S' Wall Top=64' Wall Toe=56' Wall Top=66' Wall Toe=64' / / New MSE I Ecology Block Wall '\--See Report Text & Appendix A Wall Top=S3' Wall Toe=4S' I TP-1 Indicates the location of the trackhoe test pits GEOTECHNICAL INVESTIGA TlON Taylor Court Preliminary Subdivision King County, Washington Dennis Joule, P.E. 31700 S.E. 46th Street Fall Oty, Washington 98024 (425) 222-4661 " INTRODUCTION GEOTECHNICAL ENGINEERING REPORT TAYLOR COURT SHORT PLAT Renton, Washington June 29, 2005 The project site, located at 3711 Monterey PI. N.E. (112th Place S.E), is a little over 1.5 acres in area and approximately rectangular in plan. Vicinity maps are contained in Appendix C, this site is Parcel Number 3345700205. The planned development consists of creating nine single-family residential lots with associated road and utilities. There is an existing residence on the property (proposed lot 8) that is to remain. INFORMATION PROVIDED A CAD file drawing showing the site location, dimensions, topography, and proposed development plans was provided by Baima-Holmberg, Inc., Civil Engineers of Issaquah. This information was used in preparing the drawing on the opposite page, which also shows the locations of the trackhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of three trackhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the geotechnical aspects of site development, and 3. Preparation of this report in accordance with Chapter 18 of the U.B.C., presenting the findings and recommendations. Page 1 " FINDINGS Surface Conditions Project 1901 June 29, 2005 The property slopes down toward the northwest at an average slope of about fifteen percent. There is an existing residence with detached garage, one outbuilding, and a few small retaining walls on the property. At the time of the field investigation the area around the residence was landscaped. The remainder of the property supported a heavy growth of native grasses and berry bushes with alder, fir, and maple trees. Geology The soils and land types of the King County Area formed largely in deposits of glacial drift laid down during the Vashon period of the Fraser glaciation late in the Pleistocene. This site is mapped as Vashon till (Vt)(Galster & Laprade, 1991). The Vashon till consists of very dense, consolidated lodgement till that ranges in thickness to nearly one hundred feet and has a mantle of ablation till about three foot thick. The ablation till is loose, and it is in this material that soils of the Alderwood series formed. Subsurface Conditions The site is mapped by the U. S. Soil Conservation Service as Alderwood gravelly sandy loam (Ag). Within the fourteen-foot maximum depth of exploration the site is underlain by very silty fine sands and fine sandy silts. The soils become more compact with depth, and are hard and slightly cemented below ten to thirteen feet .. No ground water was encountered in the test pits. However, color mottling was observed in all holes, and the soil was very moist in test pit 2. Test pit logs are appended. CONCLUSIONS Seismic Considerations and Liquefaction As with all land in the Puget Sound region, this property lies in Seismic Zone 3. Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site, the possibility of earthquake induced ground rupture appears to be remote. Page 2 t' Project 1901 June 29, 2005 Even if severe ground shaking were to occur at the site, the very silty fine sands and fine sandy silts encountered in the exploration will not liquefy because they are not saturated and they do not have the characteristics of materials prone to liquefaction under dynamic loads. The sands encountered are too compact, and their hydraulic conductivity allows dissipation of excessive pour pressure. The silts are too compact, and can rely on the cohesive component of their shear strength. Compressible Soils No compressible soils were encountered. Slope Stability No steep slopes were observed within the site or adjacent to the property. Groundwater The test pits were logged following a wet spring and no standing or seepage was observed in the test pits. The soil color mottling observed appears to be caused by seasonal surface water percolating down through the restrictive soil layers . RECOMMENDATIONS Existing Structures The existing residence is to remain. The small outbuilding is to be removed from the site, This outbuilding is set on pier blocks and does not appear to have an in-ground foundation system. All concrete and debris resulting from demolition must be removed from the site. Existing Fill Soil Reportedly, there is up to seven feet of fill soil in the lawn area just north of the existing residence. When the cul-de-sac is constructed the excavation will remove most of this material. The remaining material should be evaluated and removed or recompacted, if necessary. Site Preparation Depressions and loose soil zones resulting from the removal of the septic tank, trees, large shrubs, or underground structures (that may be encountered during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. Page 3 " Project 1901 June 29, 2005 The surface of the site within the proposed building and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for planning purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Moisture Sensitivity of On-Site Soils Near surface on-site soils are slightly plastic and sensitive to soil-water content. These materials tend to retain moisture, and become soft and muddy during wet weather. It may be difficult to operate construction equipment within this site when the soils are too wet. Excavation and Slopes Cut or fill banks should not exceed slopes of 2: 1. These slopes should immediately be covered with visqueen. The visqueen should remain until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. MSE Wall Along the North and West Site Boundary To improve rear yard grades within lots 3, 4, 5, and 6, a wall is planned along the north and west site boundary. While various wall types can be considered, it is felt that an MSE (mechanically stabilized earth) / Ecology Block wall system is the most efficient. A wall design for this wall system is presented in Appendix A. The wall will range in height up to eight feet. Grading and Compaction If any import fill is required it should be inorganic, of low expansion potential, and should contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 90 percent of the maximum value as determined by ASTM Test DI557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or 70-5). Structural fill using on-site or import inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Page 4 " Project 1901 June 29, 2005 Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched prior to fill placement, Level benches are to be cut into the hillside at least five feet wide. Fill is to be placed in horizontal lifts . Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to fourteen feet. See the section regarding ground water. Vertical trench excavations up to four feet deep should be capable of standing either unbraced or with minimal bracing for short construction periods. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is all material placed in a trench below the backfill. Unless concrete bedding is required around utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM DI557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 90 percent of the compaction test maximum (ASTM DI557-70). Residential Retaining Walls Retaining wall constructed as part of the foundation system cannot be allowed to "rotate", developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should be used. Retaining walls may be designed using the equivalent fluid pressure method. For non- compacted granular soil an average backfill soil unit weight of lOO-lb/cu ft may be assumed (lateral pressure would then be 50-lb/cu ft). The lateral coefficient of sliding between the concrete base and the soil may be designed at 0.35 for the underlying soils. Rockeries Rockeries are not earth retaining structures. Rockeries may be used as slough wall against stable earth cuts only. It is recommended that rockeries not be constructed over six feet high. Rockery construction must comply with the City of Renton rockery specifications. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with U.B.C. Section 1806.8.2.1, lateral bearing (SI or S3) may be taken at 150 Ib/ft2/ft depth below ground surface. PageS Residential Building Foundations Project 1901 June 29, 2005 When determining minimum earthquake forces for structures in accordance with u. B. C. Section 1629.1, consider the site to be underlain by soil Profile Type So. The proposed single family residences may be supported on conventional shallow foundations bearing on firm natural soil or compacted structural fill. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. Individual reinforced concrete foundations, such as may be used for supporting columns, may also be designed to impose pressures of up to 2000 pounds per square foot from dead plus normal live loading, but should be at least 24 inches in minimal plan dimension. As a minimum, isolated concrete pads shall have two #4 bars. These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete. Foundations should be embedded at least twelve inches below existing grade or adjacent finished grade, whichever is lower. Where footings are constructed adjacent to downslope rockeries, block walls, cut banks or slopes, there is to be a minimum 2: 1 slope drawn between the bottom of the footing (point nearest the slope) and the toe cut bank, slope, or toe of any adjacent downslope wall or rockery. Footing embedment depth should be increased to meet this condition where foundations are near walls or slopes. Total Differential Settlement There are no compressible soils within the building areas. Soils are uniform in compactness and thickness within each building pad. Therefore, the total differential settlement for buildings designed and constructed in accordance with the recommendations presented in this report should be negligible. Settlement should occur during the initial framing period. Concrete Slabs-On-Grade Concrete floor slab should be constructed on compact soil subgrades prepared as described in the sections under Grading and Compaction. Page 6 Project 1901 June 29, 2005 Where floor dampness must be minimized, a minimum 4-inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least lO-mil thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Footing and Retaining Wall Drains Footing drains are required for all footings, rockeries, and retaining walls. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 112" to 1" drainrock. The drainrock layer should be about twelve inches thick for footings and should extend at least half way up the back of retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native soil should be placed over filter fabric as a soil cap. Soil Infiltration Data This site not considered suitable for the use of infiltration system as a part of the storm water facilities. The soil permeability is too slow. Residential Lot Surface Drainage and Landscaping Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Drainage pipe should be provided to catch and dispose of downspout rainwater, discharge should be into the storm sewer. Landscaped ground should slope down away from building foundations at a minimum five percent slope for at least five feet from the footings. Surface drainage should not be allowed to flow toward or over any steep slopes, rockeries, or walls. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Page 7 Project 1901 June 29, 2005 Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. Report Prepared By: Dennis Joule, P.E. Page 8 Appendix A MSE / Ecology Block Wall Taylor Court Preliminary Subdivision Renton, Washington MSE / Ecology Block Wall The reinforcement material selected for this project is Mirafi Miragrid 3XTc Geotextile Fabric. The geogrid material is to have a minimum long term design strength (L TDS) of 1500 pounds per foot or greater. The reinforcement shall be rolled out, cut to length, and laid at the proper elevation, location, and orientation. Orientation of the reinforcement is of extreme importance since geogrids vary in strength with roll direction. The roll direction of geogrid should be laid in the direction of main reinforcement. The contractor shall be responsible for correct orientation. Reinforcement should be placed coincident with the compaction lift nearest the design elevation on the drawing. Geogrids can be placed directly on the existing fill surface. The geogrid is to extend over the top of the block (exception is the bottom geogrid) and the next block above placed. After being rolled out, the reinforcing material should be tensioned by hand until it is taut, free of wrinkles, and lying flat. No overlaps will be allowed in the direction of strength. Adjacent roll widths should overlap a minimum of 4 inches. The reinforcing material should be cut to length as shown on the drawing. A razor blade, scissors, or sharp knife are acceptable instruments to cut the material. Should it be necessary to section a roll width, a high speed, abrasive saw or vibrating knife-edge works well. Extreme care should be taken to prevent wrinkle development and/or slippage of reinforcement during fill placement and spreading. When practical, fill is to be placed in the direction in which the reinforcement was rolled out, to aid tensioning. However, if fill must be placed transverse to the roll length direction, slight (4-inch) overlaps between roll widths with the top piece of reinforcement being the first to receive fill, will prevent permanent folding of reinforcement. Rubber-tired equipment is allowed to pass over bare reinforcement at slow speeds, less than 10 mph, and without sudden braking. Track equipment should not be allowed onto bare reinforcement. To avoid damaging the reinforcement, there must be a minimum of six inches of fill on top of the reinforcement before tracked equipment can be operated. Reinforced backfill shall be placed and compacted in lifts not to exceed 6 inches where hand compaction is used, or 8 -10 inches where heavy compaction equipment is used. Lift thickness shall be decreased to achieve the required density as required. Reinforced backfill shall be compacted to 95% of the maximum density as determined by ASTM D698. The moisture content of the backfill material prior to and during compaction shall be uniformly distributed throughout each layer and shall be dry of optimum, + 0%, -3%. Ecology Block Retaining Wall System Unit drainage fill shall consist of clean 1" minus crushed stone or crushed gravel meeting the following gradation tested in accordance with ASTM 0-422: Sieve Size Percent Passing 1 inch 100 3/4 inch 75-100 No.4 0 -10 No. 50 0-5 One cubic foot, minimum, of drainage fill shall be used for each square foot of wall face. Drainage fill shall be placed behind units to meet this requirement. Leveling pad material shall be placed to the lines and grades shown on the construction drawings, to a minimum thickness of 6 inches and extend laterally a minimum of 6" in front and behind the wall unit. Soil leveling pad materials shall be compacted to a minimum of 95 % Standard Proctor density per ASTM 0-698. Leveling pad shall be prepared to insure full contact to the base surface of the concrete units. First course of units shall be placed on the leveling pad at the appropriate line and grade. Alignment and level shall be checked in all directions and insure that all units are in full contact with the base and properly seated. Place and compact drainage fill behind wall units. Place and compact backfill soil behind drainage fill. Follow wall erection and drainage fill closely with structure backfill. Maximum-stacked vertical height of wall units, prior to unit drainage fill and backfill placement and compaction, shall not exceed two courses. T ... 1- 4 FT HIGH WALL IO'- GEOGRID IS TO BE SECURED TO BLOCK BY CONTINUING THE FABRIC OVER THE TOP OF THE aLOCK TO wrrHlN 4-OF THE BLOCK FACE, PLACING THE NEXT BLOCK ABOVE, THEN TIGHTENING THE FABRIC AND PLACING SOIL OVER THE FABRIC OrIglnll & Flnl8hed Grade _____ • 6 FT HIGH WALL GEOGRID TYPE, LOCATION, AND LENGTH Slope Finished Grade / AWfI/ From Top Of Wall ZONE OF COMPACT SOIL e IN. THICK ZONE OF Mlrafl Miragrld 3XT Geotextlle Fabric, the geogrld matertalla to have a minimum long term design strength (l TOS) of 1500 pounds per foot or greater. See the aec:tlol18 aboVe for geoglti length ~ location FREE DRAINING ORUSHED ROCK 5.0' 5.0' 8 FT HIGH WALL [J ~ c MINIMUM 41N. PERFORATED PVC PIPE. SLOPE TO DRAIN AND OONNECT TO STORM DRAIN SYSTEM. PROVIDE CLEANOUTS. SEE THE REPORT TeXT AND SPECIFICATION PAGE I e ... ---I"'rU~ STANDARD BLOCK BASE BLOCK TO BE FOUNDED ON 1" MINUS CRUSHED ROCK BASE CONSTRUCTED ON THE UNDERLYING COMPETENT SOIL, (MINIMUM 1 FT BELOW EXISTING GROUND), THIS DEPTH IS TO BE BE DETERMINED IN THE FIELD DURING CONSTRUCTION BY THE GEOTECHNICAL ENGINEER TYPICAL WALL CONFIGURA TION MSE / Ecology Block Wall North & West Site Boundary Taylor Court Short Plat. Dennis Joule, P.E. 31700 S.E 46Ih Street Fall City, WashingtOn 98024 Phone , fAX (425) 222-4661 MSE Wall Calculations program MGRSW (ver 2.21 August 1990) copyright 1990 Mirafi Inc. MIRAFI Inc. P.O. Box 240967 Charlotte, N.C. 28224 U.S.A NOTES: To the best of our knowledge the calculations performed by this software are accurate. However, Mirafi Inc cannot assume any liability whatsoever for the accuracy or reliability of the program and its related documentation. Therefore, results from this program are neither guaranteed nor implied to be correct. As such, Mirafi Inc cannot be held responsible for incorrect results or damages resulting from the use of this program. Design calculations performed by this program should be checked and verified by a registered professional engineer. A registered professional engineer should review the design prior to construction to ensure proper wall drainage is established that will prevent thE buildup of hydrostatic pressures over the service life of the structure. Additionally, the engineer should evaluate the GLOBAL STABILITY and the LOCAL STABILITY or the wall facia since GLOBAL STABILITY and LOCAL STABILITY of the facia are not considered in this program. Suitability of any material or infringement of patents is the sole responsibility of the user. The user must satisfy himself/herself through independent investigation that all materials can be used safely. Mirafi Inc has described certain hazards in using this software and Mirafi Inc reinforcement products but cannot guarantee that these hazards are the only ones that exist. JOB: Taylor Court RUN: 1 DATE: 06-29-2005 ENGR: PROBLEM GEOMETRY: Wall Height Backslope angle SURCHARGE DETAILS: = 8.0 (ft) = 1.0 (degrees) Uniform surcharge starting at crest of wall Magnitude = 25.0 (lbs/ft-2) SOIL DATA: REINFORCED ZONE BACKFILL FOUNDATION COHESION (lbs/ft-2) 0.0 0.0 100.0 FRICTION ANGLE (degrees) 30.0 30.0 30.0 RESULTS OF EXTERNAL STABILITY CALCULATIONS: BULK UNIT WEIGHT (lbs/ft-3) 120.0 120.0 120.0 .y. S. ,against bearing ca· city failure = BASE eccentricity = REINFORCEMENT DETAILS: Base Reinforcement length = Number of Reinforcement layers = Reinforcement Type = Long Term Allowable Design Load = Coefficient of Shear Stress Interaction = SUMMARY OF INTERNAL STABILITY CALCULATIONS: 5.39 0.76 :t) 5.0 (ft) 3 Miragrid 3XT 1500.0 (lbs/ft) 0.70 Assumed Earth Pressure distribution Active Earth Force = Rankine, (i.e. Triangular) = 134.7E+01 (lbs/ft) Minimum F.S. against grid tensile overstress Minimum F.S. against grid pullout RESULTS OF INTERNAL STABILITY CALCULATIONS: LAYER TYPE ELEV. L FHORIZ F.S. tensile NO. NO. (ft) (ft) (lbs/ft) Overstress 1 1 2.0 5.0 805 1.86 2 1 4.0 5.0 337 4.45 3 1 6.0 5.0 205 7.31 = 1.86 in layer 1 = 1.51 in layer 3 V.Stress 1a Anch.CAP F.S. (lbs/ft-2) (ft) (lbs/ft) Pullout 726 3.8 2258 2.80 488 2.7 1061 3.15 249 1.5 309 1.51 *see NOTES above for reference to drainage systems and global/local stability program MGRSW (ver 2.21 August 1990) copyright 1990 Mirafi Inc. MlRAFI Inc. P.O. Box 240967 Charlotte, N.C. 28224 U.S.A NOTES: TO the best of our knowledge the calculations performed by this software are accurate. However, Mirafi Inc cannot assume any liability whatsoever for the accuracy or reliability of the program and its related documentation. Therefore, results from this program are neither guaranteed nor implied to be correct. As such, Mirafi Inc cannot be held responsible for incorrect results or damages resulting from the use of this program. Design calculations performed by this program should be checked and verified by a registered professional engineer. A registered professional engineer should review the design prior to construction to ensure proper wall drainage is established that will prevent the buildup of hydrostatic pressures over the service life of the structure. Additionally, the engineer should evaluate the GLOBAL STABILITY and the LOCAL STABILITY of the wall facia since GLOBAL STABILITY and LOCAL STABi:LITY of the faCia are not considered in this program. Suitability of any material or infringement of patents is the sale responsibility of the user. The user must satisfy himself/herself through independent investigation that all materials can be used safely. Mirafi Inc has described certain hazards in using this software and Mirafi Inc reinforcement products but cannot guarantee that these hazards are the only ones that exist. JOB: Taylor Court RUN: 1 DATE: 06-29-2005 ENGR: PROBLEM GEOMETRY: Wall Height Backslope angle SURCHARGE DETAILS: = 6.0 (ft) = 1.0 (degrees) Uniform surcharge starting at crest of wall Magnitude = 25.0 (lbs/ft-2) SOIL DATA: REINFORCED ZONE BACKFILL FOUNDATION COHESION (lbs/ft-2) 0.0 0.0 100.0 FRICTION ANGLE (degrees) 30.0 30.0 30.0 RESULTS OF EXTERNAL STABILITY CALCULATIONS: BULK UNIT WEIGHT (lbs/ft"'3) 120.0 120.0 120.0 F.~. ,'against bearing ca ....... city failure = BASE eccentricity = REINFORCEMENT DETAILS: Base Reinforcement length = Number of Reinforcement layers = Reinforcement Type = Long Term Allowable Design Load = Coefficient of Shear Stress Interaction = SUMMARY OF INTERNAL STABILITY CALCULATIONS: Assumed Earth Pressure distribution Active Earth Force 6.72 0.55 :t) 4.0 (ft) 2 Miragrid 3XT 1500.0 (lbs/ft) 0.70 = Rankine, (i.e. Triangular) = 770.2E+OO {lbs/ft) Minimum F.S. against grid tensile overstress Minimum F.S. against grid pullout = 2.65 in layer 1 = 1.64 in layer 2 RESULTS OF INTERNAL STABILITY CALCULATIONS: LAYER TYPE ELEV. L FHORIZ F.S. tensile V.Stress la Anch.CAP F.S. NO. NO. (ft) (ft) (lbs/ft) Overstress (lbs/ft-2) (ft) (lbs/ft) Pullout 1 2 1 1 2.0 4.0 4.0 4.0 565 205 2.65 7.31 485 247 2.8 1.7 1116 337 1.98 1.64 *see NOTES above for reference to drainaqe systems and global/local stability · , Appendix B Test Pit Logs " SOIL L.OG -TEST PIT No.1 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION Very Silty Fine SAND with Occasional Gravel ------------------------Fine Sandy SILT, Slightly Plastic Bottom Hole II' No Water COLOR Brown ------Gray Mottled Orange FINAL MOISTURE CONSISTENCY Damp Loose ------Medium Dense ---------Damp Stiff Hard DATE: 6-28-05 HOLE ELEVATION: 50' LOGGED BY: DJ SOIL TYPE SMN -----MLS DEPTH PENITR.. TORVANE -1- -2- -3- 1.8 -4-TSF -5- -6- -7 - -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- -18- -19- -20- 4.0+ TSF CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER " , SOIL LOG -TEST PIT No.2 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None FINAL DATE: 6-28-05 HOLE ELEVATION: 68' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE Very Silty Fine SAND with Occasional Gravel Brown Fine Sandy SILT, Slightly Plastic Bottom Hole 14' No Water Gray Mottled Orange Moist Loose SMN Moist Very Moist Medium Dense Firm Stiff Moist Hard MLS -1- -2- -3- -4- -5- -6- -7 - -8- -9 - -10- -11- -12- -13- 0.9 TSF 1.8 TSF 4.0+ -14-TSF -15- -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER .. I Co • SOIL LOG -TEST PIT No.3 PROJECT: Taylor Court Short Plat -Renton EXCAVATED BY: Komatsu PC45 Trackhoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION Very Silty Fine SAND with Occasional Gravel ------------------------Fine Sandy SILT, Slightly Plastic Bottom Hole 11' No Water COLOR Brown ------Gray Mottled Orange FINAL MOISTURE CONSISTENCY Moist Loose ------Medium Dense ---------Damp Very Stiff Hard DATE: 6-28-05 HOLE ELEVATION: 68' LOGGED BY: DJ SOIL TYPE DEPTH PENITR.. TORVANE SMN -1- -2- -----MLS -3- 3.0 -4-TSF -5- -6- -7 - -8- -9 - -10- 4.0+ -11-TSF -12- -13- -14- -15- -16- -17- -18- -19- -20- CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER I Appendix C Vicinity Maps I . Map Output Page 1 of 1 (i)K1n9 County __ .... Comments -.'.,. By visiting this and other King County web pages, you expressly agree to be I •• Map Output Page 1 of1 ® King County Home __ "iA'!ltU¥ Comments Search " BAIMA & HOLMBERG INC. TECHNICAL INFORMATION REPORT for Taylor Court Short Plat July 5, 2005 I EXPIRES Baima & Holmberg, Inc. Job No. 1673-023 Prepared For Basic Ventures 18211 240th Avenue SE Maple Valley, WA 98038 JUt -t, - 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 TABLE OF CONTENTS SECTION TITLE 1 PROJECT OVERVIEW 2 CONDDaONSANDREQUlllliMENTSSUMMARY 3 OFFSITEANALYSIS 4 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6 SPECIAL REPORTS AND STUDIES 7 OTHER PERMITS 8 ESC ANALYSIS AND DESIGN 9 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10 OPERATIONS AND MAINTENANCE MANUAL ·1 SECTION 1 PROJECT OVERVIEW Project Overview This project involves the development of a 1.70-acre parcel into 9 lots. The site is located at 3711 Monterey Place NE, at the southwest side of the inter section ofSE 86th Place and Monterey Place NE. An existing residence currently occupies the site. The site generally slopes down to the north and northeast at 5% to 22%. Soil maps and onsite exploration show the site to be underlain with a thin layer of sand over silty till. Proposed Drainage Control Runoff from the developed conditions site will be routed to a combination detention and water quality control tank to be constructed onsite. The detention volume and release rate was calculated using the 1990 KCSWDM SBUH method matching the 2-year, 10-year and l00-year developed/existing peaks plus a 300/0 F.S. increase in volume. The RID facility will discharge into the Monterey Place NE ditch. t N \ \ \ Site Plan 1" =60' Vicinity Map SECTION 2 CONDITIONS AND REQUIRMENTS SUMMARy SECTION 3 OFFSllE ANALYSIS Project Overview This project involves the development of a 1.70-acre parcel into 9 lots. The site is located at 3711 Monterey Place NE, at the southwest side of the inter section of SE 86th Place and Monterey Place NE. An existing residence currently occupies the site. The site generally slopes down to the north and northeast at 5% to 22%. Soil maps and onsite exploration show the site to be underlain with a thin layer of sand over silty till. Upstream Drainage A portion of adjacent, ofI'site backyards drain onto the site from the south. Any ofI'site runoff will be picked in the storm system to be constructed with this project. Downstream Drainage Runoff from the site generally flows north and northeast to the drainage ditch along the south side of Monterey Place NE (A). The ditch flows northwest, crossing a couple of 18" driveway culverts about 400' (B) where it turns west, flowing about 350' though an overgrown swale headed west (C). At Lincoln Avenue NE, a 12" inlet pipe directs flows into a storm system, about 750' downstream from the site (D). The storm system flows north along Lincoln (F), discharging into a deep swale along side of Lincoln (F). This swalelravine continues north along Lincoln, crossing through a couple of 30" culverts. The ravine continues north, beyond ~ downstream form the site. There are no apparent drainage problems along this downstream drainageway. Proposed Drainage Control Runoff' from the developed conditions site will be routed to a combination detention and water quality control tank to be constructed onsite. The detention volume and release rate was calculated using the 1990 KCSWDM SBUH method matching the 2-year, 10-year and 100-year developed/existing peaks plus a 30% F.S. increase in volume. The RID facility will discharge into the Monterey Place NE ditch. t N Downstream Drainage Map 1" = 150' Basin: OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Subbasin Name: Subbasin Number: . L 1 Table.doc 1112192 . SECTION 4 FLOW CONTROL AND. WATER QUALITY FACILITY ANALYSIS AND DESIGN BAIMA & HOLMBI:.RG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392·0250 FAX (425) 391·3055 I·;··············,·······, .... -; .............. , ........... Lib.,· .... , ........... ; ....... '1"''' ........ " ........•. .... j ............. ; .......... ; ....... ; ........................... . ... ; .... , .................. Li ......... ; ...... . 1······;·······;······1 ........................ , ......................... + ....... \ ........ .. 1·······,··············;···········+··········,······· ............. 1 .......... , ........ ......... . I·;·········,·············;············:.·······; .................... .............., I, .+ ...... , .... , .............. ; ...... , + ... -;1 .......... 1 ........ ~ ......... ! ..................................... j . JOB __ _ SHEETNO. _______ OF ___ --r-__ CALCULATED BY---+-7J?--______ DATE S/Z,tJk;s CHECKEDBY _______ DATE ____ _ SCALE ........•............ , ..... , ............ ; ........ . I., .. !, ............ J~~ ....•• k!4l .• ...... ... . ..... "......... .. ..~ ........ L ......... 1. .. +.......... 1 ......... , ............ ; ... _,., .. ; .... , i~:{'i·. ..: ••••• ~ •••• I : . ....... , ...... . ·········i ....... J. ................ i,,~....... r ~ .·.··.·.·.·.·.·.·.·.·.·.·.·.·.·.·.1.·.·.· .. ·.·.·.·.·.· ........ 1.1 ......... + ········l············· . ............................. ; .............. ; ..... ; ..... ; .LI ... ....... , ......... ;, ..... ; .... , , .. ~ ,-. -.... \... . ....... ..t ..... l" •••• .:. • . -....... : ......... :... ········i····· ·.·.·.·.· ...... ,1.··.·.····.· ... · ....... ,1.·.· .. ·.·.· ....... . •••••••••• , ••••••••• A •••••••• li .. i . ,.. ···l· . ..... . ... ....... ...... . ............ :. . ...... ~.. . ......... + ...... . + ;1 ..... ,......... . ... ,,1< ........... . ..... :1.1. 1 1 .......... l ......•.•. ' •••.•.•••• 1 .....•..... -; .... ; .. + . .••...•.• J. 1 j ,1 ............ ,[ .... ; ........ " ..' ................. : ...... , I, I, .....1, .. ,11, PRODUCT204-1ISingleSheetsjr05-1 (PacI1ed) JOB __ _ BAIMA & HOlMBt-KG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 SHEETNO. ________ OF ______ _ CAlCULATEDBY _______ DATE _____ _ CHECKEDBY ________ DATE _____ _ SCALE ..•. ···;c····· Im'm ilb\m. .... + . ......... ~ . .. Ii ..... ~. 1 ......... 1. ... . .... ;. ..... . .................. , . ... I ............. !.i . . ......... ~. ......... 1.. ........ l ·······t·· ........ \ . . .;. ...... . ..........,. " ..... 1 .... , ····Jl, I ..... ' .......... , ........ , ......... , ........ , .. , ... , ....•.... ·1 !+ ,,'I , " ~ f ! 1 t" ............................................. ,1' ....................... · ... ,r ... · ...... + ........ 1 ...... _.J ..................... ..l. ...... L ........... .L.... . .... \ ...... . 1···+ ...... ·, ...... ·· .. ·.;·· .. · .. ·+ .... ' ..................... ' ........ , .... + ..... , ....... ,............. .. .... , .......... . ..... .; ............................... ,: .............. 1,",:· .•.•. · ..•. · .•. ·.· . .;1 ............ , ......... , ". I", .. ..... , ................... '! .. +. .1, ......... 1' ..... . . ,.. , .............. , ............. " ............ ,.! ...... + ............ : ........ +. ;. ............ ,.+ .......... , ........... , ............ , ........... , .. .. -, .......... { .... . i ....... ) ......... + .... . .,. ,:.,1: · .. ······i ................ -........ , .. , .......... , ............ "......... .. ... . J .......... .) . ......... , ..... . : -,---4········,···· ..................•. .....1............ ........ : : ................. , ······· .. [:1·.·.·.· .. ·.·.·.· .. ·.·.·.;.,1 .. ] .... ).... . PROIJUCT 204·1 (Single Sheets) 205-1 (Padded) BAIMA & HOLMBERG, INC. 100 Front Steet South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 JOB __ SHEETNO. _____ OF· ___ _ CALCULATED BY_--,,--,-rk~--DATE ___ _ CHECKEDBY _____ DATE ___ _ SCALE I L ij~Jp~Jl~ ......••.. 1 1 ,:,. J .. :1 , ... :1'" ' ... , .......... : ....... : .......... , .............. : .. i .... ,1 ........... · .. ,! .......... i,.:!. . . . : : : i ...... L .......... L... ! ............. L .......... L.. . ....... ~ ....... L..... j + ... i +i + . Li ··/.Ii~i, ... 1 ...... 1, ............. ~....... .;..: ; i I '£.../, i a HI .. , ....... : ......... ,: ............ i i "'11' .: ..... , .... ~....: ··v~" · .. ·:.;..,:i :;...;.;....~--o;..-+-: ............................. ,r . ••• y. ······1· ....................... ~: ~ ....... ~ ............. r= ... , .. ~ .... .;. .............•. ............. L ........ , .. l ,,1ft~1L ......... L ........ , , i ....... ~ , j ............. 1. ............ l. 'j! ~ ~ 1 j ~ : j l .. .. '..i...... ._ .. ~........... [ ...... ; .......... ~ ........ L. .......... .L ... " ....... ~ .......... L 1 ........ 1. ......... 7: ..... ; ... J .......... + ........ . PROIllCT 2IM·I (Single SIleeIs) 2OS-1 (Padded) PERFORMANCE: INFLOW 1.36 .93 .56 TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE 4.50 3.36 1. 73 DESIGN HYD: .96 .96 TEST HYD 1: .59 .47 TEST HYD 2: .29 .28 STRUCTURE DATA: R!D-VAULT RISER-HEAD VAULT-BOTTOM-AREA STOR-DEPTH STORAGE-VOLUME 2015 CU-FT 4.50 FT 448.2 SQ-FT 4.50 FT DOUBLE ORIFICE RESTRICTOR: BOTTOM ORIFICE: TOP ORIFICE: ROUTING DATA: STAGE (FT) DISCHARGE (CFS) .00 .00 .45 .14 .90 .20 1. 35 .25 1. 80 .28 2.25 .32 2.70 .35 3.15 .38 3.25 .38 3.60 .67 4.05 .83 4.50 .96 4.60 1.29 4.70 1. 88 4.80 2.63 4.90 3.45 5.00 3.75 DIA (INCHES) 2.80 4.10 STORAGE (CU-FT) .0 201. 7 403.4 605.1 806.8 1008.5 1210.2 1411. 9 1456.8 1613.6 1815.3 2017.0 2061. 9 2106.7 2151. 5 2196.3 2241. 2 HT(FEET) .00 3.25 Q-MAX(CFS) .450 .510 PERM-AREA (SQ-FT) .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES/INCH STORAGE 2015 1500 770 Water Quality Wettank Volume Dete~nation -SBUH Method ******************** S.C.S. TYPE-IA DISTRIBUTION ******************** ********* 1-YEAR 24-HOUR STORM **** .67" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .11 PERVIOUS A .9 CN 86.0 T-PEAK(HRS) 7.83 IMPERVIOUS A .8 CN 98.0 VOL (CU-FT) TC(MINUTES) 6.3 1621 <= Req'd Volume Developed Conditions SBUH Peaks ******************** s.c.s. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR S'l'OlU! **** 2.00" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .56 PERVIOUS A .9 CN 86.0 T-PEAK(HRS) 7.83 IMPERVIOUS A .8 CN 98.0 VOL (CU-FT) 8026 TC(MINUTES) 6.3 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lO-YEAR 24-HOUR S'l'OlU! **** 2.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .93 PERVIOUS A .9 CN 86.0 T-PEAK (HRS ) 7.67 IMPERVIOUS A .8 CN 98.0 VOL (CU-FT) 13020 TC(MINUTES) 6.3 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lOO-YEAR 24-HOUR S'l'OlU! **** 3.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) 1.36 PERVIOUS A CN .9 86.0 T-PEAK (HRS) 7.67 IMPERVIOUS A CN .8 98.0 VOL (CU-FT) 18798 TC(MINUTES) 6.3 Existing Conditions SBUH Peaks ******************** s.c.s. TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .29 PERVIOUS A CN 1.5 83.0 T-PEAK(HRS) 7.83 IMPERVIOUS A CN .2 98.0 VOL (CU-FT) 5182 TC(MINUTES) 12.4 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lO-YEAR 24-HOUR STORM **** 2.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .59 PERVIOUS A CN 1.5 83.0 T-PEAK(HRS) 7.83 IMPERVIOUS A CN .2 98.0 VOL (CU-FT) 9506 TC(MINUTES) 12.4 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* lOO-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* DATA PRINT-OUT: AREA (ACRES) 1.7 PEAK-Q(CFS) .96 PERVIOUS A CN 1.5 83.0 T-PEAK (HRS) 7.83 IMPERVIOUS A .2 CN 98.0 VOL (CU-FT) 14778 TC(MINUTES) 12.4 CUSTOM STAGE vs. STORAGE TABLE PIPE DIA. (ft) = 8 LENGTH OF PIPE (ft) = 69.25 PIPE PIPE + 30% _ENGTH OF PIPE (ft) = 90.0 w/FS STAGE (ft) AREA (ftA2) VOLUME (ftA3) VOLUME (ftA3) Before 30% FS w/30% FS 0.00 0.00 0.0 0.0 0.50 1.31 90.6 117.8 1.00 3.63 251.1 326.5 1.50 6.52 451.8 587.4 2.00 9.83 680.5 884.7 2.50 13.42 929.4 1208.2 3.00 17.22 1192.3 1549.9 W/Q Dead Storage Vol!W/Q Dead Storage Volume 3.50 21.14 1464.2 1903.4 = 1374 cu-ft = 1786 cu-ft 4.00 25.13 1740.4 2262.6 4.50 29.12 2016.7 2621.7 5.00 33.05 2288.6 2975.2 5.50 36.85 2551.5 3317.0 6.00 40.44 2800.4 3640.5 6.50 43.74 3029.1 3937.8 7.00 46.64 3229.7 4198.7 7.50 48.96 3390.3 4407.4 Detention Volume Detention Volume 8.00 50.27 3480.9 4525.2 = 2017 cu-ft = 2622 cu-ft SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN SECTION 6 SPECIAL REPORTS AND STUDIES SECTION 7 OTHER PERMITS SECTION 8· ESC ANALYSIS AND DESIGN SECTION 9 BOND QUANTITIES, FACILITY SUMMARIES, ANI> DECLARATION OF COVENANT · ' SECTION 10 OPERATIONS AND MAINTENANCE MANUAL .' . ,.~-"'" { King County Department of Development ana. Environmental Services TECHNiCAL INFORMATION REPORT (TIR) WORKSHEET '~;~~;~~~~~t~#~~0!~"';T'W':r'i Project Owner Address Phone "'. Project Engineer Company ____________________ ~ Address/Phone Subdivison' Short Subdivision Grading Commercial Other __________ _ ~~~ry1~(ilt~!~~lf'.· Community Drainage~asin . River Stream __________ ~ ___ _ Critical Stream Reach Depressions/Swales Lake _________________ __ Steep Slopes ___________ _ Project Name Location Township _______ "'- Range ________ __ ............. Section __ --'--___ -'- DFWHpA COE404 DOE Dam Safety FEMA Floodplain COEWetlands Shoreline Management Rockery Structural Vaults other Floodplain _______________ _ Wetlands _____________ _ Seeps/Springs High Groundwater Table Groundwater Recharge Other _________ -- ... -. ".", .. ,; .. : ...... ::.. , ,:R~fii~t*soitrSi.iit{;;~;,~\ :. ':.:~~::~~." .. " . .,: .. ;'~' ::::Y··~,:~~ .. ~.' ; .. ~:~, Soil Type Slopes Additional Sheets Attached REFERENCE Ch. 4 -Downstream Analysis Additional Sheets Attached MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities Stabilized Construction Entrance· Perimeter Rl!noff Control Clearing and Graing Restrictions Cover Practices Construction Sequence Other Erosion Potential Erosive Velcoties LIMITATION/SITE CONSTRAINT MINIMUM. ESC REQUIREMENTS . AFTER CONSTRUCTION Stabilize Exposed Surface Remove and Restore Temporary ESC Facilities Clean and Remove AllSiltand Debris Ensure Operation of Permanent Facilities Flag Limits of SAO and open space preservation areas Other , . . .. " :.-' Grass lined Tank Infiltration Method of Analysis Channel Vault Depression . Pipe System . Energy Dissapator Flow Dispersal Compens~tion/Mitigati on of Eliminated Site Open Channel Wetland Waiver Storage Dry Pond Stream Regional Wet Pond Detention Brief Descripti.c>n of System Operation ____ _'_ __ -_--:-_~ ______ _'_ __ ___ Facility Related Site Limitations Reference Facility Cast in Place Vault Retaining Wall Rockery> 4' High Structural on Steep Slope . . Other. Limitation Drainage Easement Access Easement Native Growth Protection Easement Tract Other ;~~~~~;~i~t(~'~~~~l~~~~~~~§~&~~~j~~~~§~~~~fl~J!i~ ··';""~;\t[~1~;4;~~i~~m\tt~ .... , ::.;i~;~:iF~~ t or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of . my knowledge the information provided here is accurate. Si ned/Date , c • KING· NTY, WASHINGTON, SURFACE WAT lESION MANUAL STORMW ATER FACILITY SUMMARY SHEET Development. ______ --,. ________ Date. ______ _ Location, __________________________ __ ENGINEER DEVELOPER Name Name Fum Firm Address Address Phone Phone· '. Developed Site: Acres ___ _ Number of lots, ____ _ Number of detention facilities on site: ___ ponds Number of infiltration facilities on site: _, __ ponds ___ vaults vaults ___ tanks tankS " '. .' Flow control provided in regional facility (give location) __________________ _ No flow control required Exemption n'llInber _. ____ --, _________ ___ Do D· B· wnstream ramage asms Immediate Basin A BasinB Basin C BasinD. Number & type of water quality facilities on site: ___ biofiltration swale (regular/wet! or continuous inflow?) ___ combined detentionlWQ pond (WQ portion basic or large?) ___ combined detentionlwetvault ___ compost filter ___ filter strip ___ flow dispersion ___ farm management plan ___ landscape management plan Major Basin ___ sand fIlter (basic or large?) ___ sand filter, linear (basic or large?) ___ sand fIlter vault (basic or large?l. ___ stormwater wetland __ . _ wetpond (basic or large?) ___ wetvault ___ oiVwater separator (baffle or coalescing plate?) ___ catch basin inserts: Manufacturer __________________ _ _ -...,._ pre-settling pond ___ pre-settling structure: Manufacturer _________________ _ ___ flow-splitter catclibasin DESIGN INFORMATION INDIVIDUAL BASIN A B C D Water Quality desian flow Water Quality treated volume or wetpond Vr 1998 Surface Water Design Manual 1 9/1198 , ' , KING COUNT rASHINGTON, SURFACE WATER DE T MANUAL DESIGN TOTAL INDIVIDUAL BASrn INFORMATION, cont'd -Drainage basin(s) A B C D Onsite area Offsite area Type of Storage Facility Live Storage Volume Predeveloped Runoff Rate 2-year 10~year 1OO-year Developed runoff rate 2-year to-year 1oo-year Type of restrictor . - Size of orifice/restriction No.1 No.2 No.3 No.4 FLOW CONTROL & WA1ER QUALITY FACll.ITY SUMMARY SHEET SKETCH Ail detention, infiltra~on and water quality facilities must include a sketch per the following criteria: 1. Heading for the drawings should be located at the top of the sketch (top right-hand comer). The heading should contain: - • North arrow (point up or to left) .• D9# __ • -Plat name or short plat number. • Address (nearest) • Date drawn (or updated) • Thomas Brothers page, grid number .. 2. Label CBs and MHs with the plan and profile designation. Label the control structure in writing or abbreviate with C.S. Indicate which structures provide spill control. 3. Pipes--indicate: Pipe size Pipe length Flow direction Use s single heavyweight line 4. Tanks-use a double, heavyweight line and indicate size (diameter) 5.-Access roads . • Outline the limits of the road • Fill the outline with dots if the road is gravel. Label in writing if another surface. 6. Other Standard Symbols: • Bollards:.. •• • ••• • Rip rap 000000 000000 Fences --x---x---x---x---x---x--- • Ditches -D--~D--~D--~D 7. Label trash racks in writing. 8. Label all streets with the actual street sign designation. If you don't know the actual street name, consult the· plat map. 9. Include easements and lot lines or tract limits when possible. to. Arrange all the labeling or writing to read from left to right or from bottom to top with reference to a properly oriented heading. 11. Indicate driveways or features that may impact access, maintenance or replacement. .-: .. -911198 1998 Surface Water Design Manual 2 TO: cc: i."_ir JUt -,~; " Basic Ventures 18211 -240th Ave. S.E. Maple Valley, WA 98038 Attn: Jacki Pruss Ref.# TAYLOR Baima & Holmberg 100 Front St. S. Isaaquah, WA 98037 Attn: Cam Ref.# 1673023 ~. PAClr'C NORIHWESr Trru;; Comp&J\YofWad"ingwn, Inc. 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 OF SHORT PLAT CERTIFICATE PNWT Order Number: 588177 Seller: N/A Buyer/Borrower: Taylor The following matters affect the property covered by this order: • A Full Update of the Short Plat Certificate from March 21, 2005 through June 14, 2005 at 8:00 a.m. has disclosed the following: • No changes. • There has been no change in the title to the property covered by this order since March 21, 2005, EXCEPT the matters noted hereinabove. Dated as of June 17, 2005 at 8:00 a.m. ao PACIFIC NORTHWEST TITLE COMPANY By: Mike Sharkey Title Officer Phone Number: 206-343-1327 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Dave Maddux (davemaddux@pnwt.com) Senior Title Officer, Pete Harper (peteharper@pnwt.com) Assistant Title Officer, Rose Sargent (rosesargent@pnwt.com) Title Assistant, Michelle Brown (michellebrow.n@pnwt.com) Unit No. 4 Basic Ventures FAX No. (206) 343-8402 Telephone Number (206)343-1353 18211 240th Avenue S.E. Maple Valley, WA 98038 Attention: Jacki Pruss Title Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. A. L. T. A. COMMITMENT SCHEDULE A Effective Date: March 21, 2005, at 8:00 a.m. 1. Policy(ies) to be issued: Amount A.ALTA Owner's Policy Standard (X) Extended ( ) Premium Tax (8.8%) RESIDENTIAL DISCOUNT RATE Proposed Insured: BASIC VENTURES, INC. B.ALTA Loan Policy Standard ( ) Extended (X) Amount: Premium Tax (8.8%) Proposed Insured: APPROPRIATE LENDER $ $ $ 830,000.00 1,516.00 133.41 TO BE AGREED UPON 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: KENNETH R. TAYLOR, as his separate estate (NOTE: SEE SPECIAL EXCEPTION NUMBER 5 REGARDING EXECUTION OF THE FORTHCOMING DOCUMENT(S) TO BE INSURED). 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, page 2, attached. A.L.T.A. COMMITMENT SCHEDULE A Page 2 Order No. 589825 The land referred to in this commitment is situated in the State of Washington, and described as follows: Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington; EXCEPT that portion thereof conveyed to King County for road under King County Recording Number 1626457 on June 5, 1922; TOGETHER WITH an easement for ingress and egress for utility purposes over south 10.00 feet of Lot 7, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, according to the plat thereof recorded in Volume 16 of Plats, page 18, in King County, Washington. 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. of Lot 8, Block 4, C. D. Hillman's Lake Washington Garden of Eden to Seattle, Div. No.7, V16/P18 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 589825 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. 589825 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 SPECIAL EXCEPTIONS (continued): Order No. 589825 1. COVENANT TO ANNEX TO THE CITY OF RENTON AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: March 27, 1989 8903270332 2. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: King County Water District No. 107, and Kenneth Taylor and Catherine Taylor March 30, 1989 8903300453 Temporary water service agreement 3. 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: 2005 334570-0205-06 2152 CURRENT ASSESSED VALUE: Land: $172,000.00 Improvements: $226,000.00 AMOUNT BILLED GENERAL TAXES: $4,742.74 SPECIAL DISTRICT: $1.68 $5.00 TOTAL BILLED: $4,749.42 4. LIEN: CLAIMED BY THE STATE OF WASHINGTON, DEPARTMENT OF: AGAINST: IN AMOUNT OF: RECORDED: RECORDING NUMBER: PAID: $2,374.71 TOTAL DUE: $2,374.71 Social and Health Services Kenneth Taylor $1,340.25 (and interest) March 2, 2000 20000302000121 NOTE: The lien of said matter depends upon the identity of the debtor with Kenneth R. Taylor. (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 4 Order No. 589825 5. QUESTION OF THE EXISTENCE OF AN "AUTOMATIC HOMESTEAD": If the subject property is, or will be, the residence of a marital community, even though the interest therein may be intended to be the separate property of either spouse, execution of the proposed encumbrance, conveyance or contract to convey must be by both husband and wife, pursuant to R.C.W. 6.13, which provides for an "automatic homestead", and R.C.W. 26.16.030. 6. Until the amount of the loan 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. 7. 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%. 8. Matters relating to ALTA Extended Policy coverage and/or Homeowners Endorsement coverage: The results of our inspection will be furnished by supplemental report. NOTE 1: The records of King County and/or our inspection indicate that the address of the improvement located on said land is: 3711 Monterey Place Northeast Renton, Washington 98056. NOTE 2: A search of the records has disclosed nothing derogatory against Basic Ventures, Inc. (continued) A.L.T.A. COMMITMENT SCHEDULE B Page 5 Order No. 589825 NOTE 3: 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 prop~rty was examined by: Rob E. Chelton Any inquiries should be directed to one of the title officers set forth in Schedule A. CC: Escrow Network/Bellevue Executive House/Seattle SLM/8812190710/9609030142 Basic Ventures 18211 240th Avenue S.E. Maple Valley, WA 98038 Attention: Jacki Pruss Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy ?f 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. Dave Maddux Senior Title Officer unit No. 4 March 25, 2005 Escrow Network 919 -124th Avenue Northeast, #207 Bellevue, Washington 98005 Order No.: 589825 Your Ref. : TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy 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. Dave Maddux Senior Title Officer Unit No. 4 March 25, 2005 Executive House 7517 Greenwood Avenue North Seattle, Washington 98103 Order No.: 589825 Your Ref.: TAYLOR/BASIC VENTURES, INC. Please find enclosed a copy 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. Dave Maddux Senior Title Officer Unit No. 4 C.D. Hillman's Seattle #7 r--- "J' , .go. ... .,<'J r.] 8 0 o p~2~' - Garden of Eden to 16/18 PACIFIC NORTHWEST TI1LE Order No. 589825 CoITlpany of Washington, Inc. 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 PERSONAL INFORMATION AFFIDAVIT Order No. 589825 This Affidavit, for the confidential use of Pacific Northwest Title Company, will assist in determining whether certain matters of record affect the title under consideration, or whether they relate to other persons whose names are similar to those of the owner or former owners. Please draw a line through alternate statements which do not apply. certifies, avows and affirmatively represents (full/complete name -no initials, please) that (he, she) is the of the premises (seller, buyer, borrower) described in the above order: Affiant's SS # Spouse's SS # That Affiant is ___ years of age and 1. 2. 3. has never been married. the widow of married to said marriage having taken place in (year) and whose maiden name was (see No. 1 below) IF ADDITIONAL SPACE IS REQUIRED, PLEASE USE BACK OF THIS AFFIDAVIT FORM. Affiant further states that Affiant: 1. HAS NEVER BEEN A PARTY TO A DIVORCE PROCEEDING OR Was divorced from in in year Case#-County-State 2 . HAS NEVER BEEN KNOWN BY ANY OTHER NAME OR Changed ______ name from in in year Case#-County-State 3 . HAS NEVER BEEN ADJUDGED A BANKRUPT OR Was adjudged a bankrupt in Case No. And Affiant further states: in year 4. THAT THERE ARE NO UNSATISFIED OR UNRELEASED JUDGMENTS, DECREES OR LIENS OF RECORD IN THE COUNTY IN WHICH THE AFORESAID PREMISES ARE LOCATED AGAINST AFFIANT OR Affiant is a party to the following cases: Case Number & Court Plaintiff Defendant Date of Jdgmt (continued) Amount PERSONAL INFORMATION AFFIDAVIT (continued) Order No. 589825 5. THAT IN THE LAST 10 YEARS, AFFIANT HAS RESIDED AT THE FOLLOWING ADDRESSES AND NONE OTHER: From (Date) To (Date) Street # City State 6. THAT IN THE LAST 10 YEARS, AFFIANT HAS HAD THE FOLLOWING OCCUPATIONS AND BUSINESS ADDRESSES AND NONE OTHER: From (Date) To (Date) Occupation Employer/Place of Business 7. .Further that Affiant makes this affidavit for the purpose of inducing Pacific Northwest Title Company to represent that the title under consideration is not affected by any judgments, decrees, bankruptcy, divorce, change of name proceedings, Federal and State tax liens, against persons whose names are the same as Affiant or similar thereto. Signature of Affiant: Date: ~ PACIFIC NOKfHWI!ST Trru;; Compaq)' ofW..hington, Inc. TO: Basic Ventures 215 Columbia Street Seattle, Washington 98104 cc: 18211 240th Avenue S.E. Maple Valley, WA 98038 Attn: Jacki Pruss Ref.# TAYLOR/BASIC VENTURES, INC. Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 SUPPLEMENTAL REPORT #1 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 The following matters affect the property covered by this order: • The following has been added as paragraph 9: 9. A Lien on the herein described property imposed by order or decree entered on date shown below in King County Superior Court Cause Number herein noted being an action for dissolution of marriage between the parties as noted. CAUSE NUMBER: PETITIONER: RESPONDENT: LIEN IN FAVOR OF: ENTERED ON: AMOUNT: 96-3-06628-5 Kenneth R. Taylor Catherine A. Taylor Catherine Al Taylor January 15, 1997 $150,000.00, plus interest and other amounts which may have been imposed WARNING: THIS AMOUNT IS NOT TO BE USED AS A BASIS FOR CLOSING ANY SALE OR LOAN TRANSACTION. THE AMOUNT NOW OWING AND THE REQUIREMENTS TO OBTAIN A SATISFACTION OR RELEASE OF SAID JUDGMENT MUST BE OBTAINED FROM THE JUDGMENT CREDITOR OR THE ATTORNEY. (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 589825 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 25, 2005 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer Phone Number: 206-343-1353 TO: Basic Ventures 18211 240th Avenue S.E. Maple Valley, WA 98038 Attn: Jacki Pruss ~ PACIFIC NolITHWEST TITLE Compal!)' ofWaahinston. Inc. 215 Columbia Street Seattle, Washington 98104 Ref.1 TAYLOR/BASIC VENTURES, INC. cc: Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 SUPPLEMENTAL REPORT #2 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. The following matters affect the property covered by this order: • The following paragraph(s) of our preliminary commitment has/have been eliminated: 4 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 25, 2005 at 8:00 a.m. MB PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer Phone Number: 206-343-1353 TO: Basic Ventures 18211 240th Avenue S.E. Maple Valley, WA 98038 Attn: Jacki Pruss ~ PACJl<lC NORrHWESr TrllE ComIMIIYofW .. bincton.lnc. 215 Columbia Street Seattle, Washington 98104 Ref.# TAYLOR/BASIC VENTURES, INC. cc: Escrow Network 919 124th Ave NE, #207 Bellevue, WA 98005 cc: Executive House 7517 Greenwood Ave North Seattle, WA 98103 SUPPLEMENTAL REPORT #3 PNWT Order Number: 589825 Seller: Kenneth Taylor Buyer/Borrower: Basic Ventures, Inc. The following matters affect the property covered by this order: • The following paragraph has been amended to read as follows: 8. Our inspection on March 28, 2005 disclosed that subject property is improved. The easement described in Schedule A is obstructed by fencing and landscaping appurtenant to the westerly adjoiner. • Except as to the matters reportea hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of March 31, 2005 at 8:00 a.m. ao PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer Phone Number: 206-343-1353 '''-7 3 -o~ 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 ) JUL -:--_C_fJ...;....Nl_-:--......;J(."-=B:.;;....oa.-=-.....:7-1.y-L.-____________ , being first duly sworn on oath, depOses and says: 1. On the ~ &lLday of ..::ru. tJ e ,~ O~ I installed I public information sign(s) and plastic flyer box on the property 3 7// 410VreRElj PL A) E for the following project: located at Tf\ y L--OR. -Co U;J Owner Name ' 2. I have attached a copy of the neighborhood detail map marked with an fiX" to indicate the location of the installed sign. 3. This/these public information sign(s) waslwere constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. ~~ SUBSCRIBED AN BONNIE BABCOCK NOTARY PUBUC STATE OF WASHINGTON COMMISSION EXPIRES Washingt "sEPTEMBER 22. 2005 Installer Signature NOTARY PUBLIC in and for the State of residing ~/ tv'.A at My commission expires on 9--Z 2--0 5 Q:\ WEB\PW\DEVSERV\F0I'Im\PJanning\pubsign.doc08l27/03 "'.:: . '.' <.~ ' ... . ;PROPOS&D ·LAND:USE ACTION o· . ,:., :.~ . r ~. tn~ t?J 11 er, InsftUctiOri!!: . ·J'~5l~~~~~jl~:,"· ,'No1E$: . u$ ..... x;f·X1Z:~ , ,;j~!~.~~T$.WfNAStR;R$' . IJ!rlfiAlN$;' ... , . >:~~l=6~; )4" f Q:\ WEB\PW\DEVSERV\Forms\Planning\pubsign.docOS/27 103 . '. ·,0 ~ ~ . . ~ .. ' '." Printed: 07-08-2005 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-082 07/08/200501 :08 PM Receipt Number: R0503636 Total Payment: 1,000.00 Payee: BASIC VENTURES INC. Current Payment Made to the Following Items: Trans Account Code Description Amount 5008 000.345.81.00.0004 Binding Site/Short Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check #10810 1,000.00 Account Balances Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks 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/ErS/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 <; ;',;f-.i;: .~,.-; FI: "::i"; Denis Law· Mayor March 10, 2014 Joe Pruss Civic Development, LLC 18211 240th Avenue SE Maple Valley, WA 98038 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Subject: Receipt of Fifth and Final Annual Maintenance and Monitoring Report Taylor Court Short Plat City of Renton File No. LUAOS-082 Dear Mr. Pruss: This letter is to inform you that I have accepted the fourth and final annual maintenance and monitoring report for the Cherie Lane 1l.(North} Wetland mitigation project. Upon evaluation, it appears the project is in compliance with the established performance standards thereby satisfyingthe 5 year successful monitoring period requirement. I have initiated the paperwork to release the surety, in the amount of $6,818.75. If you have any general questions please contact me at (425) 430-7219 or Stacy Tucker with questions in regards tothe release of your surety at (425}430-7282 . .. f;~~ . Rocale Timmons, Planner Current Planning Division cc: City of Renton File LUA 05-082 John Altmann -Altmann Oliver Associates, LLC Jennifer Henning, Current Planning Director Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: Stacy, M E M 0 RAN DUM March 10, 2014 Stacy Tucker Rocale Timmon~~ '-" Release of Assignment of Funds Taylor Court Short Plat City of Renton File No. LUA05-082 Please initiate the paperwork to release, the bond for the mitigation project for the Cedar River Corporate Park. The amount is for approximately $6,818.75. A copy ofthe paperwork should also go in the yellow file and to the City Clerk's office. Thank you! h:\ced\planning\current planning\wetlands\taylor court\release memo.docx Altmann Oliver Associates, LLC AOA (:,,, 1.lIi,,", \\'.\ ~I:-;oll December 17, 2013 Rocale Timmons City of Renton Planning Department Development Services Division 1 n&;&; ~nllth ~r~rl\l \A1~\1 • ~~~ -~-... _. --J •• _J Renton, WA 98055 Fax ( I~~) I :l:l:I-I-)o~1 En\'i ron mcn tal Planning & Landscapc ArchitcCllll'e AOA-3155 REFERENCE: Taylor Court -City of Renton File #LUA05-082 SUBJECT: Final Buffer Enhancement Monitoring Report -Year 5 Dear Rocale: This report has been prepared to document Year 5 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our October 30,2013 Year 5 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." This report represents the final required monitoring report. 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: Rocale Timmons December 17, 2013 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1, -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 5 performance monitoring, plant survival appeared high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 60% overall. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 have been met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 5 monitoring, on-going maintenance within the mitigation area had removed nearly all non-native and invasive plants and the total coverage of these species was well below the 15% cover threshold. This performance standard has been met. Rocale Timmons December 17, 2013 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS ~------------~~---- PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons December 17,2013 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons December 17, 2013 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS The desired plant community within the buffer enhancement area has become established and long-term maintenance should now only be conducted on an as needed basis. 5.0 SUMMARY & MONITORING SCHEDULE The site has met all of the established performance standards. It is our recommendation that performance monitoring of the enhancement area cease and that any outstanding financial guarantees be released. Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Civic Developments, LLC -18211 240th Ave. SE -Maple Valley, WA, 98038 ~t t ~ • -• Q. ~PL 0 5: -~ SI -Z .. St - St ;a .. Q:; II U ~ • .c" • ca .. ~t -c I~ it N ___ _ ~150 :=::::J ,;nn NE 3e~ St NE 35th P.I Renton '" \, \\ S\ \'.. , "'~\~ "\.,"'--~ SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200<1 SITE LOCATION SE eeth St SE 97th ... N .. .. ~--------------------------~--------------------------~~~--~~~~ DRAWN PROJECT OJ Altmann Oliver Associates, LLC AOA Planning &. Land'>t:a~ An;hitcc1urc FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, 01ASHINGTON PARCEL #334510-0205 r.:S~0"':-=-_--L=3.:..:::15...::::.5--1 ! SCALE NTS DATE 8/10/0<1 REVISED I 0:: o I !: ;:;: I ,;: lr" ~ __________________________________________________________________ ~M Denis Law Mayor October 18, 2012 Joe Pruss Basic Ventures, Inc. 18211 240th Avenue SE Maple Valley, WA 98038 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Subject: Receipt of Second, Third, and Fourth Annual Monitoring Report Taylor Court Short Plat City of Renton File No. LUA05-082 Dear Mr. Pruss: I received the Second, Third, and Fourth Annual monitoring reports for the Taylor Court Short Plat from Altman Altmann Oliver Associates, LLC on February 2, 2011, October 24, 2011, and October 11, 2012 respectively. Everything appears to be in compliance. As a reminder, if at any time in the next year the mitigation project does not meet the established performance standards, the monitoring period will be put on hold until compliance is achieved. Subsequently, the monitoring timeframe will be restarted and you will once again be required to provide quarterly reports for the first year and annual reports thereafter (for a minimum of five years). I look forward to receiving your fifth annual and final maintenance and monitoring report due to the City by December 5, 2013. Please send three copies to my attention. If you have any questions, please feel free to contact me at (425) 430-7219. j~~ Rocale Timmons, Planner Current Planning Division cc: City of Renton File LUA 05-082 Simone Oliver -Altmann Oliver Associates, LLC Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Altmann Oliver Associates, LLC AOA Carnation. \".\ !IXOH Fax (-l:!;)) :tt~;)()!1 Enyironmental October 9,2012 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 City of Ren~on Planning DivisIon OC1 1 1 1011 REFERENCE: Taylor Court -City of Renton File #LUA05-082 SUBJECT: Buffer Enhancement Monitoring Report -Year 4 Dear Rocale: Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 4 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our October 3,2012 Year 4 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: R<,>c,e"-r,; '~r 2"'''':::'',:»-'-, 1 ~ Pr ,'": Jl .,' \! (', t' \ o-+_{) i~ ~t..-,-, -~ .' J f~~fv'yq--S Rocale Timmons October 9, 2012 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1 , -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 4 performance monitoring, plant survival appeared high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 50%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% threshold for the listed exoticlinvasive species. Removal of undesirable species will occur by hand whenever possible. No chemical treatment will be employed without prior approval by the City. At the time of the Year 4 monitoring, on-going maintenance within the mitigation area had removed all non-native and invasive plants. Since the total cover of these species was near zero, this performance standard is currently being met. Rocale Timmons October 9,2012 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons October 9, 2012 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons October 9,2012 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued periodic hand-grubbing of Himalayan blackberry. Maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 4. The next long-term monitoring event is scheduled for the spring of 2013 followed by a final summary report sent to you following the fall of 2013 performance monitoring event (assuming the site continues to meet the performance standards). Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Civic Developments, LLC -18211 240th Ave. SE -Maple Valley, WA, 98038 ~t t ~ • -• a.. ~p, 0 ~ -r 51 --Z 'II St - at tQ .. Q:; • () ~ • ~ it N. ___ . • SITE LOCATION ,,£ 31'S1 St - SE 80th St SE 97th ... N SOURCE: RAND Me-NALLY ON-LINE MAPS, 200Q .. ... ~------------------------~------------------------~~D~~W~N~--~P~RO~JE~C~T ~ Altmann Oliver Associates, LLC AOA Planning« landscape Archil«1U1't' FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, WASHINGTON PARCEL **334510-0205 t-::S~0,:-:--_--,-,,3:;..;.:15::;..:5:...........t ! SCALE _ NTS .!, o DATE I ... 8/IO/OQ ~ REVISED L~ .j') -~ __________________________________________________ ~ __________ ~M Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 October 20, 2011 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 333-4509 REFERENCE: Taylor Court -City of Renton File #LUA05-082 SUBJECT: Buffer Enhancement Monitoring Report -Year 3 Dear Rocale: Environmen tal Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 3 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our September 20,2011 Year 3 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: info@altoliYer.com Rocale Timmons October 20,2011 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1 , -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 3 performance monitoring, plant survival was very high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 40%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 3 monitoring, on-going maintenance within the mitigation area had removed nearly all non-native and invasive plants. Since the total cover of these species was near zero, this performance standard is currently being met. Rocale Timmons October 20, 2011 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS . " -' " , " n \~." ' , . ,'\&\-.1:.: y-,: PHOTO-POINT 1 -VIEW LOOKING SOUTHWEST. ".". , "~'" w('-' :t-~tj/ " ,. ,J'fr.N.":~:" ............ -",, PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons October 20, 2011 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. Rocale Timmons October 20, 2011 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued periodic hand-grubbing of Himalayan blackberry. Maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 3. The next long-term monitoring event is scheduled for the spring of 2012 followed by a summary report sent to you following the fall of 2012 performance monitoring event. Annual reporting will then continue through at least 2013. Should you have any questions, please call Simone Oliver or me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA, 98038 );1 1 - ~1h Pl - 51 ...... - , St ..... St ... ~t N ~ • .. Q.. 0 ~ » <: z ;g Q;' u 0 .~ .. (I) Renton 1 NE 35th P.i SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200'1 SITE LOCATION - se eeth St SE B7th ~"---- N .. ~--------------------------~--------------------------~~----~--~~ DRAWN PROJECT g Altmann Oliver Associates, LLC AOA ptlU."."S \.d( ... l..~' 1,1,\ '-:"I~ 1r::t..~I~~";;;.~-·,··J.,, ... ;{,;:;.~,,'" •. lninlllt11Cnl.ll l)lannin~ & l.anJ'o\:;t!X' Archill.'I;lur,· FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL #334510-0205 SO 3155 I SCALE NTS DATE 8/10/0'1 REVISED Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 January 31, 2011 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 City of Renton Planning Division REFERENCE: Taylor Court -City of Renton File #LUA05-082 SUBJECT: Buffer Enhancement Monitoring Report -Year 2 Dear Rocale: Environmen tal Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 2 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our January 26,2011 Year 2 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: Rocale Timmons January 31, 2011 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1, -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 2 performance monitoring, plant survival was very high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 30%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 2 monitoring, total cover of non-native and invasive plants appeared less than 15% and this performance standard is currently being met. On- going maintenance is necessary to ensure success of the mitigation area (see maintenance recommendations section below. Rocale Timmons January 31,2011 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS iJ ... PHOTO-POINT 1 -VIEW LOOKING SOUTHWEST. PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons January 31, 2011 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons January 31, 2011 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued hand-grubbing of Himalayan blackberry, which is starting to re-establish within portions of the enhancement area. Although the total areal coverage appears less than 15% and the performance standard is currently being met, maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 2. The next long-term monitoring event is scheduled for the spring of 2011 followed by a summary report sent to you following the fall of 2011 performance monitoring event. Annual reporting will then continue through at least 2013. Should you have any questions, please call Simone Oliver or me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA, 98038 " ' >t L ~ t • -• 0.. ~th PL 0 ~ » St <: z: 'I St St ;'C ~ " ~J eo 0(1) Renton .. CD ;:t I ·NE 32nd St .." I ~ it N ==:1 150 111=: -' ';\" .. ~\~ 5\ I:nn a: ( , . 11:.. .......... SOURCE: RAND McNALLY ON-LINE MAPS, 200'1 SITE LOCATION -SE'8~th Sf o g c: ::J - SE eeth St SE B7th -<II. N .. ~--------------------------~--------------------------~------~--~~ DRAWN PROJECT ci Altmann Oliver Associates, LLC AOA Planllitl~& LanJ:-.cafIC .. 'rch;t~"I:lUn: FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, NASHINGTON PARCEL "*334510-0205 I-'=S=:,;:;0===-=-_----I.=3=15=5--1 ~ SCALE NTS DATE 8/1010'1 REVISED I 0:: o I t: :;; I I~ ,~ ~------------------------------------------------------------------~~ Altmann Oliver Associates, LLC Carnation, \fA !IHOJ.t October 9,2012 City of Aenton Planning Division OCT 1 1 2012 Rocale Timmons fR1~(C~n\\nrr=r.:::-- City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 REFERENCE: Taylor Court -City of Renton File "UAOS"()82, SUBJECT: Buffer Enhancement Monitoring Report -Year 4 Dear Rocale: AOA Em'ironmcntal Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 4 conditions of the wetland buffer enhancement area at the Taylor Court project site, See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5,2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our October 3,2012 Year 4 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: Rocale Timmons October 9,2012 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1 , -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 4 performance monitoring, plant survival appeared high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 50%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 4 monitoring, on-going maintenance within the mitigation area had removed all non-native and invasive plants. Since the total cover of these species was near zero, this performance standard is currently being met. Rocale Timmons October 9,2012 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons October 9,2012 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons October 9, 2012 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued periodic hand-grubbing of Himalayan blackberry. Maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 4. The next long-term monitoring event is scheduled for the spring of 2013 followed by a final summary report sent to you following the fall of 2013 performance monitoring event (assuming the site continues to meet the performance standards). Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Civic Developments, LLC -18211 240th Ave. SE -Maple Valley, WA, 98038 ~ t ~ • -If a.. ~p, 0 ~ -r 51 -Z , St - St IQ .. 0:; II Q ~ • .c" i1 ~S\ •• 'G 1.9 "'""' SITE LOCATION __ ' ..... ttl se;: :: NE~St ~ ~ NE35thP.1 \~ ~~ ~.. ,.11 SE 8e1 .ae 31"1\ St w~ '.91 -~t~ o g c :.J N SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200Cf .. ~----------------------~--------------------------~~---.~~~ DRAWN PROJECT oj Altmann Oliver Associates, LLC AOA "11'",,(7lI t'_ .. 111 ~A<$-Il'" ('l'l~I"~"'III;-'~;5fll\.("1(lll\,,,(j'Ol fn\"ironmcrllal Planning&. Land""",, Archil«ture FI6URE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL #334510-0205 t-=S~0,=-_........&..::3::....:.;15:::....::5~ ~ SCALE NTS ~ <:> DATE I 8/10/OCf i REVISED J., '" -~ ____________________________________________________________ ~M Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 October 20, 2011 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 c;nnir;~~.· (,,"'/' 2 ' 0 \ 'l. 'i lull REFERENCE: Taylor Court -City of Renton Fil'~J SUBJECT: Buffer Enhancement Monitoring e»ort -Year :J Dear Rocale: Environmental Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 3 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our September 20,2011 Year 3 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: in f'o([1; al t oliYer.col1l Rocale Timmons October 20, 2011 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1 , -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 3 performance monitoring, plant survival was very high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 40%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 3 monitoring, on-going maintenance within the mitigation area had removed nearly all non-native and invasive plants. Since the total cover of these species was near zero, this performance standard is currently being met. Rocale Timmons October 20, 2011 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS .• AS' '. '--.. .."..". PHOTO-POINT 1 -VIEW LOOKING NORTHWEST. Rocale Timmons October 20,2011 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons October 20, 2011 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued periodic hand-grubbing of Himalayan blackberry. Maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 3. The next long-term monitoring event is scheduled for the spring of 2012 followed by a summary report sent to you following the fall of 2012 performance monitoring event. Annual reporting will then continue through at least 2013. Should you have any questions, please call Simone Oliver or me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA, 98038 ~t ~ t • .. a.. ~lh p~ 0 i -~ St <: ~ --- .. St .... St :'Q -"'---Q: Itt (,) .~ .. .(I) • CIt f1I ~t -~--~ I -ta.. N Renton ) s\ ", •• 'C ,!<a-~ SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200Cl SITE LOCATION - se Seth St SE B7th .... N .. ~--------------------------~--------------------------~~~--~~~~ DRAWN PROJECT g Altmann Oliver Associates, LLC AOA f'" I"". ~.~ t .If".,))"," ~ ~ '''t'\)'' "-h •. , I~~';';;) "".'-. ,." ,..j~" ; 1 Ll~", I.ln irtlnntcnl:l! l'l::mnillt;:(.; 1.mJ'>'C:I(1C' '\fI;hj1cr;;111r~' FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL #334510-0205 t-::S~0:,:-::-_----,=3...:.:;15:;..::5'--1 6 SCALE NTS DATE 8/10/OCl REVISED I ~ I Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 January 31, 2011 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 City of Renton Plar'ning Division REFERENCE: Taylor Court -City of Renton File1lY'06..o82;' SUBJECT: Buffer Enhancement Monitoring Report -Year 2 Dear Rocale: Environmen tal Planning & Landscape Architecture AOA-3155 This report has been prepared to document Year 2 conditions of the wetland buffer enhancement area at the Taylor Court project site. See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation area was approved by the City on December 5, 2008 and as-built plans were submitted with the Certificate of Installation (Figure 3). This report summarizes the field conditions encountered during our January 26,2011 Year 2 site review. Performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved September 23, 2008 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan was to increase the value of the buffer over its existing condition. To meet this goal, the following performance standards were incorporated into the design of the plan: i 11 f'o({l:al tolin:'r.C<Hll Rocale Timmons January 31, 2011 Page 2 of 5 Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1 a Performance Standard for Vegetation Survival. Cover & Diversity For woody planted species, success will be based on the following 1. 100% survival rate of all planted trees and shrubs through Year 1 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20% at Year 1, -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the Year 2 performance monitoring, plant survival was very high and was in excess of 85%. In addition, overall areal coverage of native species appeared to be about 30%. Since the mitigation area contained at least 2 species of native conifers, 2 species of native deciduous trees, and 6 species of native shrubs, performance standards 2, 3, and 4 are currently being met. 2.1 b Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. Removal and control of these invasive plant species will be achieved through routine maintenance in the mitigation area. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15% 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. At the time of the Year 2 monitoring, total cover of non-native and invasive plants appeared less than 15% and this performance standard is currently being met. On- going maintenance is necessary to ensure success of the mitigation area (see maintenance recommendations section below. Rocale Timmons January 31,2011 Page 3 of 5 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS . .... PHOTO-POINT 1 -VIEW LOOKING SOUTHWEST. PHOTO-POINT 1-VIEW LOOKING NORTHWEST. Rocale Timmons January 31, 2011 Page 4 of 5 PHOTO-POINT 2 -VIEW LOOKING WEST. ~ , ,~ , 1 \ ' PHOTO-POINT 2 -VIEW LOOKING NORTH. Rocale Timmons January 31,2011 Page 5 of 5 4.0 MAINTENANCE RECOMMENDATIONS To ensure continued success of the buffer enhancement area routine maintenance of the site should be conducted. The most important maintenance need is the continued hand-grubbing of Himalayan blackberry, which is starting to re-establish within portions of the enhancement area. Although the total areal coverage appears less than 15% and the performance standard is currently being met, maintenance will be necessary to ensure the future continued success of the enhancement plan. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 2. The next long-term monitoring event is scheduled for the spring of 2011 followed by a summary report sent to you following the fall of 2011 performance monitoring event. Annual reporting will then continue through at least 2013. Should you have any questions, please call Simone Oliver or me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA, 98038 ~t I ~ • -.. 0- ~1n PL 0 ~ -» St <: -z: , St St ;g a;- " (,) ~ .. oCI) • CD ~t • I l&.. 2 i' iJ Ti Renton ., , , " , , ' NE 35th p.t SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200'1 SITE LOCATION -Sc'8~lh Sf ,,"'----- SE eeth St S E B7tt-l ... N '" ~--------------------------~--------------------------~~~--~~~~ DRAWN PROJECT ~ Altmann Oliver Associates, LLC AOA Planlljn~ &, LanJ'\Ca~ ·\rchit\.,\:!ur,," FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL "*3345l0-0205 t-:':S~0~_----,,,,,,,3...;.::;15;..:;:5'--1 ! SCALE NTS ~ DATE 'T 8/10/0'1 ~ REVISED ,~ I~ ~-------------------------------------------------------------------..~ Denis Law Mayor December 21,2009 Department of Community and Economic Development Alex Pietsch, Administrator Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 Subject: Dear Mr. Pruss: Receipt of Fourth Quarterly Monitoring Report Taylor Court Mitigation Project City of Renton File No. LUA05-082 .. ~HY I)F ~t:"Jr0,,~ DEC :2 8 liJOi! f received and reviewed the fourth Quarterly Performance Monitoring Report for the Taylor Court mitigation project. This report fulfills your obligation for quarterly monitoring for the first year; you are now required to monitor on a yearly basis for a minimum of four more years. The area must be successfully monitored and maintained for a minimum of five years to assure the success of the wetland mitigation project. Please take the necessary measures as recommended by your wetland biologist to secure the survival of the plantings. The next monitoring report shall include a follow-up statement stating compliance with these measures. As a reminder, if at any time in the next four years the mitigation project does not meet the established performance standards, the monitoring period will be put on hold until compliance is achieved. Subsequently, the monitoring timeframe will be restarted and you will once again be required to provide quarterly reports for the first year and annual reports thereafter (for a minimum of five years). If you have any questions, please feel free to contact me. flook forward to receiving two copies of your first annual report maintenance and monitoring report on December 5, 2010. Sincerely, 1~~ Current Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUAOS-082 Renton City Hall • , 055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • Altmann Oliver Associates, LLC PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 December 8,2009 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 City of Renton Planning Division DEC J 1,<.; REFERENCE: Taylor Court, WA -City of Renton File #LUA05-082 AOA Environmental Planning & Landscape Architecture ,{t:.(;cj\/i::G '1'('( (~I.FRI«'C; nF'-'ICr: AOA-3155 SUBJECT: Dec. 2009 Buffer Enhancement Monitoring Report -Qtr. 4 Year 1 Dear Rocale, This report has been prepared to document fourth quarter (Year 1) conditions of the wetland buffer enhancement area at the Taylor Court project site, See Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation areas waS completed last fall and approved by you on December 5, 2008. See as-built plans that were submitted with the Certificate of Installation on December 5, 2008, see Figure 3, attached. The first quarterly report was submitted to you on April 22, 2009. The second quarterly report was submitted to you on August 10, 2009. The third quarterly report was submitted to you on September 14,2009. This report summarizes the field conditions encountered during our 12/2/09 fourth quarter site review. Per RMC Section 4-8-120D23, performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards ill fo@altoliver.com Rocale Timmons December 8,2009 Page 2 of4 have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standarde; for Enhancement Area Per the approved 9/23/08 Wetland 8uffer Enhancement Report, the primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following performance standards were incorporated into the design of the plan: Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1aErnarmaJ'l~~tandan;UarY~~m5lJl"1LMaJ>-Gol,ltrr~I2i1£erai~ For woody planted species, success will be based on the following 1. at least an 100% survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. 85/0 survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15/0 at construction approval and through the first 3 quarters of Year 1, -20% at Year 1, -30% at Year 2, -40% at Year 3, -50% at Year 4 and -60% at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. A t the time of the fourth quarter field assessment, survival was at 100 percent due to replanting that occurred in late October based on the third quarter report quantities therefore performance standard 1 is currently being met. Areal cover of installed woody plants was 20% overall therefore performance standard 3 and 4 are currently being met. 2.1b Eerformance Standard for Invaaive Elant Speciea Exotic and invasive plant species will be maintained at levels below 15/0 total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Rocale Timmons December 8, 2009 Page 30f4 Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. 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 15/0 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. A t the time of the fourth quarter field assessmen~ total cover of non-native and invasive plants was 0% due to recent maintenance; therefore this performance standard is currently being met. On-going maintenance is necessary to ensure success of the mitigation area. See maintenance recommendations section below. 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS PHOTO-POINT 1 -VIEW LOOKING SW TO WEST. PHOTO-POINT 2 -VIEW LOOKING WEST TO NW. 4.0 MAINTENANCE RECOMMENDATIONS Due to recent maintenance and replanting, the site is meeting all of its performance standards for Year 1. To ensure continued success, the following need to be completed on an on-going basis. 1. Remove all invasive/non-native vegetation roots including: Himalayan blackberry, Scot's broom, English holly, sow thistle, reed canarygrass and any other · , Rocale Timmons December 8, 2009 Page 4 of4 identified invasive plants. These plants should be hand-grubbed, ensuring full removal of roots on a quarterly basis (March, May, July & October). 2. Remove horsetail around installed woody plants within a 4' diameter of the plant. 3. Remove all garbage and other non-organic debris from the site. 4. Conduct routine maintenance at the site per the maintenance specifications. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and meeting all of the performance standards for Year 1. The next long-term monitoring event is scheduled for December 5th of 2010 followed by a summary report sent to you. After that, monitoring and reporting will continue annually through at least 2013. Thank you Rocale for your help in getting this project back on track. Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA 98038 Tom Redding -Baima Holmberg -100 Front Street South -Issaquah, WA 98027 ~t t - ~9-th p~ - SI -- 'I St St 5: • • Q.. 0 i » <: Z ;Q Q;' t.t (,) ~ .. .(I) • at .. ~t -c I~ "2 N Renton ------.... , , '\ \ SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200'1 SITE LOCATION se eeth St SE B7th ... N ~ t---------------------------~--------------------------~~~--~~~~ DRAWN PROJECT 0 Altmann Oliver Associates, LLC AOA P!l!! .. " ,'~ , .... ' ... , .... , ~ \ ''''1.1 \1':1"",~1', \\'...l~'~ I~~l~~" ;(L~"'. I.n .. irnnm~nlal PI.lOnint.! & Land",.J.~ ·\n:hih."(turc FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL **334510-0205 I-:S::::::0~_----I-=::3..:..:;15::...::5~ ~ SCALE NTS ~ o DATE I 8/10/0'1 ~ REVISED .~ .':': ~------------------------------------------------~--------~ .. Denis Law Mayor November 17,2009 Joe Pruss Basic Ventures 18211-240th Ave SE Maple Valley, WA 98038 Department of Community and Economic Development Alex Pietsch, Administrator Subject: Receipt of the Third Quarter Monitoring Report Taylor Court Mitigation Project City of Renton File No. LUA05-082 Dear Mr. Pruss: This letter is to inform you I received the follow-up to the third quarter maintenance and monitoring report for the Taylor Court mitigation project on October 30, 2009. It appears the maintenance and monitoring project is now in compliance, thereby satisfying your third quarter monitoring requirements. I look forward to receiving the fourth quarter report by December 5, 2009. Please send two copies of the report to my attention, and if you have any questions please feel free to contact me at (425) 430-7219. Sincerely, j~~ Current Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUA05-082 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Rocale Timmons From: Sent: To: Simone Oliver [simone@altoliver.com] Friday, October 30, 2009 10:35 AM Rocale Timmons Cc: Subject: joepruss@comcast.net; faccone@verizon.net RE: Taylor Court Monitoring 3155 Follow Up Flag: Follow up Flag Status: Flagged Hi Rocale- All of the maintenance items included in the third quarter monitoring report have been completed to our satisfaction. Replanting occurred and plants were replaced per the report. Our final quarterly report for Year 1 will be submitted to you by December 4. If you have any questions. please contact me. Thank you for your patience in this matter. The foreman on the job will be taking over maintenance from here on out. so there should be no further issues in that regard. Have a good weekend. Simone Oliver, LA Altmann Oliver Associates, LLC PO Box 578 Carnation, WA 98014 425.333.4535 simone@altoliver.com www.altoliver.com tI-J Please don't print this e-mail unless you really need to. Reduce, Reuse, Recycle. From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Wednesday, October 21, 2009 12:54 PM To: 'Simone Oliver' Subject: RE: Taylor Court Monitoring 3155 Yes, that is correct I just needed something in writing. Thank you and I will be looking for confirmation of the removal of the invasive species prior to October 31st. Thank you. Rocale T. From: Simone Oliver [mailto:simone@altoliver,com] Sent: Wednesday, October 21, 2009 11:47 AM To: Rocale Timmons Subject: RE: Taylor Court Monitoring 3155 Rocale -per our phone conversation last week. I understood that as long as my client gets the invasives out and the replanting done by oct 31 the clock would keep ticking on the monitoring program -what is the request you refer to below? Thanks, 1 Denis Law Mayor October 8, 2009 Joe Pruss Basic Ventures 18211-240th Ave SE Maple Valley, WA 98038 Department of Community & Economic Development Subject: Corrective Action Required-Taylor Court Monitoring Report City of Renton File No. LUA05-082 Dear Mr. Pruss: The City of Renton has received and reviewed the Third Quarter Mitigation Monitoring Report prepared by Altmann Oliver Associates, LLC, dated September 16, 2009 for Taylor Court (see attached). The report concludes that Basic Ventures needs to control the invasive plants by removal and herbicidal treatment as soon as possible. Once the invasive species are under control, Basic Ventures needs to install replacement plantings pursuant to Figure 4 of the monitoring report. The City requires written verification from a wetland consultant that the invasive species have been reduced to the approved threshold. Furthermore, the city will also require written verification of installation of all required trees and shrubs. This verification must be received no later than December 1, 2009. The written verification needs to confirm a wetland consultant inspected and attests to the wetland mitigation area being in compliance with the approved maintenance and monitoring report by Taylor Court, LLC dated September 16, 2009. Once a wetland consultant's written verification of compliance is received, the 5-year monitoring period will restart. After five years, if the mitigation continuously meets the performance standards, the assignment of funds may be released. If you have any further questions or comments, please contact me at 425-430-7219. Sincerely, tl~~nner Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUAOS-082 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov , , Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 September 14,2009 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 333-4509 REFERENCE: Taylor Court, WA -City of Renton File #LUA05-082 Environmen tal Planning & Landscape Archi tecture AOA-3155 SUBJECT: Fa" 2009 Buffer Enhancement Monitoring Report -Qtr. 3 Year 1 Dear Rocale, This report has been prepared to document third quarter conditions of the wetland buffer enhancement area at the Taylor Court project site, see Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as we" as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation areas was completed last fa" and approved by you on December 5, 2008. See as-built plans that were submitted with the Certificate of Insta"ation on December 5, 2008, see Figure 3, attached. The first quarterly report was submitted to you on April 22, 2009. The second quarterly report was submitted to you on August 10, 2009. This report summarizes the field conditions encountered during our 9/3/09 third quarter site review. Per RMC Section 4-8-120D23, performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule , Rocale Timmons September 14, 2009 Page 2 of 6 necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved 9/23/08 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following performance standards were incorporated into the design of the plan: Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2JaP marmance 5tandard1QL~etatiot'L5JJn.'htalCQIL~&nillBrf2ity For woody planted species, success will be based on the following 1. at least an 100/0 survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15/0 at construction approval and through the first 3 quarters of Year 1, -20/0 at Year 1, -30% at Year 2, -40/0 at Year 3, -50/0 at Year 4 and -60/0 at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the third quarter field a55e55ment, 5urvival wa5 at 72 percent ba5ed on a field counting of live woody plant5 and newly e5tabli5hed native woody plant5 compared to quantitie5 of in5talled planting5. Oue to the 5mal15ize of thi5 mitigation area, we prefer to a55e55 the entire area rather then reviewing from plot5. The following 40 plant5 have died -likely due to the exceptionally dry July we experienced Vine maple -1 Big-leaf maple -1 Sitka 5pruce -2 Oougla5 fir -1 Bitter cherry - 2 Red-05ier dogwood -!3 Rocale Timmons September 14, 2009 Page 3 of6 8/ack twinberry -2 Tall Oregon-grape -6 Mock orange -2 Red currant -1 Nootka rose -4 Salmonberry -9 TOTAL OEAO 40. TOTAL INSTALLEO 148 = 72% SURVIVAL RA TE Replanting of 40 plants will occur this fall to get the site up to the required 100% survival at Year 1 (Oecember 2009). See the maintenance specifications below. Areal cover of installed woody plants was 20% overall with additional cover of 10% bracken fern 30% Himalayan and evergreen blackberry (see below) a trace of Pacific blackber~ a trace of red alder and a trace of English ho/~ therefore the performance standard for vegetation cover and diversity was being met. Howeve0 the performance standard for vegetation survival was not being met. This will be met following replanting in the fall of this year. Herbaceous cover at the time of the June field assessment was 35% overall consisting of 20% giant horsetai~ 10% bracken fern with a trace of nipplewort, Pacific b/ackber~ reed canary grass and sow thistle. The remaining ground consisted of mulch. 2.lILEerfurmanc~5t~ndam for JrIvm;i\le E1arrt .5p.~i~ Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. 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 15/0 threshold for the listed exoticlinvasive species. Removal of undesirable species will occur by hand whenever possible. No chemical treatment will be employed without prior approval by the City. A t the time of the third quarter field assessment, total cover of non-native and invasive plants was approximately 32% consisting of Himalayan and evergreen blackberry and a trace of English holly and reed canary grass; therefore this performance standard was not being met. Maintenance is necessary to ensure success of the mitigation area. See maintenance recommendations section below. , , Rocale Timmons September 14, 2009 Page 4 of 6 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS PHOTO-POINT 1 -VIEW LOOKING SW PHOTO-POINT 1 -VIEW LOOKING NW PHOTO-POINT 2 -VIEW LOOKING we6t to NW , Rocale Timmons September 14, 2009 Page 5 of 6 4.0 MAINTENANCE RECOMMENDATIONS We have spoken to the developer regarding maintenance at the site. He is planning to have the weeds removed soon and follow through with the replanting late this fall. The following items have been submitted to the developer and need to be completed during the next maintenance visit to ensure that the site gets back on tract toward meeting success. 1. Remove all invasive/non-native vegetation roots including: Himalayan blackberry, Scot's broom, English holly, sow thistle, reed canarygrass and any other identified invasive plants. These plants should be hand-grubbed, ensuring full removal of roots on a quarterly basis (October, March, May & July). 2. Remove horsetail around installed woody plants within a 4' diameter of the plant. 3. Remove all garbage and other non-organic debris from the site. 4. Conduct routine maintenance at the site per the maintenance specifications. 5. After November 1, but prior to December 1, the following plants should be planted at locations where other plants have died (see Figure 4 for a map of the plants that have died): 10 Douglas fir, 15 Nootka rose & 15 flowering red currant 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing reasonable well considering the lack of regular maintenance and the extent of drought that occurred this past summer. Many plants had lost their leaves, but green buds and stems were evident. Unfortunately, the site is not currently meeting the defined performance standards for the project with the exception of plant cover and diversity. It is our understanding from conversations with the owner, that weed removal and replanting will occur in late fall to ensure 10010 survival at that time. With proper on- going maintenance, the site should get back on track toward establishing successfully. The next long-term monitoring event is scheduled for December 5 th of 2009 followed by a summary report sent to you. After that, monitoring and reporting will continue annually through at least 2013. Should you have any questions, please call me at (425) 333-4535. Rocale Timmons September 14, 2009 Page 6 of6 Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan 4 Plant Mortality Map cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA 98038 Tom Redding -Baima Holmberg -100 Front Street South -Issaquah, WA 98027 - ~t t 3: • -., Q. .a1h p, 0 ~ -~ SI -Z , St - St .. ---~ • Cl ~ • (,1 • CIt .. ;t ~ p 2 > c( ~ "t Ct Ti i1 N NE 34th PI ~td P ~S\ ... 1: 1,9 ..JIL NE 33'" SOURCE: RAND Mc.NALL Y ON-LINE MAPS, 200Q SITE LOCATION SE 80th St SE 97th ... - N .. ~--------------------------~--------------------------~~----~~~~ DRAWN PROJECT ci Altmann Oliver Associates, LLC AOA I'lannin!!&' Luw.ls,caf!'= An:hit«1urc: FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL **334510-0205 ~S~O:,,:-::-_----,...::;3...:..::15,-,,5'---1 ~ SCALE NTS DATE 8/IO/OQ REVISED I <C o I !:: ::;;: I ." l~ ~----------------------------------------------------------~~ 1) r » z -/ / / I / I /' I .' . . / I ./ / .... -.-. .j .. ' / / /: .."...-.'-'--'-- ._._.-. ..",- -"'--'" ~"'-"'-"'-"'--'" .-._.-. . _ ....... --. . .",.,.."", / / .. ' t" ........ '-'-............. . ---. ...... '-"'--'-I .J -. "'-...... '.J F>[·. T' Ii () to () (j\ IU (j'\ ~ » (\ () ---..1) » ............ , J , I , , ~ ',~-, , co zI r m <3' rtj(\ AE?ERDEEN AVE N.E. (NOT OPEN) .. () m ~ ~U' () (J:> (\ () » r m +--I __ t=-z Altmann Oliver Associates, LLC AOA t"!J I .. " \,~ t ""1,01..",, \\ \ ""-,II ~ 4IHlI,.;j-i.:\t .\>-011 II l.n!4;11 I,;~"'~j I",n\inmnu:ntal 1·lannin~& l.1nJ. ... "ap: An..-hil"",lutc :1155-MIT-08-10-0IJ.dwg FIGURE 2: SITE MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL **334510-0205 I:, L'! t- J .. _I',li ,,' ,,1""_/ -- I -.j 1;;""- -II --- I " I '" o. (f.~O-----f'----_ DRAWN PROJECT SO 3155 DATE 8-10-0'1 REVISED ~ , , I \ ....• \ I 0 " 1 -z \ 1 " • 1 .. '-. I , .'. ,.,., ....... "'" '. " '\, ........ " ........ I.~~ "', ".IIL .--r_, ", \ \ \. \ \ \ : \ \ \ ~ L \ • . I _ • /.-1 ). . . I"\.- -I: -0:' i !~ • : <:( 1 Jki . / rfE " .1 .I /U) r " I .-I / !: i ! / L~~x> ! I I ; / ;/ i ! -: ~ i i- ~-I I . . I I : i I / i J I I / / / / ," I / / I / / ~ 5 ENTIRE BUFFER HAS BEEN' MULCHED \ \ \ \ \:6 I / '1' -~ .L. -':. 1 I ,--,--. , . ,-~. -." --------- ,95"""'---- --~ ." 'Ii I '~-··I I' I _ _,- PLAN LEGEND -------PROPERTY LINE -·_·_·_·_·-SURVEYED WETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _ ... _ ... -STREAM .0 NGPA SIGN ON TOP OF HALL • ~ L. EXISTING TREE ~ .. " _~~: ~ STUMP ~~ . -=' --=----~ LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLED HITH CONS TRUC TI ON OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTTALL II PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THUJA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINATUM CORNUS SERICEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEHISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) I I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGHOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR HESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGHOOD BLACK THIN-BERRY TALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY N QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 ~ ~Lf) 6Lf) ~p.,('{) Z Lf) <{ C) ...J ZN Q.. C)C) f-f-I :=! \DC) B3Zf-~[f) I<(i~"¢ U)~5<{~ <{z0~# rf) g (i z-...J wf-C)C)w (i~...Jf-~ =>->-Z<{ \Df-<{~Q.. LL:Lf-LL .-J""4~ -........ ~ 'Sd ~ o ~.E'~ <,2'; ££~ jl tti"l i 11) -CO 'g I ~ CIl , til ~ -< t ,:: °li c ' c ' CO § I ~ -< ~ ~ lOt .. ~ 0> o I C I :Xl C I !: :;;: I .r. ~:': - ~ » r m .. ~ () () I +-____ ~z , Altmann Oliver Associates. LLC !II ;,;'-MIT-II!I-IO-09.dwg - "- ....... -'-........... .--. ....... ""-... -. '" -::.i-· .. / I / . ____ . __ e-' .---.---,...- " -"'--'" / .. / .. '--"'-"'-"'-"'-'" / .. /. '-'-'-' ._.-.-._.'" .I /' / ./ /···.-·-·i ... I / ""; .. ' t' / / ...... (.J / ~J~ (,J ii~ LUA-~)':)-Cl3(J-(=~HF'L r-- r":ENTON ~~ --- AOA En\'ironmental Planning lJ:. l...,d'<llJ'C An;-hifectu", • -Po "-~" ::~ 'j), ...... '(» \ \ \ FIGURE 2: SITE MAP MITIGATION PLAN TAYLOR COURT RENTON, v-.lASHINGTON PARCEL #334510-0205 ;:::; ,-I ?(,ICll n i 2 OUOO::v " " -" , " I . , ---'" ~ -----UI ,J -I j' '\ " \ " f (A) '" "" \ ' I \. \ .. J ~ / ! / ..- / / \ \ " \ ; / " , '. , 1 " 'I , ~l , I I I ; i I , , I I 1 , 11,1 i :j: , I I I f f , , I : : ! " 'I .' 1 DRAWN SO ~ "'" , ' .. " , \ \ L- ('-'" \_) I~-I 7 !~I~! ec: , '-) -' j'f-:' ~ -::;"", ~-, L(-', , , ~ -,---" (~ ~ :-.)) , ...-~-......" '--. \---- ;- « C"'--J _J T.L. 7 7 4:=-,( ,~-) -j ,-j' / I '. \. • I / / '~ /' / " /'/ " / ~ //~~ > J __ / "./ // /,' / ,,~.,-' , / ---' <' I / /1/' /-/ / ./ '// '~~ /5' ,/ //,"' • .F /' '" / ,,/ ,/' ~,/ /" // // / / ENTIRE BUFFER HAS BEE~MULCHED I / ''' ... · ..... · ..... ·.....i'll~. . \. , ,'. Jt~'" '., ' " , 'PE'.· "" '" '. \ \' , . , \\ \ \ : r \ \ 'r .: T L. .\ ~. , . 7 -J r --, ,-, (-0-" \-":, I .....,. .... I '-', I I j _--.... ./1 ~ ~.' J ••.• ~ ...: 'I l IW ,./ I I . C/) • I r . I . I I : I iIi .; • I~ ,. I ,I . ,: TIL " 1~-4-I:. ' : '-... L.. I .. -. -:; I 'I _ I . . " )~/ ' , I I '.' "'-, '- j: / I I I I : I I I \ '\ \ \\ / '" \ / /' \. ' , \' - / ' i' " ,I , ;,;': .' .:1', '/ I /' / , 6' EC':::LC'GY :=::t..c',,:f< ' .'"ALL / / " / / .-/' / ,- '-~--, ./ --/,PP2-------- / / I / j;..,iL--:--C-ll--y'{ ----) ! 'vi PLAN LE6END -------PROPERTY LINE _. -, -. -, -. -SURVEYED WETLAND BOUNDARY --------WETLAND BUFFER -... _ ... _ ... -STREAM .0 NGPA SIGN ON TOP OF WALL ~~I' I. EXISTING TREE ~ ,,-.-STUMP 7', •. ~ ~ ~--~LOG • BOULDER ~ PHOTO POINT LOCATION ~6' WOOD FENCE (TO BE INSTALLED WITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTTALLII PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THUJA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINA TUM CORNUS SERICEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEWISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS 6RAPHIC SCALE (IN FEET) ~, I I I I I ! o 10 20 30 40 60 SCALE: 1:20 N COMMON NAME BIGLEAF MAPLE PACIFIC DOGWOOD SITK.A SPRUCE BITTERCHERRY DOU6LAS FIR WESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGWOOD BLACK TWIN-BERRY TALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY ) QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 D w cr- t; 9Q ~ ~zr..aC)2a ~()<\f)~I~ Q \f) 1i1.« Q dJ c: Z Lf) <( () -1 ZN ~ ()C) f-f-I -1 IJ)C) ~Zf-Zrf) I«Q!~'¢ \f)a:6<{~ <(Z0X# If) C) Q! z--1 wl-C)()w Q!~-1f-~ =>-}-z"", IJ)I-<{w", lL:Lf-Q!~ .--.1 -.... ~<d~ o E~~ .--. ·:;H --...... ;5!:! u ~ ~ <Ii' B tIS '~ (/) < ~ ~ 1-~-~ o ~ c i c ' tIS S I" < ~ ~ 'e cO <> I C I c: C I !: ::e I .t:-L~ '" lJ r » z r m (i\ m -/ I / ........... '-.-. " '-........ --........ ...... "'-...... '. ...... ".:-... '" -.' C) Ij) -\:>. (\ C) » r m (j\ C) .. -\:>. C) -!\..) C) +---I--FZ ...----1-1 f " ,-::--- ", ~-.. '-. .' I I ~ Altmann Oliver Associates, LLC AOA '< ·1·..\"'I"'~·~I\"4"r' 1'.n\ironmCnMI 1~11l<". 'o~ \ .11"""'" \\ \ ")(-'IJ "Ihrl.!.. I' ,-,. -'.':lI1nill!; &. 1 . .1nJ~ap..: Ard'ill ... ·turl' :11 ;,;,-MIT-O/l-I O-{)!).IIWI!! ",~""".,_. / S1Rt~·,~·_··· , 'I I I . 1\: ;" \~'-' m FIGURE 2: SITE MAP MITIGATION PLAN TAYLOR COURT / RENTON, HASHINGTON PARCEL #334510-0205 i·_·_·_·_·,·,·_·_·_·- .,' .' -'"-'''-''' " ~ ... --... --... .---... / / - J c-l I" j r I\) I j --.~- \ .r. OJ !l '" ..,,' I I , DRAWN so DATE 8-10-0<1 REVISED V' o. c " ,-'., .. , . ...-, ....... ....... \ \ I I I I / / i / 0/ \. ) I I ! ~ -- I I I I I I / / 4:--' / / / / , /; __ I' L 1 i i / / I / / \ \ r ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ I / ---\94~ 96-~ g5-~- 6 l / 'r-,'.: I I V // i I I I I I I I ~ ----------~ ; ~ i PLAN LEGEND --------PROPERTY LINE _o_o_o_o_o-SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _.,._ ... _ ... -STREAM .0 NGPA SIGN ON TOP OF HALL l I'I EXISTING TREE .:~t <;'~'?i STUMP ~"~LOG • BOULDER ~ PHOTO POINT LOCATION ~b' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME COMMON NAME AM ACER MACROPHYLLUM BIGLEAF MAPLE CN CORNUS NUTTALL II PACIFIC DOGHOOD PS PICEA SITCHENSIS SITKA SPRUCE PE PRUNUS EMARGINATA BITTERCHERRY PM PSEUDOTSUGA MENZIESII DOUGLAS FIR TP THUJA PLiCATA HESTERN RED CEDAR SHRUBS KEY SCIENTIFIC NAME COMMON NAME AC ACER CIRCINATUM VINE MAPLE C CORNUS SERICEA RED-OSIER DOGHOOD L LONICERA INVOLUCRATA (EXISTING) BLACK THIN-BERRY M MAHONIA AQUIFOLIUM TALL OREGON GRAPE OC OEMLERIA CERASIFORMIS INDIAN PLUM PL PHILADELPHUS LEHISII MOCK ORANGE RS RIBES SANGUINEUM RED CURRENT N ROSA NUTKANA NOOTKA ROSE R RUBUS SPECTABILIS SALMONBERRY N ,I, GRAPHIC SCALE (IN FEET) I I I I I o 10 20 30 40 60 SCALE: 1:20 QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 ~ ~lf\ 6lf\ g::-o..(f) Z If) « C) -l ZN 0.. C)() f-f-I ::::! \DC) B5Zf-Zfi) I <[iCR'¢ U)O:6«m «Z0:S:# rf) () [i z~ -l wf-C)C)W [i<-lf-0 ~~)-Z[i \DI-«W« iL~l-[io.. < 'd;:, ~H U ...l_ ...l ~ '" :. I1J 0 c; J 0g <Il -< ' -... I1J > 6 c c CIS § « >( i= g I ::: c I .... I I~ I~ -I I I lJ I I r I » I I z I I r I I m I (i\ I I m - ::rUl L UllJ Z --I rn C iG G :::!iG -I iG () (j)rn r < lJ »» » rn rn -I ::r Z -< iG .............. -.-. " ''"'---.............. '-000-.-._ / / / i o_o-.-.-.~·~·-·-·-·- .~. .~ , ~"'-"'-"'-"'--"'-"'---'" 00/0 / /' .--_.----o .. -.-._._.~ .I / / / / 000 _.-.J. . /. 000 / /. 00 ./ 0" / / () \] rn -I z CD\]-\ /:; f\[\T(_i'! ,I __ _ I . F 'j~ 000_0 » CLr I1rn-iG 11 -I Z rn rnrrn » iG » Z \] Ul CD ~ .£\ () V1 C Z Ul \] 11 » iG -< ()---- tv---.. ........ () 00 ~ () \? ()----- :;~'.'~ I~ f' ,-:-;.' "1 -t Jo I' I I I I ~ +--I __ l=-z Altmann Oliver Associates, LLC AOA ~ II".~ 1.1:~, II q~!~ I." I~:~I II\ ....... fJ t-.n\ 10'OI11.:nl;11 ttiannilll,': ,t :\ I ;,;,-MIT-OII-IO-IHL<lWI( I .1Oll~,ap.: :\tdlih.·L'IUr~ ',J I ',' i' . Q-/ \ ,,' .-. . ...," ,00 FI6lJRE 2: SITE MAP MITIGATION PLAN T A ,LOR COURT / RENTON, HA5HINGTON PARCEL *"334510-0205 o LI ',A,-,')-.,-;: ,:-'.,I! ·'L r--_;, i, ( -- eN iii I I\) I 1 ..--- \ 2: ...; 1<;' I ,I , J I , I I I I -...--. DRAWN 50 DATE 8-10-OCf REVISED ._-. "1 /. .. ...... ...... \ \ I I I I / \. I I ) T.I I I '/i '. L~ . j,~. ,~-I : . " I I I I I I / / / / / / I / / \ I ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ \: 6 I ! / -,' I ::" ," I.·, t' rl =.: ,",\ . '.hll I V I // I I / I I I I '--0 ----------PP2 '. I' 'j '. I ! r PLAN LEGEND --------PROPERTY LINE _·_·_·_·_·-SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _ ... _ ... -STREAM .0 NGPA SIGN ON TOP OF HALL ,1.':/. ) EXISTING TREE ;;~i:s.tf/i STUMP -,;:~~. ~ ~ LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME COMMON NAME AM ACER MACROPHYLLUM BIGLEAF MAPLE CN CORNUS NUTTALL II PACIFIC DOGHOOD PS PICEA SITCHENSIS SITKA SPRUCE PE PRUNUS EMARGINATA BITTERCHERRY PM PSEUDOTSUGA MENZIESII DOUGLAS FIR TP THUJA PLiCATA HESTERN RED CEDAR SHRUBS KEY SCIENTIFIC NAME COMMON NAME AC ACER CIRCINA TUM VINE MAPLE C CORNUS SERICEA RED-OSIER DOGHOOD L LONICERA INVOLUCRATA (EXISTING) BLACK THIN-BERRY M MAHONIA AQUIFOLIUM TALL OREGON GRAPE OC OEMLERIA CERASIFORMIS INDIAN PLUM PL PHILADELPHUS LEHISII MOCK ORANGE RS RIBES SANGUINEUM RED CURRENT N ROSA NUTKANA NOOTKA ROSE R RUBUS SPECTABILIS SAU--10NBERRY N 01, GRAPHIC, SC,ALE (IN FEET) I I I 0 10 20 30 40 1\ i ) SCALE: 1:20 QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 !-o ~Lf) ciLf) ~c..('{') Z Lf) <{ () ...J ZN (L ()() I-1-1 ~ ~() ~Zt-~[f; I«(t~'<t U)a:6<{~ <{Z0~# ('() Q (t z· ...J wt-()()w (t«-l1-0 ;?~}-Z(t I.!,)t-<{w<{ LL:Lt-(t(L -< ~~~ ~jH u; ...J . ...J ~ . , rn . ~ C; 'g rn -<' -... ~ ;, o c: c: C;S .§ « 0' ~ I C I ~ .... I I:': 1.-:: - -'-......... ",-... '-'-'- / I / I .. /' I /' .I ./'" .I /' .' _.-.J . /. ... / / .," .. ' ,,' '-'-'-'- ..,.,..--.--"'-' --"'--'" ,..--.... --... -... .--... --... .-._.-.-. '-'--.--. ."",~ / / I --(-'~-. ........ \: REi'H.~N IN ~ --- () tv () (i\ ~ ~ ~ » () --..--0 }> zI r m ()\ ~0 () ~ m () dU' CP (\ () 'l> #> r m tv () +---I __ ~Z Altmann Oliver Associates, LLC :3155-MIT-08-IO-09.dwg AOA En\'ironmenual f'lanning& 1 ... <1-<""" AKhil«ture 'V' '~ or· ....... I . C: ~h~"~~~ Or..J nr 7<U ----'}--~. r\ .~ \ \ \ FI6URE 2: SITE MAP MlTI6A TION PLAN TAYLOR COURT RENTON, HASHIN6TON PARCEL #334510-0205 -Ul 'J _( '. ·-~i) ~ " 8'··"·,.r. C:" " C) \ \ \ . ,;! I' _i /:,1",1 / I': / " / / I ." , ... ; / ." ~o -J . . , - J::,.-' a rr1 ~ a ~ . 2- DATE 8-10-01 REVISED 67\ PROJECT 3155 L-. ."\'1 , ~_/ ~, ' -------C) r~':, ~ r~ ..... ."-\ ..... 1 ----<1-__ .".-'-_-1 '---" ~ , , "" ''' .. \ \ '" , '" , " / et= .... '--~ :"-\'I './ ' ,r-"--'" ,_/ N ~ -,- « (-', '-_-.-/- (",J -IT.L. '" / / '" "" '... ", I I '. \ \'" " ", .. \ \ \ .' . ~ \. I T. L. ~\! -JJ. ~ -,-\ r\~. "~~ I '7 . ,;.... / ,_ " ". ;' , .-~. 1~:' :t~) ;' .,j~, \ i !~ \\. .I Ii ..-';1 L jC/) r" I / / ,/ //>~ /' / .. ::.~/.:; ~~./ ,/ ~ /,/ // /"," / / / / ENTIRE' BUFFER HAS BEEN/ MULCHED / / / / ,.;::; \ .> , ~\ . \\\ . \ " \i' / / ',' i\ ,/ " , 0') ./ " , / ,6' .~./ / i,/ , / ,I ~" r.r." ,i'/I'\LL ~Li.....,I(,-,r\, ',"""""" .~~-- ,/ ~+~ _ .. .l ___ ~ . ...;~~ / --PP2 .~ _' -' .. ' I , I l/'~ /' / / .-,. 1 f' \ i \1 PLAN LEGEND -------PROPERTY LINE - . - . _. _. - . -SURVEYED WETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _, .. _ ... -STREAM .0 NGPA SIGN ON TOP OF HALL ~' EXISTING TREE ~.:: STUMP ~---~LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLEr:> HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTT ALLII PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THUJA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINA TUM CORNUS SERICEA LONICERA INVOLUCRA TA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEHISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) r' I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGHOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR HESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGHOOD BLACK THIN-BERRY TALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALlvfONBERRY N QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 ~11) 311) 11::-g.\'() Z If) <{ () -I ZN Q.. ()() r rl -I ~() BSzI-Zrt) I«[i~'t ~O:5<{~ z0~# ri) C) [i z~ -I UJI-()()UJ [i~-II-~ Z51->-ill<{ LL:L~[iQ.. < II'! ~ OHh ';; Ii i < h:l( u ~ ...J E • ...J ~ <Ii' i .~ ~ g ~ c.n ~ fIl " <-... Q) .~ o = c ~ E -< II( i< 't! c:r. C I C I :c c I !:: ::0 I '!': ,~ '" I I -0 / I I r / I » "'" I I z '-/ -I I r I I m I I (i\ I I m ::rUl 2: Ul -u Z --j rn c iG \J :::!iG -l iD () Gl rn r < 1) ............. '-'-» » » rn rn """'-... '-'-z -\ ...... --l ::r iD -"'-......... 'Ii " •. ,' () \J rn ~ ... ~.I_·/ \J Z OJ c 2: r » \l rn z iG \l -j rn rn r rn » iD » z \J \).) OJ """--),. "'-J:.\ () \j'1 c Z Ul \J \l )- iG -\ _. -- '~-::I -~j ,)" ., +--I __ ~Z Altmann Oliver Associates, LLC AOA t~ I II", ,1" 1."-1,"'"'' \\ \ """1 ~ "Ih("l..l:\, ;\q<l< I" Il:', l,~_j"rl 1'.n\iolnmcnl:tI "llIflllifl}; &. ..... • L, STRCAM ',;,.--'" '. ' ., ...... I I ' ......... I I '.0-'" \,' .-' FIGURE 2: SITE HAP MITIGATION PLAN TAYLOR COURT / i ,.~.-.-.- ._._._._.,.., /.,...,... ,-0-... _"'_"'-'" I ./. I ./'. / /' I ./ / .... -.-.,i ... / / ",' .. ' 1'" --... -... .--... ._.--.--. . ."",.' . ___ .-t-. / / I ., I,' LI ;'.-_ .. --::! ':,,'F'L'r-----1:['. -'i! 'J ;;",.- ';I,j',,·y -- ' .. " I· -, (,.) ..... I I ------ ~if. ... O---.- I I I I z -' '" f'\ I~; ( " ---. . , , . ,-, DRAWN PROJECT SO 3155 DATE I ,.In~I",ap.: Ardlill!~·lutC' RENTON, HASHINGTON PARCEL #334510-0205 8-10-0'1 REVISED :11 ;,;,-MIT-Oil-I O-O!l.dwl! "- <' ........ , '\.. \ " \ '\.. .-t ", \. '\.. ...... ", ...... \: '-...... I " ..." I ,"\, ........' "--' '. "\ '" ,~ " ~ \ I / ./ \\ \ : . \ \' -- \ \ \ , i J i;~ : i'; , . " · i !~. '0:'" • ' <:{ I Jkt . r~ . • I iC/) /'/ • " , i ! I iii . : I' I . I . ! :~/ I /-"'-,~ J .' I I I I ;' . I I : I I I I / ) / / / I / / PP2 ! I I \ \ ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ I / 6 ;--1---- < -", i~ t. V I /l I I I I I I / I I I ! L--o ----------~ i - 'l PLAN LEGEND --------PROPERTY LINE _·_·_·_·_·-SURVEYED WETLAND BOUNDARY - - - - - - - -WETLAND BUFFER _ ... _,.,_ ... -STREAM .0 NGPA SIGN ON TOP OF WALL I I· ,. EXISTING TREE ~! ;;~f>lt§lt STUMP b5: ' ::::;:,. LOG • BOULDER ~ PHOTO POINT LOCATION ~6' WOOD FENCE (TO BE INSTALLE[) WITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTT ALLII PS PICEA SITCHENSIS PE PRUNUS EMARGI NA T A PM PSEUDOTSUGA MENZIESII TP THUJA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER ClRCINATUM CORNUS SERICEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEWISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) I I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGWOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR WESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGWOOD BLACK TWIN-BERRY T ALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY N QTY 3 6 1 3 5 5 QT'( 1 16 5 31 6 5 1 15 22 ~ ~lfI 6lf1 0::-c..(f) Z lfI <{ a -l ZN CL 00 f-f-I :=:! \DO ITS Z t-ZI tf) I «CiU),,¢ \J)O:6<{~ <{Z0S:# rf) a Ci z--l wt-oow Ci«-lf-0 ~~}-ZCi \Dt-<{w<{ u=:ff-CiCL ~I ~ .~ u o til til <: . - .... ~ .:! o t: t: ce E <: "' ~ c t: '"" I l~ l~ I I 11 I I r I » I I Z . I I r I I rn I (J\ I I rn ::rUl 2:U\""O Z --j rn C it! \J ::::iit! -j it! C) (j)rn r<-o »» » rn rn -j ::r Z -< it! C) \J rn -j Z OJ\J-< » c2:r Ilrn-it! 11 -\ Z rn rnrrn » it! » Z \J \}.) OJ ~ ..Q C) V1 C Z U\ \J 11 » it! -< C) 10 C) Ul ~ ('\ C) » r m C)\ .. C) ~ C) <::? C) +---1 __ l=z - ....... '-'-........... . ---. / I / "-. '-... -'- --".-. -. 'oj -' ,,' ", -.,-' / S1R1Ai;-' ~._." -- ~ ,;. I-~ ~ . : I~'I " -~ !.' 1" "", I -;-1,','.J~' ! . '.',;-: , " / I , / I ~ , " .j ! " I . r'\-" \~'-' ,00 FIGURE 2: SITE MAP MITIGATION PLAN / nn •• r f~:~1 Hl."~H , ,,+4:~1 t,".I<'.' "f!\ in1nlll.;'1l1il1 1·1;lIlIIin~& T A ,LOR COURT :11 r.r.-AIIT-OII-1 (I-O!I,.,w:: I ;lnJ\(';tp.! .'\rdlill'\.·lu~ RENTON, HASHINGTON PARCEL **334510-0205 'I, I .-.-.--_. ._.--.--. . ."",..'" / / 'J 1:';""---- ----: .~i -- ---" ' .. " (".., ,', rrJ I ~ I ~ eN r 1 / ,/ ~' , , , I I I , j ----/ , .... ,./ " " --- -I 1 .. 1 \ DRAWN PROJECT SO 3155 DATE 8-IO-OCf REVISED .. _1- --j -!...... " " '\." \ I , \ ~=--~ .. " -J --. '. '\. ~ , '" ~ , _ ' "1 " ~, i-' " ........ ' '. ........ , " -.. I " ..." I ",," ~" - ,,' " 1 , \ ,,' " ~ / / / I J / '/ \. \ \ \ : \ , I \ \ . ' , , • I .' :1 J.:-. L \ _ I :-~ . , 1 . \' , i !~ -0" ..... " , • <;{ I JkI , ~fE ' , I i C/) .;,/'" , r'_ I: I I I I I I / I / / / / i ! I I I 1-.....0 \ \ ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ 6 I / , I ;' ( :J ·,.95.......-~ ----------~ " ]-1 PLAN LEGEND -------PROPERTY LINE -, -, -, -, -, -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _ ... _ ... -STREAM _, 0 NGPA SIGN ON TOP OF HALL t.V" J EXISTING TREE ~~.f; STUMP ~ . --:z:'::,. LOG • BOULDER ~ PHOTO POINT LOCATiON ~6' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME COMMON NAME AM ACER MACROPHYLLUM BIGLEAF MAPLE CN CORNUS NUTTALL II PACIFIC DOGHOOD PS PICEA SITCHENSIS SITKA SPRUCE PE PRUNUS EMARGINATA BITTERCHERRY PM PSEUDOTSUGA MENZIESII DOU6LAS FIR TP THUJA PLiCATA HESTERN RED CEDAR SHRUBS KEY SCIENTIFIC NAME COMMON NAME AC ACER CIRCINATUM VINE MAPLE C CORNUS SERICEA RED·-OSIER DOGHOOD L LONICERA INVOLUCRATA (EXISTING) BLACK THIN-BERRY M MAHONIA AQUIFOLIUM TALL. OREGON GRAPE OC OEMLERIA CERASIFORMIS I ND I;\N PLUM PL PHILADELPHUS LEHISII MOCK ORANGE RS RIBES SANGUINEUM RED CURRENT N ROSA NUTKANA NOOTKA ROSE R RUBUS SPECTABILIS SALMONBERRY N ,I, GRAPHIC SCALE (IN FEET) ~IIII I o 10 20 30 40 60 SCALE: 1:20 QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 I"-~Lf) i3Lf) 11:-c.('() Z Lf) « () -l ZN Il.. ()() I-1-1 -l ~() fi5zr-~[f) I «D:CR ,¢ ~O:5«~ z0S:# (1) () D: z--l wr-()()w D:~-lr-~ f6i=>-dJ« LLL~D:1l.. -< L~<:. o .~.~~ ........... ~.; ~ ~ ~~- U ...J ...J0 ~ i (!) " c; 'g V'l V'l <: ' - I-(!) .::: o c c ~ § « O( .g g I I t: ... I .:-: . .-.: -/ I / , ............. '-'-'. "~ .......... --. ........ --... -. () tv () IJI ~ (\ () » r m (j-. .. () ..j:I. () \? () tv () G\ AJ » ____ lJ zI ~(\ m -2(J\ (\ » r m .' ,-",, ,--::- ',.1 ,. ., J I I I I ~ +----1_.~z Altmann Oliver Associates, LLC AOA t ~1'.,· H.:\, ; ;;..~\ il t ~\ I~:\I •• ;-4".1 I·.n\'inmmcnt~' 1)1i1l11111lJ;& I..mJ\C"p'-' Architc(IUn!' :11 ;);'-MIT-O/l-!O-()9.<!wg , OD -. ,.j _ •••• ". -.,-' /' S1R1:ii;-. 'i'-. , . ,I I FIGURE 2: SITE MAP MITI6A TION PLAN TAYLOR COURT RENTON, WASHINGTON PARCEL *"334510-0205 ~ ~.-.-.-.-/ '-'-'-'-'~' / ~.,...,... ,--.. -"'-"'-'" .'-.. '-... -". ( -- If J I\) ------ \ \ I I I I I '5. '.' ~ ,I - DRAWN PROJECT SO 3155 DATE 8-10-OCf REVISED ........ ........ " '" \ \ \. " ..... I ,--L-. "+ ". ..... I \" ..... , ."""" , ........ '\ ........I~...l ........, ........ I ........ . " -'\\\ \ I~~ I I I I . \ \ : . . I \ \: TL \' /L-K ,: .. ~ ~ I Iff . I • . f-.: ". I -' jUi r'''' I . I I I I . . I i ! I I~ ! I I : i .I -,' -- I I I / I I ill '. L_, -1:, . I / / / / I / / ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ \ \ ' I / :_\ -' 1 _,--. ~--': L'· ,'" II -' -"l // I I I ~ --'---_._- '\95-- 6 i 1 I I PLAN LEGEND --------PROPERTY LINE _. _. - . _. _. -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER -... -... -... -STREAM .0 NGPA SIGN ON TOP OF HALL .I' }V' I EXISTING TREE .,~.;i-"'; ,,-_ ' ~: STUMP -.,' ~ ~--~LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME COMMON NAME AM ACER MACROPHYLLUM BIGLEAF MAPLE CN CORNUS NUTTALL II PACIFIC DOGHOOD PS PICEA SITCHENSIS SITKA SPRUCE PE PRUNUS EMARGINATA BITTERCHERRY PM PSEUDOTSUGA MENZIESII DOUGLAS FIR TP THUJA PLICA T A HESTERN RED CEDAR SHRUBS KEY SCIENTIFIC NAME COMMON NAME AC ACER CIRCINA TUM VINE MAPLE C CORNUS SERI CEA RED-OSIER DOGHOOD L LONICERA INVOLUCRATA (EXISTING) BLACK THIN-BERRY M MAHONIA AQUIFOLIUM T ALL OREGON GRAPE OC OEMLERIA CERASIFORMIS INDIAN PLUM PL PHILADELPHUS LEHISII MOCK ORANGE RS RIBES SANGUINEUM RED CURRENT N ROSA NUTKANA NOOTKA ROSE R RUBUS SPECTABILIS SALMONBERRY N ,I, GRAPHIC SCALE (IN FEET) I I I I I I o 10 20 30 40 60 SCALE: 1:20 QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 ~ 1.;lif) (3 if) .,;:-p..(1) Z if) « C) -.J ZN 0... GC) ~ ~I ~ \DC) fi5z~~[[) I «CiCR't ~~6«~ z0~# rf) Q Ci z· -.J w~GC)w Ci~-.J~~ =>->-Z« \D~«~o... LL2::~u:. <Ih,~_ Og'~~ ---' Lil ~ ~.,:;::...- ~I <!) 'iii 'u o CIl ~' - ~ .:! a c c t!:I E < 1 ~ ct i< ." oi C I C I ~ I t: "" I Ie I:': U'I (\ » r m .. ~ () ()---- \5> ___ __ () 1\.),---- () -u r » z +--____ -=-z , ~ I \ ~ .. \ ./ -1 ~, ~ <j SJ ~{--..., -U, I I ~" Altmann Oliver Associates, LLC AOA 3155-MIT-06-1O-09.dwg l::n\'ironmcnt~1 Planning&' I"",.!.;ape An:hil«IUR: -/ I / I ._.-.. _ . ..." ,.-..--.--"""'-' "'--"'-"'-"'--"'--' -, .. -' .. .. /. I .. ,/ ._._._._." .I / i _.-.-.-. /' .. ' -'-. ,. . /. ., .. ' / / ",,: .. ' I' / / I :.~ r-;;EI\j T(~'I\j .j~, U I A .-'J l) -U j -'j.j F) L ,-----I t-J '{Y FIGURE 2: SITE MAP MITIGATION PLAN T A '(LOR COURT RENTON, WASHINGTON PARCEL #334510-0205 i 2':'31';:)(;<)/ --- ----\11 -,1 _I I, I DATE 8-10-0'1 REVISED ... 0. PROJECT 3155 .. ....... ....... \ \ I I \. I I I I -"- L. " L ~ CL .",~, _I T. -; I .~-----; -,I --_1 '" . / / / / /~ 5 ENTIRE BUFFER HAS BEEN"MULCHED :. \ ~ \ \ \ \ " ~' I / 6 :,~, L (=1 C; ''( ---~ --------- ;' PP2 [~ -I l' \ Y PLAN LEGEND -------PROPERTY LINE _. - . _. _. _. -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _ ... _ ... -STREAM .0 NGPA SIGN ON TOP OF HALL _l,hl.. d.. EXISTING TREE i~ STUMP J·----~LOG • BOULDER ~ PHOTO POINT LOCATION ~ 6' HOOD FENCE (TO BE INSTALLED WITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTT ALLII PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THU.JA PLiCATA SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINA TUM CORNUS SERICEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEv-IlSl1 RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) I I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGv-IOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR v-IESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGv-IOOD BLACK Tv-IIN-BERRY TALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY N QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 f-o ~lf) '''If) ~-p.\'f) Z If) <{ 0 ~ ZN (L 00 r-1-1 ~ ~o ::::>ZI-Zr-O?<Ci~~ ~n:6<{~ z0:S:# rf) g Ci z--l wl-O()w Ci~~r-~ ::::>-rZ<{ 1.D~<{~f\ iL2:r-ILI.L- -<Il~il o ~'c~ ':: 5'" -< .no:~ . U ~ ...J CO ...J ~ rA' ~ q.J < (;j ~ -g ~ til ~ til • <-... q.J .::: 0 ~ C , c ! c:u S a -:( < ;- 't1 c,; o 1 o I <0 o I !: :£ I .r> I~ -"" • . \ \ . \ \\ .. \\ / r \\ . \ J19 ./ ( /v / I I I '\ / I I \ I \ \ ~I"~ \ I q ~ I -"" , t::NTIRf?' BUFFER HAS , 3EE~MULCHED / / / I ! / cO \\ REPLANTING TO OCCUR AFTER NOV. 1, 2009 AND TO INCLUDE: ~\ \\ , \ \ \ \ \ 10 DOUGLAS FIR 15 RED CURRANT 15 NOOTKA ROSE \ \ ) ;' / / REPLANT ADJACENT TO 1 I,j DEAD PLANTS BUT TO NOT 1 ~ REMOVE DEAD PLANTS 1 / /' -/ 1 1/ // // / / ( / / \ I / ECOLO~Y \ iT BLOCK 'WALL \ I ( \ I \ I \ I \ J I 1 I --' \~1) ) /' / , _/ ------------------// / +-----? .... - - ( / / \ \ \ \ ~f) EXISTIN6 TREr-" STUMP ~ ~L06 • BOULDER ~ PHOTO POINT LOCATION -n n ~P# 6 1 HOOD FENCE (TO BE I NST, CONSTRUCTION OF THE HOUS: FIGURE 4 -PLANT MORTALITY MAP PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTT ALL II PS PICEA SITCHENSIS PE PRUNUS EMAR61NATA PM PSEUDOTSU6A MENZIESII TP THUJA PLICATA SHRUBS KEY SCIENTIFIC NAME AC ACER CIRCINATUM C CORNUS SERICEA L LONICERA INVOLUCRATA (EXISTIN6) M MAHONIA AQUIFOLIUM OC OEMLERIA CERASIFORMIS PL PHILADELPHUS LEHISII RS RIBES SAN6UINEUM N ROSA NUTKANA R RUBUS SPECTABILIS " ............. \ I J I ,-........ .\ \ \ -\: -~ ~.l, d '/" '. ' , . i~ ,. ' / /~ I . i': i . I · I : .. , I i i">' . : / .J j . / : . . / l / PLAN LEGEND --------PROPERTY LINE / / _. _. _. _. _. -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ .. ,_ ... _ .. ,-STREAM ~~ MITIGATION AREA -3AG15 SF .l· I • t i /, t <;0( ' .. :J N88"1 1"38"',(.. ;>4 ------------\ I ~_ It' ___ i ! J j ;80 , !, , , -~'--+9&--- ! 3 2 1\ ~--'-----, '92-'-_~ 1 1 \..~ !'b I ~ ff\,;F>'-U~ 0~ ~t>'i,'(\ \ '1% I ,;. I ~, 1 l>L, , ~<P ( jJ' ~-;. ,,·r ,I ... __ ~ \ I ---...;..~ ,., c~ I ~ 9 Ii: \ \ 0 \ I-0 e i;; ~ r u.j z ~ -( 8 z UJ --~ [-----\ , ' " -C·--::" -,::;~ " ,,; " ",' , r' ,,' , ' ' '. '. ..'~ ~~~-.,.... -.... ~.. . T $ nw~~ '"""".~ I IU Ii UJ 10 -( GRAPHIC SCALE (IN FEET) ,~ I I I I o 20 40 60 80 120 SCALE: lAO N ~ ~Lf) 3Lf) Il::-Il.(f) Lf) o ZN !l. 00 .A' f-I '" IDO 2:Zf-~r-~:S~CR~ -(LO«~ !J) '\:r# .Zv 0l g Ci z--l wf-OOw Ci«...Jf-'0 :::>~)-zCi IDf-«w« U::~f-Ci!l. <Il,~~ o H" ~ ~]~ ------.. .... ~ ...; , 1 ~ ~ ~ .~ g I ~ til til ~ ... (l) .::: o ::: :::: ' -~ .§ ~ 0( -6 g ~ I t: ~ I i.,,": I.,,": • .. ...... ...... " " \ \ \. + " ...... ". ...... , '\," I " '. I ...... " -,,' " ~ ... B.':'-J. 0\ ..... ,rll_ .. ~ I I I I I " '. I \. \ '.,. \ : \ ° I "' \. -~ , ! j! i _ 1:_ ' 1 . ,\. , i !~ -0' --" o .-<:( 1 I LL.J ° .E= ° , L JUJ /0/ , r O !. ~ 5 ENTIRE BUFFER HAS BEEN MULCHED \ \ \ \ \ I I / / I ~- "'---__ L I =-: I 10_7---.' .', V // i f / I I L-i) i95--~ 6 . ,-' I. I~ I / / ----------PP2 J// ~ --~ / I 1 1 / / I / / PLAN LEGEND --------PROPERTY LINE -0 -0 -0 -0 -0 -SURVEYED HETLAND BOUNDARY - - - - - - - -HETLAND BUFFER _ ... _ .. -_ ... -STREAM ~j~~ ~i:~:~R~~ TOP OF HALL ~-----LOG • BOULDER ~ PHOTO POINT LOCATION ~6' HOOD FENCE (TO BE INSTALLED HITH CONSTRUCTION OF THE HOUSES) PLANT LIST TREES KEY SCIENTIFIC NAME AM ACER MACROPHYLLUM CN CORNUS NUTT ALLII PS PICEA SITCHENSIS PE PRUNUS EMARGINATA PM PSEUDOTSUGA MENZIESII TP THUJA PLICA T A SHRUBS KEY AC C L M OC PL RS N R SCIENTIFIC NAME ACER CIRCINATUM CORNUS SERICEA LONICERA INVOLUCRATA (EXISTING) MAHONIA AQUIFOLIUM OEMLERIA CERASIFORMIS PHILADELPHUS LEHISII RIBES SANGUINEUM ROSA NUTKANA RUBUS SPECTABILIS GRAPHIC SCALE (IN FEET) I I I I I I o 10 20 30 40 60 SCALE: 1:20 COMMON NAME BIGLEAF MAPLE PACIFIC DOGHOOD SITKA SPRUCE BITTERCHERRY DOUGLAS FIR HESTERN RED CEDAR COMMON NAME VINE MAPLE RED-OSIER DOGHOOD BLACK THIN-BERRY TALL OREGON GRAPE INDIAN PLUM MOCK ORANGE RED CURRENT NOOTKA ROSE SALMONBERRY N QTY 3 6 1 3 5 5 QTY 1 16 5 31 6 5 1 15 22 ... ~Lf) 3Lf) Q:;-c..('f) Z Lf) « 0 -l ZN ll.. 00 f-1-1 =:! \DO ~Zl-Zr-~«(i~~ ~O:8«~ z0:S:# rf) g (i z--l wl-O()W (i~-lf-~ ~-)-Z« ~!::::«~ll.. LLLI-I.L <L~ o ~.~~ <H~ ~~ ...J ~ vi" i Q) " '; 0g I ~ til til ~ .. Q) .~ o c c (!3 E -< .. :< "'" 0> o I o 4: o I !:: ::< I 1'-: I:': .. Denis Law Mayor September 14, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 Department of Community & Economic Development SUBJECT: Request for Third Quarterly Maintenance and Monitoring Report Taylor Court Short Plat City of Renton File LUA 05-082 Dear Mr. Pruss: This letter is to inform you that the third quarterly maintenance and monitoring report for the Taylor Court wetland mitigation project was due to the City of Renton on September 5, 2009. Please send three copies of the report to my attention by October 2, 2009. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, ?1~~ Current Planning Division Cc: Tom Redding, Baima & Hofmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUA05-082 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor September 2, 2009 Joe Pruss Basic Ventures 18211-240th Ave SE Maple Valley, WA 98038 Department of Community & Economic Development SUBJECT: Receipt of Second Quarterly Maintenance and Monitoring Report Taylor Court Short Plat City of Renton File LUA 05-082 Dear Mr. Pruss: This letter is to inform you that on August 12, 2009 I received the second quarterly monitoring report for the mitigation project at Taylor Court Short Plat. The project appears to be meeting performance standards, however, all recommendations on page 6 of the report should be undertaken as soon as possible, specifically, the removal of non-native vegetation; the removal of hoursetail around installed woody plants; and the removal of garbage of the site. The third quarterly monitoring report should include a follow up statement that the recommendations have been completed. Two copies of the third quarterly monitoring report are to the City by September 5,2009. If you have any questions I can be reached at (425) 430-7219. Sincerely, j:~~ Current Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUAOS-082 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Altmann Oliver Associates, LLC PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 August 10, 2009 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 City of Renton Planning Division AUG 1 2 lU09 REFERENCE: Taylor Court, WA -City of Renton File #LUA05-082 AOA Environmental Planning & Landscape Archi tecture AOA-3155 SUBJECT: Summer 2009 Buffer Enhancement Monitoring Report -Qtr. 2 Year 1 Dear Rocale, This report has been prepared to document second quarter conditions of the wetland buffer enhancement area at the Taylor Court project site, see Figure 1 for location of the site and Figure 2 for the site map. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation areas was completed last fall and approved by you on December 5, 2008. See as-built plans that were submitted with the Certificate of Installation on December 5, 2008, see Figure 3, attached. The first quarterly report was submitted to you on April 22, 2009. This report summarizes the field conditions encountered during our 6/24/09 second quarter site review. Rocale Timmons August 10, 2009 Page 2 of6 Per RMC Section 4-8-120D23, performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved 9/23/08 Wetland Buffer Enhancement Report, the primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following performance standards were incorporated into the design of the plan: Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1a Performance Standard for Ve~etation Survival. Cover & Divereity For woody planted species, success will be based on the following 1. at least an 100/'o survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. 85% survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15% at construction approval and through the first 3 quarters of Year 1, -20/'o at Year 1, -30% at Year 2, -40/'o at Year 3, -50/'o at Year 4 and -60/'o at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. A t the time of the second quarter field assessment, survival was at 94 percent based on a field countinq of live woody plants and newly established native woody plants compared to quantities of installed plantinqs. Oue to the small size of this mitiqation area, we prefer to assess the entire area rather then reviewinq from plots. The field count of live plants compared to installed quantities is as follows: Vine maple -7 live, 7 installed Biq-Ieaf maple -.5 live.. .5 installed Pacific doqwood -7 live.. 6 installed Rocale Timmons August 10, 2009 Page 3 of 6 Sitka spruce -6 live, 7 installed Douglas fir - 5 live, 5 installed 8itter cherry -4 live, 3 installed Western red cedar -4 live, 5 installed Red-osier dogwood -11 live, 16 installed 81ack twinberry -5 live, 5 installed Tall Oregon-grape -34 live, 37 installed Mock orange - 5 live, 5 installed Sword fern -3 live, 0 installed Red currant - 7 live, 7 installed Nootka rose -15 live, 15 installed Salmonberry -18 live, 22 installed TOTAL LIVE 184. TOTAL INSTALLEO 148 = 94% SURVIVAL RA TE Since survival at the time of the 2'd quarter field review was 94%, we will conduct a plant mortality assessment this fall, followed by replanting to ensure 100% survival at Year 1. Areal cover of installed woody plants was 15% overall with additional cover of 8% bracken fern 12% Himalayan and evergreen blackberry (see below), a trace of Pacific blackberry, a trace of red alder and a trace of English holly, therefore the performance standard for vegetation cover and diversity was being met. The performance standard for vegetation survival will be at 100% after replanting in the fall of this year. Herbaceous cover at the time of the June field assessment was 33% overall consisting of 20% giant horsetail, 8% bracken fern and 5% nipplewort. The remaining ground consisted of mulch. 2.1b Performance Standard for Invasive Plant SpeCies Exotic and invasive plant species will be maintained at levels below 15% total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. 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 15/0 threshold for the listed exoticlinvasive species. Removal of undesirable species will occur by hand whenever possible. No chemical treatment will be employed without prior approval by the City. A t the time of the second quarter field assessmen~ total cover of non-native and invasive plants was approximately 12% consisting of Himalayan and evergreen blackberry Rocale Timmons August 10, 2009 Page4of6 and a trace of Enqlish holM therefore this performance standard was beinq me~ but maintenance is necessary to ensure continued success of the mitiqation area. 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS t" . ... , ., ..... PHOTO-POINT 1 -VIEW LOOKING SW PHOTO-POINT 1 -VIEW LOOKING NW Rocale Timmons August 10, 2009 Page 5 of 6 PHOTO-POINT 2 -VIEW LOOKING SW PHOTO-POINT 2 -VIEW LOOKING NW 4.0 MAINTENANCE RECOMMENDATIONS We are awaiting confirmation from the developer regarding the dates and schedule for maintenance at the site. The following items have been submitted to the developer and Rocale Timmons Augus-t 10, 2009 Page 6 of 6 need to be completed during the next maintenance visit to ensure continued success of the mitigation areas. 1. Remove all invasive/non-native vegetation roots including: Himalayan blackberry, Scot's broom, English holly and any other identified invasive plants. These plants should be hand-grubbed, ensuring full removal of roots on a quarterly basis during the 2009 growing season. 2. Remove horsetail around installed woody plants within a 4' diameter of the plant. 3. Remove all garbage and other non-organic debris from the site. 4. Conduct routine maintenance at the site per the maintenance specifications. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and is currently meeting the defined performance standards for the project with the exception of survival. However, replanting will occur in late fall to ensure 100/0 survival at that time. With proper on-going maintenance, the site should continue to establish successfully. The next long-term monitoring event is scheduled for September 5th of 2009 followed by a summary report sent to you. Monitoring and reporting will continue quarterly through December 5th of this year, then annually through at least 2013. Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1 Vicinity Map 2 Site Map 3 As-built Plan cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA 98038 Tom Redding -Baima Holmberg -100 Front Street South -Issaquah, WA 98027 .. I ~t -t :5. • .. 0.. ~th PL 0 ..,-----S: » 51 <: z ..... - 't St St ,"Q ---~ IJ (.) ~ .. .(I) .. CD '11 ~t -c I~ Renton ~OO-~-JL.·O>_· ~-"--".-"1 ~160 .. , r \'>. "90,1\ S\ :::::::J "nn 41: . , • I 'C.. -'" N E 35th P.I SOURCE: RAND McNALLY ON-LINE MAPS, 200Gf SITE LOCATION - SE eeth St SE B7th ....... _-- N .. ~------------------------~~--------------------------~~----~~~~ DRAWN PROJECT Altmann Oliver Associates, LLC AOA :~,j"",\', ,,,,,I',',, J.\ .",. "·I"·>,.l~',,,,_,-,,·I_,,·C· ;;~-,., In\lftlnrno:nl.11 I'kmnin;; ~\:. I .JI1J~'::;lr..: \r-.:hil"Xl1Jr~· FIGURE I: VICINITY MAP MITIGATION PLAN TAYLOR COURT RENTON, HASHINGTON PARCEL #3345l0-0205 SO 3155 I SCALE NTS DATE 8/1010Gf REVISED Denis Law Mayor July 21, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 Department of Community & Economic Development SUBJECT: Request for Second Quarterly Maintenance and Monitoring Report Taylor Court Short Plat City of Renton File LUA 05-082 Dear Mr. Pruss: This letter is to inform you that the second quarterly maintenance and monitoring report for the Taylor Court wetland mitigation project was due to the City of Renton on June 5, 2009. As a reminder, the mitigation area must be successfully maintained for a minimum of five years to assure the survival/performance of the enhanced wetland buffer. Renton Municipal Code requires quarterly monitoring for the first year and annual reports thereafter. Please send three copies of the report to my attention by August 10, 2009 or this matter will be referred to our Code Compliance Division. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, :j~~ Current Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC Paul Baker, Code Compliance Inspector City of Renton File LUA05-082 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov I Denis Law Mayor May 18, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 Department of Community & Economic Development Subject: Receipt of First Quarterly Monitoring Report Taylor Court Short Plat Mitigation Project City of Renton File LUA 05-082 Dear Mr. Richter: This letter is to inform you that on April 22nd I received the first quarterly monitoring report for the Taylor Court Short Plat mitigation project. Each monitoring report should be a stand-alone document. In addition to the current monitoring results and general site conditions, each monitoring report should include sufficient information (monitoring methodology; vicinity map; site map(s) with locations of the mitigation area, monitoring plots, photopoints, etc.) to allow other biologists to perform the monitoring, and for the City to verify the monitoring. This information will ensure accurate continuation of monitoring in the event of staff turnover in the current applicant's biologist's firm or if the applicant chooses to change consulting firms. In addition to the information currently provided in the 1st Quarter Monitoring Report, the following information should be included in future monitoring reports: 1. Provide site address, vicinity map, and project site map. On the project site map, include a north arrow and the locations of: the mitigation area, transects/monitoring plots, and photo points. 2. Provide information regarding the methodology of how the installed plants were counted. 3. Provide data sheets from monitoring area or each each monitoring transect/plot that includes: plot location and dimensions; species present and percent cover by individual desirable native volunteer species and non-native invasive species; quantities and species of plants originally installed in the plot, installed plants currently present, and percent survival of installed woody plants; and overall percent cover by desirable native woody species (installed plus_volunteers), herbaceous species, and non-native invasive species. Data should be presented in tables. C 4. The monitoring reports should continue to include general site conditions and observations, and other information included in the current monitoring report (such as the species and numbers of dead/stressed installed woody plants in the entire mitigation area, overall presence and cover by non-native invasive species, etc.). 5. Provide a list of dates and description of maintenance activities. Include information on activities such as weeding, replacing mulch, plants replaced (numbers, species, sizes, mitigation section, etc.), etc. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov I The project appears to be meeting performance standards. Two copies of the second quarterly monitoring report are to the City by June 5, 2009. If you have any questions I can be reached at (425) 430-7219. Sincerely, 1::::t= , Current Planning Division Cc: Tom Redding, Baima & Holmberg, Inc. Simone Oliver, Altman Oliver Associates, LLC City of Renton File LUA05-082 Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 April 22, 2009 Rocale Timmons City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 Fax (425) 333-4509 REFERENCE: Taylor Court, WA -City of Renton File #LUA05-082 Environmental Planning & Landscape Architecture AOA-3155 SUBJECT: Spring 2009 Buffer Enhancement Monitoring Report -Qtr. 1 Year 1 Dear Rocale, This report has been prepared to document current conditions of the wetland buffer enhancement area at the Taylor Court project site. Included in this report are the results of the vegetation monitoring, photographs of the site, as well as maintenance items noted during our site visit. 1.0 PROJECT SUMMARY Construction of the Taylor Court mitigation areas was completed last fall and approved by you on December 5,2008. See as-built plans that were submitted with the Certificate of Installation on December 5, 2008. This report summarizes the field conditions encountered during our 3/24/09 site review. Per RMC Section 4-8-120D23, performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." Rocale Timmons April 22, 2009 Page 2of6 2.0 GOAL & PERFORMANCE STANDARDS 2.1 Goal and Performance Standards for Enhancement Area Per the approved 9/23/08 Wet/and 8uffer Enhancement Report, the primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following performance standards were incorporated into the design of the plan: Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. 2.1a Performance Standard for Vegetation Survival, Cover & Diversity For woody planted species, success will be based on the following 1. at least an 100i'0 survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. 85i'0 survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15i'0 at construction approval and through the first 3 quarters of Year 1, -20% at Year 1, -30i'0 at Year 2, -40i'0 at Year 3, -50i'0 at Year 4 and -60i'0 at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. At the time of the fir§t quarter field a§§e§§ment, §urviva/ appeared to be near 100% therefore thi§ performance §tandard i§ currently beinq met. 2.112 Performance Standard for Invasive Plant Species Exotic and invasive plant species will be maintained at levels below 15i'0 total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull thistle, poison hemlock, reed canarygrass and birdsfoot trefoil. 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 15i'0 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. Rocale Timmons April 22, 2009 Page 5 of 6 PHOTO-POINT 2 -VIEW LOOKING WEST PHOTO-POINT 2 -VIEW LOOKING NW 4.0 MAINTENANCE RECOMMENDATIONS Maintenance is on-going per the approved specifications included in the 9-23-08 report. The following items have been submitted to the developer and need to be completed during the next maintenance visit to ensure continued success of the mitigation areas. Rocale Timmons April 22, 2009 Page4of6 PHOTO-POINT 1 -VIEW LOOKING NW -PHOTO-POINT 2 -VIEW LOOKING SW I Rocale Timmons April 22, 2009 Page 3 of6 A t the time of the first quarter field assessment, total cover of non-native and invasive plants was approximately 5%; therefore this performance standard is currently being met. 3.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS PHOTO-POINT 1 -VIEW LOOKING SW .'f r~ PHOTO-POINT 1 -VIEW LOOKING WEST Rocale Timmons April 22, 2009 Page 6 of6 1. remove all invasive/non-native vegetation including: Himalayan blackberry, Scot's broom, and any other identified invasive plants. These plants should be hand- grubbed, ensuring full removal of roots on a quarterly basis during the 2009 growing season. 2. remove all garbage and other non-organic debris from the site. 3. conduct routine maintenance at the site per the maintenance specifications. 5.0 SUMMARY & MONITORING SCHEDULE Overall, the site is performing well and is currently meeting the defined performance standards for the project. With proper on-going maintenance, the site should continue to establish successfully. The next long-term monitoring event is scheduled for late spring/early summer of 2009 followed by a summary report sent to you by June 5, 2009. Monitoring and reporting will continue quarterly through December 5th of this year, then annually through at least 2013. Should you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1 Photographs cc: Joe Pruss -Basic Ventures -18211 240th Ave. SE -Maple Valley, WA 98038 Tom Redding -Baima Holmberg -100 Front Street South -Issaquah, WA 98027 f? ~ .. : .... ~ .' ~f'f ,i~fj ;~~8'U 'jjJ,~j .... :: .. ........ :, ... '." ':'" :', . APPROVALS: ________ _ KING COUNTY RECORDING NO. VOL./PAGE ... :pITy: .. OOF: .... RENTON CITY OF" RENTON DEPARlMENT OF" ASSESSMENTS Exomlned and QPproved this Jj~~ day of ~~ 20Jt!.. Examl ed and appra"ed this 2.~! day of Mlf:~~-, 20.a..!. .SHORT P\.AT II LUA-05-082-SHPL . .':.' 'LHD-2D-0419 Adm;';"" 'to~~-----~c,~:IIJ.J.II.HL _____________ _ ,,:.' OWNERS.:··OECLARA'nON .. ~::~( ,J,nDlh-________ _ Oeputy AssessOf v KNOW Al.l..:~EN BY THES('PRESEJ'(TS that·~·e':.:.the undersigned owners A"",ml N"mb" __ ~_~_gJ...Q=.Q.2.Q9 __ in fae Jd'tfJple of the Ia.~d her-air:': descrlbed,.1f1 her;ebY·I'fIDk.e a short sub4~tlon thereof and-declor,. 'this mop to' 11 .. 'tne grapH'lo repre!llllntotion , .Qf.Wme, and that Jldld 9hor{'subdMston rl~mClde with tna fl1!', c:onserlt " and In Cleeordonc~''i¥lth the-,'deslre of the owners. • ... TAYLOR COURT SHORT PLAT '(J:q~~;:=;;t:;~/~£ S.W. 1/4, N.E. 1/4 SEC. 32, lWN. 24 N. ROE 5 E., WM STAT[ OF WASHINGTON) "'T(UAL 9ESCRIPTION LOT 8. BLOCK:':'-OF C. o. HILLMANS-;6.~·E··~:~~;~·~~:GARDEN OF EDEN TO SEATTLE. _. -·CIII. NO.7 ACCORDING TO iIiE PL,};t THEREOf RECOR~n IN VOlUt.AE 16 OF F"lATS. PAGE :,'. '~I 1~.;~:JN KING CO~~TY' ~?~lNC:isf.l; I':~" ,:.-.:::.:., •• ' ~ .......... . ;.t· ... ~~~~ :E~~~~.f~~~E~2;~7VEo'!°:t~.~!~~9c;'iN.~.~n:fR ROAD UNDER'f~G .;. :.:. .:.:.' TOGETHE~':~~ AN E~~ENT FOR INGRES5'}~~n:~;~~~::~OR UTIUT¥,PUffltOk's o.~··: ....... .:, ..... , SOUTI·Ui;'oo FEET 'Jt'LOT 7, BLcxX··4-;··S::::'D. -t~iLLt.lAN'S LAKE WA~rNGTON GAR~ OF .::' :~~~'o l:e:~~;~""~~E Nl0~'~N' ~~gRg~~ ~~;:~~~O~ERE'O~ !EC~E.D· I~ '. ' .• .-: .. ~. "'PECLARt\DON Qf'COVENAt;4X" .':: .. ",.::/.:.:'" ""'.' . .'. THE O~'~~ OF THE .I:,.~~ ruBRACED"~:~IN TI-lIS S~~'T PLAT •• 1,N':~ETURN Fok·· .. THE BENEl1t .TO.ACC~~UE FROM n-nS·SUBDtVl~ON. BY SIGNINq·.HEREON CO~~·ANTS. ANQ:.A.GREES TO.tONv{Y T1:I5:~e£NEFlaAL .•... :. INTEREST IN TH!: .NEW EASEMENT ~0'hN ON THIS-'SHORT P~; TO ANY AND ALL flJoTURE PURCHASERS OF .••.. ~~ L~H~RTO~L~~. ANY SUBOIY1~1pNS THEREOF' ... ::·'rHIS CO~N"ANT SH~:.~lJN ~ THE LAND AS SHO'Mol ON . BUILplNG PERMITS NOTE NO BUILDING PERMITS WILL BE ISSUED F"OR HOUSES ON THE LOTS OF THIS SHORT PLAT UNllL THE ROADS (F"IRST LIFT OF" ASPHALT) AND UTILIllES ARE CONSTRUClED AND APPROVEO. "':'.':"',:>'''' COUNTY OF KING ) SS ) ON THE j 1. .... nAY ",Q:S\IVAtW 2001.. BEFORE ME, THE UND~ NOTARY PUBUC l'BU!eS'OR THE STATE OF WASHINGTON, NATIVE GROWTH PROte:CDON EAtMENT ......:/,.:'.. :: THE NATIVE GROWTH PROTECTION EASEMENT (NG4;·DN. 1'HIS.~ORT PLi.~ IDENTlFlE;S:'Tl-IE REOUIRED .: . ..... . ' .. , .. ' .. :.' ~~Rtp~LY p;,~~~DE ~"'\ 'OF BAse VEJD ~is K~NOC~ TO THAT EXECUTED THE FOREGOING INSTRUMENT, .·.·A'WI>:. /lCKNO\'!t.EDGEO SAID lNSTRUtJENT TO BE THE fREE AND VOLUNTAR'C.;A.CT ANO··. PEED OF SAID CORPORATION FOR THE USES AND PURPpSES THEREIN':'-tENTlONED AND ON OATH STATED THAT sur .'. WA1i:. :~D p~~~~Rn:E:A;~=E~E(N~~:~DOSN:ysA~~A~T,:U~~~L: B:~~AI~~T.~~~~~L~NO WITHIN THE EASEMENT AREA. THIS INTEREST SHALL BE fOR THE PURPOSl: or PRESERY1NG NATI'-,1;'; '., ~tE;t~ ~~RA~~UCf~~::~~, ~N~UpR:6~:~NTE~f~~A~~OA~:~~~L~,:~T~F ;.~O~~~~B~~ .:.:." ~~~~~~~NA~::E~NEF~~~~~S O~P~~H~~ 6~E~~Tp~~Bc ~~~E O~~R~F A~tN~~E!,f~{~' mE .: .:. AUTHORIZED TO EXECUTE SAID INSTRUMENT . ./ ::.:- . . I" UNDISTURBED ALL TREES AND OTHER VEGETATlON WITHIN THE EASEMENT AREA. THE VEGETATlON WlTHb'f IN WITNESS 'M-lEREOf. I HAVE HEREUNTO .se:T MY HAND ~.·,.~~FIXED MY.:. THE NGPE MAY NOT BE CUT, PRUNED, COVERED BY FILL. REMOVED OR DAMAGED. WITHOUT THE EXPRESSEO OFFICIAL SEAL THE DAY AND YEAR FlR~.;.:ABOVE ~I~~\' "\:. ':::. ~I~EN :GEERNM~S:I~p~~~Ni!'~vil1JNgFE~~~~~ES ~E;:~H~:=-ER~N:Y ~~~~r:TE6~e::A~~ ~~LY'" : .. :-::., """""""'" SICNAN" :r ~=~: ;; UNDERl"NC PROPERTY. ~ .. ~-...~ tIoAR/~ Ilt", NOT A~l" PUBU~ ~.': /~ ..... """"", '" DAJUi .1. • .;1. • .' :: .... h;.?'·~~~':;.)!~~ "(APP"N"'ENT ."'PIRES "Wi~ '. .r/.9 +, . ,~\\~::."RINTED NA".~ .• ~ .,' ..• <>(je~~~/8.· ... ;!..." S1 A IT OF WASHINGTON ) COUNTY Of KING ) S5 ) ON. THE~AY oFft&tyet.y 20.0.9.. BEfORE ME. THE UNDERSIGNED NOTAR PUBLIC IN AN FOR THE STATE OF WASHINGTON, PERSON ALL Y APPEARED TO ME KNO'hN TO BE 0 FlRST SAVINGS BANK NORTHY'P THAT EXECUTED THE fOREGOING INsmW.4ENT, AND ACKNOVtliOGED SAID INSTRUMENT TO BE THE fREE AND VOLUNTARY ACT AND DEED OF ~~~ 0~O~:~As~~~60R TH~~ dfS AND PURPOSES THEREIN ME;:'sDNEO AUTHORIZED TO EXECUTE SAID INSTRUMENT. ="'~~Tl'11 ,,' .r··,·'·"]: 1'::;"""""'/:) .: .... : .. :::.[ ... :}::; ... ,.:.' .~ •• ~I· ..... : "':::'''''''''''''''''''.,,\.: . .. ' ,'.'" .. : ~. ~ .. ' ..... ."~' :: ,:.: ::./" .'." .. ,' NE COR ~c ~g ;:~i~·"·~Zi's".315Q. ... ··:~:.· W!PUNCH . ;.' N. 196688.907 E. 1306360,605 .:.,"::.: •... ./ '. ~::., EASEMENT NOlES 1. THE PRIVATE DRAINAGE EASEMENTS ON LOTS 1, 2, 3, .. AND 5 ARE FOR THE BENEfiT OF ALL LOTS IN THIS SHORT PLAT. THE OWNERS OF LOTS 1. 2, J, 4-, 5, 6, 7. B ANO 9 SHALL BE EQUALLY RESPONSIBLE FOR DRAINAGE PIPES, CATCH BASINS AND OTHER DRAINAGE FACILITIES 'MTHIN THESE EASEMENTS. 2. THE PRIVATE DRAINAGE EASEMENT ON LOT 9 IS FOR THE BENEFIT Of LOT 8. THE OWNER OF LOT 8 SHALL BE RESPONSIBLE FOR PIPES AND OTHER DRAINAGE FACIUTlES ...... TH!N THE EASEtJENT. • ,'.' ,.' 3"." TH~. NEW WATER EASEMENTS ON LOTS 7 .~'~,., AND'$'~RE FOR THE BENEFIT OF THE COAL c!f:\EEK UTILITY DISTRICT. IN WITNESS 'M-lEREOf, I HAVE HEREUNTO SET J..4Y HAND AND AFFIXED MY OFFlCIAL SEAL THE DAY AND YEAR FlRST A80\l£ I'tRITTEN. '.~'" . 4. THIS SH~T PI..AJ. J5 .SUBJECT TO TERMS OF PUGEl;ilOOND Er:lE:R'G~.EASEMENT SIGNATURE OF f.JI: ~ ~ tiL >MJ-NOTARY :aBU~' DATED .,a~ 130' ::.' ~~gi~9,R~go~Rfcj~.G NUMB~R:. ' :'. ~ -~ ...... :: .: .... .. :'." .2&0/14 } ..... ,:-' ::" SU.RVEY NOTES :: . MSIS OF BEARING THE EAST LINE Of THE NE ~ Of SEC .32 T 24 R. 5 AT A BEA.RING Of N 01-.32-50 E . INSTRUMENTAllON INSTRUMENT USED: 5 SECOND ELECTRONIC DISTANCE MEASURING UNIT. FlELD SUR'vEY CONTROL WAS BY CLOSED TRAVERSE LOOPS, MINIMUM CLOSURE OF LOOPS WAS 1: 22.000. IN ACCORDANC[ 'NTH WAC .332-130-090. II£fEIWIl:ES. SP-1 'M:STMQNT SHORT PLAT V. 120, PG. 108 SP-2 HENRY HOUSE SHORT PLAT V. 1-45 PC. 23M P-1 'M-IITE HAWK V. 174, PGS. 9-11 BESlBlCDQNS 'SU,!U:CT TO AGREEMENT. TERMS AND c~(}mONS WITH KING COUNTY WATER 'DISTRICT NO. 107 UNDER RECORDING NUMBER 8903.300453. tJY APPOINTMENT EXPIRESt'nAUIf z."IUtI1 PRINTED NAME \I6ImI£l ,l\A~£ I!oi.urr IL'II\' ~51'09·W . r.~3:r.l/4 .• t'ORNER '::: .: ~ ~ ::';': :::: .:'., ..... :. CENTER OF SECTION 32-24-05 N 88'Sl'OS-W .. ,.:: .':' :: ~:.' : ..... :: ..... .'::' w ~ ~l"-'" FND C.O.~. ,,835 .' MON. IN CASE WI P-tlNCH IN 3/8~ BRASS PL1)Q .• N. 194023.847 ...•• ;: E. 1.306288.614 .. : .. :: ...... ::. . .. :.: .... :.' ~' .... :./t~;" IJIIII"III ;::;;;' ~Zt RENTON S'" 113." lI~d".,~:r / ~ ~ ~~ ... N.T.S. LAND SURVEYOR'S CERTIFICATE This Short Plat correctly represents a survey made by me or under my direction in conform once wIth the requirements of the appropriate Stote and County Statute and Ordinance in .. NO:( .... 20.68 ... wkJk.,.tIr.f-f .. Certificate No. .. .. 1'.~~~ .. TAYLOR COURT SHORT PLAT "'BAI'MA .Ii HOiMBERG·:;·'1NC. (:'N GIN.L' E R 5 :& s U .R· V E Y s:;J~'R S 'O~-:flWNT SrRi-'ET SOUTH .:.:. ISSAQU~·r WASHIN.q;TON 98027 :~:.: (425)' 392 -0150:.-" :~. OWN. BY I OA~ 8/18/qS' I:~ NO. 1.673-023 JEF "·t1./2~!08 :.bwo NO. ,;1673-023 CHKO. BY WSH SCALE N/A (. \lhl~l\lh I \ -r2'(I"IR\rl"'l\'~ '~-07:l · .. ~EET 1;;-2 3F-llC\~lJf,~·'Ton.SPl :'., RECORDING NO. ciTY OF. RENTON $Hbin PLA/', '~U~'-05-082-SHPL BUILplNG PERMITS NOTE NO BUILDING PERMITS WILL BE ISSUED FOR HOUSES ON THE LOTS /4-2.. .. :,' .:.:' ."-- l- ! I ,..:.' :: .... --T \ T.l_. . ~'. .... OF THIS SHORT PLAT UNTIL THE ROADS (FIRST LIFT OF ASPHALT) AND UTILITIES ARE CONSTRUCTED AND APPROVED. "," '''''.'.''', \ \ \ t r nEi-i T ~)(;'~j::·1;!.q;: ~!(}(:()() 8 T.t. :i:ii'::·f~{:·r1HI'l :,: \ FOUND R&C \ \ 30 .' ::' . \ LSI29537 ~ 5 ~ \:'iHiTEH .. :., "N~: v 1:1'!./ pc;. 1D -, ~ .... -~ ~(, "',,;; ,:' ,,~ , \1 ('(9 " .!l" ~ 1-. ~~~.:.:.::', :l:l!.:i::G·O::GO 4 ~IF{' ~~ \ NEW 10' \ PRIVATE , ORAINAGE ':'0 ~d'~ , 1:1 •. ~ _""1 :.,' .~.,~' . ,.:.," "::~"l t;9"~rS \: ___ , .. :.--.3.---?9 j --'\ LEGEND @ SET MONUMENT IN CASE o FOUND REBAR AND CAP @ SET ~H REBAR AND CAP, LSI 11332 :.: ~bp~~;~ I~N~~ci~g~~8 ON ~ FOUND MONUMENT IN CASE '" '-. , 1 F~JNO MONu'i.iENT ----~NCASE' , \ , \ 1 1/2ll BRASSY 0.11 S 0.10 W /' I / qFcuro'~~~~~E~~ '/C fOUND MONUMENT ,-::_, \ \ 1~.:I~t8RASSY I i':. ~N ,;~~EBRASSY.:· ""." #.'i,tff1'~} :··· ... i'~<~'~·/' .. /·' ~---L-l-T-A-~E-~-~-:-~-:-~--, :i:~"f-~} 5 ,,' ~ .. ~.,/\ _.' .... .,' ,.~.': ,',!I, I 5,577 SQ FT ~-o~·"i .. :.,~·. ::,,:\ Tf~:.:'(:T [) \ .. :." ';.~ \.,., ... \: .. \ ~~ '\.:.': \ \ :\fI'l-\ .,. \ re ,,' • 00 ~ ~ ~ 6,717 sa FT 5,881 sa F'T .::: :. 9,964 sa FT ~ 5,708 sa FT .:: 9,541 sa FT .:' .... ''''0.00 I ~ 9 Z \ l \ \ ~." :; tl~7'SB'24-~ N I.LI \ 10 ~AO~ I -::', .... . ... :: .... ::: ..... " .) ... ,.'. ~.;:: ~ 't-"b, Y ""! PROTECTION I "';', ,',-:-.:"" In "::. 0 ~ ~ .p' \ ~ EASEMENT {j/ .' .:.' ..... z r \ .} ~ ____ / ;'W£~:;~~ / l 6\-9 ,......---\ \ \ 7,080 sa F'T ,:n LINE :7';:'O-O;Hi, TLr f/ L1 L2 L3 l4 L5 \ \ \ \ LINE TABLE LENGTH ------;Q""7a ~ 28.75 --g:gg 3.43 ,'---- BEARING NJ2'39'37"1 N221n'n_- Nl0i2'4B-W N2B'32' SS-W N61'29'OO~W (NGPEl / :':' 7 ,i, ~ . : I ,,0_\, \ / . ..:, ........ ::. ~ ·:'8 :z \ -,< ·.N~W 15' WATER -I . ". .:' " \ \ \ \ \ LOT ADDRESSES 2024 NE 37TH PL. CURVE TABLE CURVE LENGTIi RADIUS - Cl 678 37.50 C2 c;-o.: 44.28 12.00 21.56 37.50 37.50 37.50 DELTA 1~ 67·39'31" 18°20'08" 32"56'04" o 510 20 30 LJ-! H SCALE 1· = 30' TAYLOR COURT SHORT PLAT 201a NE 37TH PL. 2012 NE 37TH PL. \J 4 I 2006 NE 37Tl-l PL. I 2000 NE 37TIi PL. I 2001 NE 37TH PL. .. IJXfMA ~.:. HOLMBeRG '·:::-jNC. ~ .. M GIN ~.:E R S .~ . .' S U ~:"V E y ~.:=R s 100:rRONT STRE£T SOUTH :,'ISSAQUAH:,' WASHINGTON 98027 ':'" .' (425).: ... ~92 -o~~ ...... D'IIN. BY JEF CHKD. BY W.S.H. D"TE::8/18/08:' I ~ NO. 161-~-023 "'11/25(..08 pWG NO. 1~73-023 $HEET ..... , .... ". 2 Of.::" 2 SC"LE 1"~30' • <' ,:~: DATE: TO: FROM: SUBJECT: ADMINISTRATIVE, JUDICIAL, AND LEGAL SERVICES DEPARTMENT MEMORANDUM Aprill5, 2009 Carrie Olson, Lead Office Assistant r~llv\ Cindy Moya, Records Management Specialist cr . Returned Recorded Documents: Deed of Dedication -TAYLOR Short Plat LUA-05-082 The attached document has been recorded with King County and is being returned to you. Please forward copies to parties of interest. The original will be retained by the City Clerk's Office. Thank you. Attachment cc: LUA-05-082 Bob MacOnie i:\correspondence & memos -cindy\recorded documents\deed of dedication -olson.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 DEED OF DEDICATION Project File #:LUA-05-082 In IIIIU -.. -001 6 CITY OF RENTON 0 45.00 PAGE001 OF 004 03/04/2009 14:38 KING COUNTY, lolA E2382150 03/04/2809 14:38 K~~~ COUNTY, lolA SftLE $10.00 .. $0.00 PAGE001 OF 001 Property Tax Parcel Number: 334570-0205 Street Address: 8611 11 OTH AVE SE Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. Basic Ventures, Inc. 1. Ci of Renton, a Munici al Co oration LEGAL DESCRIPTION: A PORTION OF LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; SITUATE IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington IN WITNESS WHEREOF, I have hereunto set my hand and Seal the day and year as written below, Ann roved and Accented Bv: Mayor, Denis Law ~"" waf.tPv /~~f City Clerk, Bonnie Walton DeedofDedication.DOC . . . "'-: : 0·. ' . . ~ -'. (I ... -r..,.' ", '" .I •.• Page I of4 E' Notary Seal must be within box Notary Seal must be within box DeedofDedication.DOC CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) On this J..,,"" day ofAlOl/e..mleV ,204, before me personally appeared 'J, lel'.s PY'{ to me known to beif\1:~ pu~7a4.--c t of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in And for the State of Washington Notary (Print) Otl;.1 i <.. 11 &h~DcJ( My appoint~eyt expires: '1-Z--2-<:> '7 Dated: 1/ /26 lo~ CORPORA TE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) On this ___ day of ______ , 20 __ , before me personally appeared ________________________ tomeknownto be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: _____________ _ Dated: Page 2 of4 . , .... .: • Exhibit A Legal Description Project: LUA-05-082-SHPL WO# PID GRANTOR: Basic Ventures, Inc. Street: 8611 11 OTH AVE SE THAT PORTION OF: LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE PARCEL AND PROCEEDING ALONG THE EAST LINE SOUTH 20°46'59" EAST 50.26 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 91°41'38" AND AN ARC DISTANCE OF 40.01 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 79.00 FEET, A CENTRAL ANGLE OF 20°55'18" AND AN ARC DISTANCE OF 28.85 FEET; THENCE NORTH 88°10'02" WEST 55.63 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 23°28'08" AND AN ARC DISTANCE OF 10.24 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 275°26'47" AND AN ARC DISTANCE OF 240.37 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 71°58'39" AND AN ARC DISTANCE OF 31.41 FEET; THENCE SOUTH 88°10'02" EAST 14.18 FEET; THENCE ALONG A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 12l.00 FEET, A CENTRAL ANGLE OF 21 °59'21" AND AN ARC DISTANCE OF 46.44 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET, A CENTRAL ANGLE OF 66°52'45" AND AN ARC DISTANCE OF 29.18 FEET; THENCE NORTH 1°37'42" EAST 4.98 FEET; THENCE NORTH 20°46'49" WEST 77.83 FEET TO THE TRUE POINT OF BEGINNING. SITUATE IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. ())u6.-o! ~Io/W~ /;{/6f>'-/-s.f DeedofDedication.DOC Page 3 of4 T.L 334570-0200 4 NORTH LINE, LOT 8, R==NTON 'UA 03-nJ.5-L' A BLOCK 4, CD HILLMAN'S .-20031002900008 -' LAKE WASHINGTON T L 334570-0182 GARDEN OF . . ADDIllON TO 3 6 7 """"Tum.IT SHORT PLAT PG. 105 LOT 6 SEATTLE DIV. 17 va. 16, PG. 18 2 8 LOT 5 LOT 3 TRACT 'A' LOT 7 o 15 30 60 \wi! ! I SCALE 1" -60' MONTEREY CT N.E. SITIUATE IN THE SW 1/4 OF THE NE 1/4 OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON DEDICATION EXHIBIT B .. + LOT I. ': . . : . .~. Return Address: .:City Clerk's Office .i· .::: City .of Renton /. ::. lO'S5 South Grady Way ;,/' . RenlOn, WA 98057-3232 . : .... ::. ":,, .:' " .. ~ :", ....... .' .' .' .... .' ... ' ,.,." .. Title: ···.·EASEMENT ~R SIri~WALK< .. Project FiIe'#;.#,lJA::OS-0.$2. Tax Parcel Number: 334570-0205 Gral1ttor(s): :'. : .. ,:/ Grantee(s): 1. Basic Ventur~. bic. .... J.·-€i. ofRentoIJ-;::a,Munici at Co oration Grantor for and in consideration of~tu'!l:ben<lfiwtind other'v~luableion~:ideration, does by these presents, grant, unto the City ofRenton{A M.unic,ipal C6rpOratiop;,9rant~e herein;}ts successors and assigns. an easement for public sidewalk pur.p~ses .. :With .riec~·ssar,tapp~~e~nc~S'6v:~r, under, through, across and upon the following described real estate, situati~n incthe:Cou~ty of Kii1~ State of Washington: ~::PO~nION OF LOT 8, BLOCK ~:bF C~: .. D. ~lt;LMANS.:{AK~W~~~I~~TQN GAR6~ OF EDEN :to SEATTLE, DIV. NO.7 ACCORDING 'TO THE ,PLAt THEREOF,RECORDED IN'vOLUME 16 OF ::: PLATS, PAGE 18, IN KING COUNTY, WASHINdTON; .. :' . "'"..': !i/ /' .. : EXCEPT THAT PORTION THEREOF CONVEYED/fO KING"COUNTY FOli'RQAD .ONDER KING C.6UNTY RECORDING NUMBER 1626457 ON JuNE:~/ 19i2;:""-"'} ::,,"./ .: .. :': . . S·iTUATE IN THE SOUTHWEST QUARTER OF THE NORT.HEAsTQUA,RTBR Of SECTION 32, /TOwNSHI.P 24 NORTH, RANGE 5 EAST, W.M., IN THE CIty OF RENTON: KIN'o COUNTY, /,,: VI 1HIN.p·T?~ ... , .. : ... :··""···,<.. :::" .,.: .' :.: ' .. ::. :'.:. :.;". ..:'. .::. .. ::;~, .' :::: For the pu~~se o.f·cortstru~ting, reconstructing. installing, repairing. replacing~"~nd maintaining a public . ::·sl(lewalk. :.:" ,,: .. ; .' .. -.. , .... . . : ,:,,.,, .' .' .,' .'~ This <easem~nt s:halt':~un .~~th the .lll-!\d d~cribed herein, and shall be binding upon the parties, their heirs, successors in-.,interest 8,)i'd:Qssings. d!antprs.~o,,~nant that they are the lawful owners orthe above prop,!rties and:,t",a(they ~ave.;B good:a.qtllawfufright to execute this agreement. "',',.-:~. ;::' . .::' .~. . ......... . IN WITNESS WHERE9F, ~aid:Grantot haS:caused ihis i:nstrument to be executed this __ day of '::'" .:/ .c='· :::;20 :.=" .:': •. c::· .:;:.,::.: ..... ,.: ". .' . ' . ..••.. ....... ':~. . ... : .. ... ~ ....... . .' .' .. ,~ . . -.' .' .' .:' :: ::"'\" :.:.:. :.:::/ . ~I ".", "'" ~ ~ • ".:.,,';::. . :to ::: / :: '; .. '.':'~ : .~ . .'/~: ... ,~.' .. ' Page I of4 .... : .;. .:. . ':. NO~~Ir:y Seal must be within box :.' ~" .... " •...... CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) Ss COUNTY OF KING) <6 On this a G tt day of /Jallf!..hthq-, w..z.o~efore me personally appeared :. " ... w .. ,.... .' "JP-e.J(j Si, fcosS to me known to be V/ l e pre s;dPM (Or the i :~ M .. ~OCK .... tcoTJthratiofjn thatdexec1utetd the w t ithdiodinsdtrumr e~t,d and aCkt~Owl;ctgeththe said inctstrument .. ~~TA.qy ~ .. aJC::· '" 0 ~ e ree an vo un ary ac an ee 0 sal corpora lon, .or e uses an f.V\!. ~ ">V :.::t>otpos~~.~e~~~~ mentioned, and each on oath st~ted that he/she was autho.rized to .:ST~rr I! \$1~Kl'~'~e?,ecu~e said m~trument and that the seal affixed IS the corporate seal of said .. :" CQMMlSSK»! EX~~ .cQrpOration./i':":. '. ~~ .. :~'/ /":.,,, -" i' ..•. ::.. .,,/' / ../' .... ' {, ::"':-.' ::::;.~:: -111 . ..' .:N0m.f-Y;Plf~h~~in and for ~he State of~a~hington .~'. ;:'No~ry (Prmt.) ~t,:lQt1I<' 1'1 .. ,JISCLtrJe CJcI:. '.' "'::/ ",:~' app"Oin!me~t"exp'ife~: '2-t:,:i:r 02 :: :: -' :" .' .... .:' CO$..poR)f.TE.FORM OF ACKf!{bwtEDqMENT NouU)' Seal must be within box STA~,:OF \,VASIjINGTON ) SS,' .;:',"' .. " ..... :. :.:: COUNTY oF: KING':···::;:..... .r:: ::':, ';::':::. /" ":'}; ':', :: .' "',. "':'.: ..•. . ' ,:' :' :' ;: On thls···:A~(,.~r/ .. :: : .. ': ,.J;·'·,·""~~efor~·me pe~soni~ly appeared ________ -+.-' _-:'_'···to .M"~ kno~~~~~e/ .:"./ of the corporation that executed ihe::w.#hin)nstrlc'men(and ll¢kno\Yled~e the said instrument to be the free and voluntary acf and ~eed o.f.!laia corp6ratipn, for' the uses and purposes therein mentioned, and each: on oath stateg:1hafhe/s~~ was authorized to execute said instrument and that the sdil-affix;ed is:.the ¢orpor~te seal of said corporation. "\:.. ::" .,;' :: . ~:.' . ..... ; .. -; ....... .' .' ,Nptary Public in and for the State of Washington ...../.Notary(Print). _____________ _ ":', "\. ",,~, .. :, .... .,' ./ My appointment expires: ':,', ,": .11 '~:". ",:. .~: . . ::. .."' ':":;,:,.,. .... ':", .' '.r ~.' . ,H· .' . '::" " ,:" ... ' ,',. ~ ~:. ;; .. ,-~ .. "., ..... . .'~' :', ,.' .::' .: .... .' .~. ,: ~'.:. "" " :: ,: .. ~~:. "<:' . ' ..... .' :: .~~II" '" ""'.~.:' ~/"''::/ ;: .;:. Page 2 of4 .. ' "" ". ';. :.' :::: ..... .,' .:," .,' .... ~'. ·' .' ..' ... '- '.':"":.,:. ,:,/ .:' .:..;:, •.•. "' ... ,.1 :'". EXHIBIT "A" LEGAL DESCRIPTION (Must be stamped by a P,E. or L.S.) ·;A"STRIP OF LAND 0,5 FEET WIDE WITHIN LOT 8 BLOCK 4 OF C.D. HILLMANS GARDEN OF EDEN .-.' TO .SEAJTI"EDIV'·N:O. 7 ACCORDING TO PLAT THEREOF AS RECORDED IN VOLUME 16 OF PLATS ..:' ON·PAGE·J8 IN KING cOUNri;\VASHINGTON WITHIN THE NORTHEAST QUARTER OF SECTION .: 3i, TO\vN'SHW'24, NoRTIj;·RANGij"'5 EAST, WM IN KING COUNTY, WASHINGTON MORE PARjK~iJLA-RL y:bES:t:RIBED AS·*OL,l.,ews: '60~~~Nd~d~ T i~i:iNTE~~ct~~N .. QJ'·nm;.NORTH LINE OF SAID LOT 8 THE WESTERLY MARGiN OF MoNiEIuiy PLAtS NE AND PROd~EDING ALONG SAID WESTERLY MARGIN SOUTH 20046·59;'·:~AST ,SO.26FEET'TO hIE TRliE:P.olNT OF BEGINNING; THENCE ALONG A CURVE TO THE RIGHT'HAVIN9A R,ADIU~OF f5.~J:iO.:FEi}r AND A CENTRAL ANGLE OF 91 °41 '38" ALONG AN ARC DISTANCE Of40.0J FEET TO A PQINT.OF COMPOUND CUIWATURE; THENCE ALONG A CURVE TO THE RiGI:I1:.iIA VI~m lfRA.DIU~·:·OF,,19:MFEET ANDA·G.ENTRAL ANGLE OF 20°55' 18" ALONG AN ARC DIstANCE-OF 2-S,85.,FEE:f; n-lENCE NORTH 8$° 1 Q.i02" WEST 55.63 FEET; THENCE ALONG A CURVE TO THE ;RIGHT HAVIN(J A RAOIUS OJ? 25.00 FBET AND A CENTRAL ANGLE OF 23~8'08" ALONG AN ARC DHrrAN,CE 1 ().2!J" FEST To'J.\ POn~T''oF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE LEFT HI.\. VING A RADIUS oP;'s0.60 FeET AND A CENTRAL ANGLE OF 275~Q' 4 7" ALONG AN ARC DIST AN-Oi:: O~ 240h7.fEET T(iA J>6INT'oF"REYERSE ClJRY A TURE; THENCe.ALONG A CURVE TO THE RIGHT. HA VrNG.A RADIUS Of. 25.00 FEaT AND/A CENTRAL AN01.E OF:71058'39''ALONG AN ARC DISTA~CE otd lih F$T; rJ.1ENCE SOt;TR8g010'02" EAST 14:.18 FEET; THENCE ALONG A CURVE TO THE'-L~f'TJ:IAVINq-:ARADfUS OF;"12lj)O fEET AND A CENTRAL ANGLE OF 21 °59'21" ALONG AN ARC DIStANCE OF 46.4.4-FEET T'o it.. POINT OF .REVEJlsEt;URVATURE; THENCE ALONG A CURVE T()';tHl~tRIGfiT I;iAVING iRAOIUS OF 25.00 :"FEET'ANO'A CENTRAL ANGLE OF 66°52'45" ALONG AN ARC DISiANCEOF.29.18·FEET TO THE W~S;I'ERYY M~RGIN OF ABERDEEN AVE NE (NOT OPEN) THENCE:ALQNCfSAIP WESTERLY M~RGTh.fSOUrH l~3:r42" WEST 0.72 FEET; THENCE ALONG A CURYE:tO,THE..LEFT HAVING A TANGBNT BEARING NOR,TH 42°0$'30" WEST, A RADIUS OF 24.50 FEET ""ND f,. CENTRAL ANGLE OF"68"03 '5ii ALONG, AN ARC DISTANCE OF 29.10 FEET TO A POINT OF RE,YERSE CURVATURE; THENCE ALONG A'CURVE TO THE RIGHT HAVING A RADIUS OF 121.50 FEtT AND A CENTRAL ANGLp.OF it 05Q:~ I" ALONG AN'ARC DISTANCE OF 46.63; THENCE NORTH 88°] 0'02" WEST 14.18 FEET; THE~CE ALoNG A.' CURVE TbTHE LEFT HAVING A RADIUS OF 24.50 FEET AND A CENTRAL ANGLE·OF 71i;S8'39" ALONG AN ARC DISTANCE OF 30.78 FEET TO A POINT OF REVERSE CURVATURE; .fHE~t;E ALoiim.ACl,JRVE TO THE RIGHT HAVING A RADIUS OF 50.50 FEET A.ND A CENTRAL ANGLE OF 27S:026'47'':A.LONG AN ARC DISTANCE OF 242.78 FEET TO A POINT OF REVERSE CURVATURE; nimkE.ALONG·A CURVE TO THE LEFT HA VING'-A'RADlVS Q~ 24.50 FEET:. <~~""''?~::.:;;~r.:~~~'~~'::~:3~. AND A CENTRAL ANGLE··.OF 23°2S:'08'! ALONG AN ARC· ~\\'ij FG p;:; DISTANCE OF 10.04 FEET;"'FHf;NCE SOUTH 88~io'Q2" .:' :.,: ... , ...... " /..'t)\~Oi\VAS:·:.' ',t;> 4 EAST 55.63 FEET; THENCE ALONG A CURV,I;.TO TH~.LEFT .... ~ /. ··~r "',l~> .->.' · .. \:P,:',' 1 HA VING A RADIUS OF 78.50 FEET AND A CENTRAL. ANGLE', :, "~f' ~;j,::ti' ~ t ~,\<) 0 '.\:-" U OF 20"55' 18" ALONG AN ARC DISTANCE ~F 28~66 ~EE~:tO ::. Ji I.-;,...! ~'. \ii.., ~ ':" . ~'Z ,,~l)lN A POINT OF COMPOUND CURVATURE; THENCE ~LO~G A: :: n"1 \..:. :, ,,:{> ~/II9:: .~ CURVE TO THE LEFT HAVING A RADIUS OF 24.~ FEET ,.... 'i.·' 113jf ~ .... _ '? I ~ AND A CENTRAL ANGLE OF 91°41 '38" ALONG AN.ARC .. .: . . ... ~l::O!ST5~1J}.·<f!./ ~ DISTANCE OF 39,21 FEET; THENCE NORTH 69°13'01"::: .'. rv.::··-':· .... ··;ps<J~:, EAST 0.50 FEET TO THE TRUE POINT OF BEGINNING. . ..... :: :.' : .,~.l.:.tAN.. '. SITUATE IN THE SOUTHWEST QUARTER OF THE . "':E*,IRE~' "'fl . ~.- NORTHEAST QUARTER OF SECTION 32, TOWNSHIP . 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. Page 3 of4 . ~ .. : . ..:.' .' . ",~' ." "'. ·.·" .... :.~2 ". ............... ' .. 4 ":' 5 .: . .'::. .... "··6·:·.:·~·········· ........ ~ ..•... .. ::." .......... : .... ~·I ..••. ::::'-". . '. ~.,':j •........ '., ../. ..... ',. , .... : .. \ '.~. "1' •• .. , ...... : ..• ::: .....•.. ..•.. , .. ....... -..... . s···········,···.·." .~ ..... . .......... :,' . 1 N 69'lYO't" E 0.50····, .. .. .... 9 . . , .. :~·i '-...... ; .. : .......... . .. ::.:" -"'" ... ~ .. :" .. ;~~: .... :,~,~:~ .. ,i . ,········0·:5 lO.i· 20 30 ... , .. , .. : •.... L;~': : I <·,·t··) ... ?t~ \~ 1" -o~ ~~ ~ ~~ ~ 30' DATE: TO: ADMINISTRATIVE, JUDICIAL, AND LEGAL SERVICES DEPARTMENT MEMORANDUM April 15,2009 Carrie Olson, Lead Office Assistant FROM: SUBJECT: rIM Cindy Moya, Records Management Specialist V" '---Returned Recorded Documents: Easement -TAYLOR Short Plat LUA-OS-082 The attached document has been recorded with King County and is being returned to you. Please forward copies to parties of interest. The original will be retained by the City Clerk's Office. Thank you. Attachment cc: LUA-05-082 Bob MacOnie i:\correspondence & memos -cindy\recorded documents\deed of dedication -olson.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98057-3232 PC!GTY OF RENTON EAS " E001 OF 004 03/04/2009 14:38 KING COUNTY, UA 1111111 1797 45.00 Title: EASEMENT FOR SIDEWALK Property Tax Parcel Number: 334570-0205 Project File #: LUA-05-082 Street Intersection or Project Name: Taylor Court Grantor(s): Grantee(s): 1. Basic Ventures, Inc. 1. City of Renton, a Municipal Corporation - Grantor for and in consideration of mutual benefits and other valuable consideration, does by these presents, grant, unto the City of Renton, A Municipal Corporation, Grantee herein, its successors and assigns, an easement for public sidewalk purposes with necessary appurtenances over, under, through, across and upon the following described real estate, situation in the County of King, State of Washington: A PORTION OF LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5,1922; SITUATE IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. For the purpose of constructing, reconstructing, installing, repairing, replacing, and maintaining a public sidewalk. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assings. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this __ day of ,20 __ _ Page 10f4 Notary Seal must be within box BOHNE M. BABCOCK NOTARY PUBUC STATE OF WASHINGTON CQMMISSK)N EXPIRES SEPTEMaER 22, 200i Notary Seal must be within box CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING) <6 On this a 6 1\ day oflJ(JlJeht~-(f , 1d..z.o~efore me personally appeared \:f(;.,C.l<r' SJ, fc05$ to me known to be V/ e e pre:') fe/PM tor the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for ~he State ~ington Notary (Print) cB'QP7e1('<' 1'1 e oc!:. My appointment expires: ? -L L -0 2' CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) On this ___ day of _____ , 19 __ , before me personally appeared ____________ to me known to be -,-_____ ,----,----_ofthe corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation, Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: Page 2 of4 , ... EXHIBIT "A" LEGAL DESCRIPTION (Must be stamped by a P.E. or L.S.) A STRIP OF LAND 0.5 FEET WIDE WITHIN LOT 8 BLOCK 4 OF C.D. HILLMANS GARDEN OF EDEN TO SEATTLE DIV NO.7 ACCORDING TO PLAT THEREOF AS RECORDED IN VOLUME 16 OF PLATS ON PAGE 18 IN KING COUNTY, WASHINGTON WITHIN THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, WM IN KING COUNTY, WASHINGTON MORE PARTICULARL Y DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NORTH LINE OF SAID LOT 8 THE WESTERLY MARGIN OF MONTEREY PLACE NE AND PROCEEDING ALONG SAID WESTERLY MARGIN SOUTH 20°46'59" EAST 50.26 FEET TO THE TRUE POINT OF BEGINNING; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 91°41'38" ALONG AN ARC DISTANCE OF 40.01 FEET TO A POINT OF COMPOUND CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 79.00 FEET AND A CENTRAL ANGLE OF 20°55' 18" ALONG AN ARC DISTANCE OF 28.85 FEET; THENCE NORTH 88°10'02" WEST 55.63 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 23°28'08" ALONG AN ARC DISTANCE 10.24 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 50.00 FEET AND A CENTRAL ANGLE OF 275°26'47" ALONG AN ARC DISTANCE OF 240.37 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 71°58'39"ALONG AN ARC DISTANCE OF 31.41 FEET; THENCE SOUTH 88°10'02" EAST 14.18 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 121.00 FEET AND A CENTRAL ANGLE OF 21 °59'21" ALONG AN ARC DISTANCE OF 46.44 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 66°52'45" ALONG AN ARC DISTANCE OF 29.18 FEET TO THE WESTERL Y MARGIN OF ABERDEEN AVE NE (NOT OPEN) THENCE ALONG SAID WESTERLY MARGIN SOUTH 1 °37'42" WEST 0.72 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A TANGENT BEARING NORTH 42°05'30" WEST, A RADIUS OF 24.50 FEET AND A CENTRAL ANGLE OF 68°03'53" ALONG AN ARC DISTANCE OF 29.10 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 121.50 FEET AND A CENTRAL ANGLE OF 21°59'21" ALONG AN ARC DISTANCE OF 46.63; THENCE NORTH 88°10'02" WEST 14.18 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 24.50 FEET AND A CENTRAL ANGLE OF 71 °58'39" ALONG AN ARC DISTANCE OF 30.78 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 50.50 FEET AND A CENTRAL ANGLE OF 275°26'47" ALONG AN ARC DISTANCE OF 242.78 FEET TO A POINT OF REVERSE CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 24.50 FEET AND A CENTRAL ANGLE OF 23°28'08" ALONG AN ARC DISTANCE OF 10.04 FEET; THENCE SOUTH 88°10'02" EAST 55.63 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 78.50 FEET AND A CENTRAL ANGLE OF 20°55' 18" ALONG AN ARC DISTANCE OF 28.66 FEET TO A POINT OF COMPOUND CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 24.50 FEET AND A CENTRAL ANGLE OF 91 °41 '38" ALONG AN ARC DISTANCE OF 39.21 FEET; THENCE NORTH 69°13'01" EAST 0.50 FEET TO THE TRUE POINT OF BEGINNING. SITUATE IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. Page 3 of4 ALK EASEMENT I EXHIBIT N THE SW 1/4 OF THE SECTION 32, TOWNSHIP RANGE 5 EAST, W.M., IN OF RENTON, KING WASHINGTON 2 8 UNE OF LOT 8 BLOCK 4 OF HIl.LM ANS GARDEN OF EDEN 'TTLE DIV NO. 7 ACCORDING T THEREOF AS RECORDED IN E 16 OF PLATS ON PAGE 18 IN KING COUNTY. WASHINGTON 1 N 69'13'01" E 0.50' 9 o 5 10 20 30 ~! I SCALE 1" = 30' t ~ OF '::i!~ ~~ ~"" S 01'37'42" 0.72' t1-~"b cn(C\ '!.~ tt\ \.. I ~ .==================~========================= . \ TRA ~ITTAL OF FINANCIAL INS' JMENT ,. TO FINANCE DEPARTMENT February 27, 2009 TYPE OF INSTRUMENT: Assignment of Funds 1. Project Name: Taylor Court Short Plat, LUA 05-082 2. Applicant: Basic Venture, Joe & Jackie Pruss 3. Dollar Amount: $6818.75, Bank of America Account # 5312708697 4. Purpose: Monitoring & Maintenance 5. Required by: Development Services 6. Staff Contact/Phone: Amber Hoffman, Ext. 7262 Laureen Nicolay Ext 7294 7. Notify Staff by: 8. Expiration Date: 2127114 9 Key words for indexing: Taylor, LUA 05-082 Please transmit only one (1) instrument per sheet. For releases, please provide a memo requesting release. Attach a copy of the transmittal sheet to facilitate locating the instrument. Please allow five (5) working days for release of an instrument. If you need it sooner, please specify on your memorandum how quickly you need the release. H:ICED\Development ServiceslDevelopment EngineeringlAMBER\.l\ssignment of Funds\.l\OF Form.doc ASSIGNMENT OF FUNDS TO THE CITY OF RENTON APPLICANT: Owner: Address: Phone: Fax: Attention: Title: The above referenced SQ!11pa~ hereby certifies that $ &g /:?, 1j is on deposit in account # 5 3 I ?-10 '{, {o '1 7 , under the name of the City of Renton, to secure the applicant's perfonnance of the following work required in connection with the plat or project described below: ,__ /J Plat or Project: / A~fi-C(}///2.T Location! Address of Plat or Project: f//! 0 n f'6V'tur P--'tl ~ The required work is generally described as follows: -r;XV/Dr (5U-tYt-Jh6dj2lcd;---ru m fj(:C7? C~ . /) LjJhJr -CL~ t'6 f~ L U ff()5--6~L The company hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The company shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the company. This Assignment of funds is irrevocable and cannot be cancelled by the company or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, company or third party without the prior written consent of the City. JatL{ '»rwS Na ,TItle Date C\Documents and Settmgs\Joe Pruss\My Documents\Assignment of Funds (company),doc 05/0, ( CITY JF RENTON Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 Department of Community and Economic Development Alex Pietsch, Administrator Subject; City Acceptance of Surety Device for Maintenance and Monitoring Taylor Court Short Plat City of Renton File No. LUA05-082 Dear Mr. Pruss: This letter is to confinn the City of Renton received a surety device in the amount of $6,818.75 to cover the cost of a minimum five years successful maintenance and monitoring. In order to assure the quickest possible release of your surety device, please ensure prompt monitoring and maintenance are perfonned for the duration of your monitoring period. Renton Municipal code requires quarterly maintenance and monitoring reports for the first year and annual reports thereafter. The mitigation project shall be monitored for a period necessary to establish that perfonnance standards have been met, but not for a period less than five (5) years. If at any time during your minimum five-year monitoring period the mitigation project falls below perfonnance standards, the monitoring period will be placed on hold. Once the mitigation project regains compliance with approved perfonnance standards, the maintenance and monitoring time frame will restart for a period necessary to establish that perfonnance standards have been met. I look forward to receiving your first quarterly maintenance and monitoring report, which was due on March 5, 2009. Sincere~~ j Timmons, Associate Planner Current Planning Division cc: Simone Oliver, Altman Oliver Associates, LLC Carrie Olson, Engineering Specialist Amber Hoffman, Secretary II City of Renton File LUA05-082·l\, ------I-O-SS-s-o-ut-h-G-ra-dy-w-ay--R-e-n-to-n,-w-as-hin-gt-o-n-9-g-0-S7------~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE / ASSIGNMENT OF FUNDS TO THE CITY OF RENTON ApPLICANT: Owner: Address: Phone: Phone: -=~~~~~~~-----------Fax: Fax: Attention: Title: ---H~~~r-~~~~-------Attention: ~-L~~~-,~~~~ ______ _ Title: The above referenced SQ!I1'pa~ hereby certifies that $ &3 / S', 17 j is on deposit in account # 5'3 I ?-{o '{, &2 L-t 1 , under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project .-described below: a Plat or Project: / Ay'tJ),Il!-t//Z.T Location! Address of Fiat or Project: fl/I (J n .,~ tu.r 'f2Jtl ~ The required work is generally described as follows: /a Lj I () r (6U--r t--5 h ~ P cct-~ /fA m tJ (;ci? CT-z0 . /7 LjJ)?)~ -CL~ c6 t1~ L U ff()5--6~L The company hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The company shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the company. This Assignment of funds is irrevocable and cannot be cancelled by the company or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, company or third party without the prior written consent of the City. JaL'L£ '~£!rUJ:S Au Na ,TItle Date C:\Oocuments and Settings\Joe Pruss\My Oocuments\Assignment of Funds (company}.doc 05/0; ===-~================ TRAN~llv1ITTAL OF FINANCIAL INSTRuMENT TO FINANCE DEPARTMENT February 27, 2009 TYPE OF INSTRUMENT: Assignment of Funds l. Project Name: Taylor Court Short Plat, LUA 05-082 2. Applicant: Basic Venture, Joe & Jackie Pruss 3. Dollar Amount: $.818.75, Bank of America Account # 5312708697 4. Purpose: Monitoring & Maintenance 5. Required by: Development Services 6. Staff Contact/Phone: Amber Hoffman, Ext. 7262 Laureen Nicolay Ext 7294 7. Notify Staffby: 8. Expiration Date: 2/27114 9 Key words for indexing: Taylor, LUA 05-082 Please transmit onl y one (1) instrument per sheet. For releases, please provide a memo requesting release. Attach a copy of the transmittal sheet to facilitate locating the instrument. Please allow five (5) working days for release of an instrument. If you need it sooner, please specify on your memorandum how quickly you need the release. H:\CED\Oevelopment ServiceslOevelopment Engineering\AMBER\Assignment of Funds\AOF Form.doc DATE: TO: FROM: SUBJECT: , CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM March 2, 2009 Bonnie Walton, City Clerk's Office Carrie K. Olson, Plan Review X723S(L) TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Attached please find one set ofthe above-referenced original mylars and one set of paper drawings to replace the second set on mylars. Also, find three paper copies of the mylar for recording with King County. The recording instructions in order are as follows: 1. Record the short plat mylars. 2. Record the Deed of Dedication document and request King County to write the recording numbers in the spaces provided on the short plat 3. Record the Easement for Sidewalk document and request King County to write the recording numbers in the spaces provided on the short plat. 4. Request King County to return one of the executed mylars to us for our records. Please have the Courier take these documents via 4-hour service. The City will pay the amount of $15.81 to Champion Couriers. According to Finance, the King County recording fees for this and all subsequent plat recordings should be charged to account #000000.007.5590.0060.49.000003. Please call me if you have any questions. Thank you. Cc: Kayren Kittrick (Notice of Recording) Jan Conklin (Please provide PID/recording #'s to Sonja, Carrie, and Patrick) Yellow File \\I:\PlanReview\COLSON\Shortplats 2009\Taylor Court SHPL 13m ClerkRecord.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM March 2, 2009 Gregg Zimmerman, Administrator Carrie K. Olson, Plan Review x7235 TAYLORCOURTSHORTPLATLUAO~~BPL Technical Services and Development Services have reviewed and recommended approval for the above-mentioned short plat. Requirements and conditions have been fulfilled, fees paid. Two original mylars are attached and are submitted for your review and signature. Please return mylars to me for recording. Thank you. cc: Yellow File \\l:\PlanReview\COLSON\Shortplats 2009\Taylor Court SHPL 12m ZimSign.doc ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Fax: Attention: Title: \fV'\i0- The above referenced ~Qlpa~ hereby certifies that $ Lt g J i? r; tJ is on deposit in account # 53 I A 10 'i (0 '1 7 , under the name of the City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below: _ /J Plat or Project: j AY~"e LovFlr Location! Address of pfat or Project: f//I 011 f'C-Ytut .p..L«. (L..C.., The required work is generally described as follows: ~7tUf /6 r I tJU-r t-J It 6-d ;U at:-----!U m fJ ~ if (,~ Lj:Jrorf-d -CLrn, t6 ~ L U !1-o5--o&2- The company hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been property performed. The company shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the company. This Assignment of funds is irrevocable and cannot be cancelled by the company or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, company or third party without the prior written consent of the City. (JatL£ ~J/2rwS Na ,Title Date C:\Documents and Settings\Joe Pruss\My Documents\Assignment of Funds (company}.doc 0510i February 12,2009 Joe Prus~ Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 SUBJECT: Dear Mr. Pruss: Revised Surety Device Amount Taylor Court Short Plat City of Renton File LUA05-082 CITY C _' RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator Based on the two contracts (attached) I received for maintel)ance and monitoring for the Taylor Court mitig~tion project, the total amount of your surety device is $6,818.75. The specific breakde>Wll is as follows: Monitoring . Plant Replacement I Maintenance TOTAL @125% $3,900 $1,555 $5,455 $6,818.75 This amount is deemed sufficient to guarantee that structures, improvements, and mitigation required by permit condition will perform satisfactorily for a minimum of five (5) years after they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety device, and as a reminder, the City does not accept bonds. Thank you for your diligent work in protecting Renton's critical areas. Once I have received a receipt for the surety devioe, I will issue a letter signaling the start your five~year monitoring program. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, ~fl"//~ ~ . Roce~,~latmer Cu ent PlanriingDivision cc: Simone Oliver, Altman Oliver Associates, LLC Carrie Olson, Engineering Specialist Amber Hoffinan, Secretary II City of Renton File LUA05-082 -------------1-O-55~S-o-u-th-G-r-a-dy-w-.-aY---R-e-n-to-n-,w--as-h-in-~-o-n-9-8-05~7~-----------~. ~ This Daoer contains 50% rP.<':vdP.CJ m::ttp.n::tl .?OO/" n~t .... .nn~llmjQr AHEAD OF THE CURVE Altmann Oliver Associates, LLC (:alll;!(i<lll. W\ 01'\014 February 9, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 REFERENCE: Taylor Short Plat, File # LUA05-082 AOA EllvironnH'Illal Plannino & b 1,;1ndscapc Arc lli Leel HIT AOA-3155 SUBJECT: Proposal to Conduct 5-year Performance Monitoring of Mitigation Area Dear Joe: Altmann Oliver Associates, LLC (AOA) has prepared the revised following scope of services and cost estimate for five years of performance monitoring associated with the mitigation work completed on the Taylor Court project in Renton, Washington. Construction review, preparation of the as-built plan and construction approval to the City has been completed on the basis of time and materials. This proposal covers the required 5-year monitoring costs and does not include maintenance that I understand will be completed on a regular basis by your company per the approved maintenance specifications outlined in our 9-23-08 report and drawings. SCOPE OF SERVICES TASK 1. LONG-TERM MONITORING. Monitoring will be conducted for a period of five growing seasons, quarterly the first year after construction completion and twice yearly the second through fifth years. Monitoring will include an assessment of vegetation survival and weed control. Maintenance issues will be identified during the monitoring events and summarized in a memo submitted to the Client and lead maintenance personnel. A follow-up inspection by AOA will follow completed maintenance work. This task also includes a plant mortality assessment at the end of Year 1 to determine the quantity of plants that died and may need to be replaced per the 100% survival requirement at Year 1. Joe Pruss February 9, 2009 Page 2 of 2 TASK 2. MONITORING REPORTS. Monitoring reports will be prepared and submitted to the City and you on a quarterly basis for Year 1 and .on an annual basis (in the fall) for Years 2-5. Reports will include: photo documentation, measures of success of the vegetation, maintenance recommendations, and an assessment of the success of the enhancement project overall. TASK 3. FINAL APPROVAL. Escort City staff on a site review for final approval of the mitigation work (if deemed successful by the City at the end of the five-year monitoring term). This task includes correspondence with the City regarding sign-off and preparation of the final pertinent information relating to maintenance. COST ESTIMATE Estimated costs to perform Tasks 1 through 3 are about $1500 for Year 1 and $600 per year for Years 2-5 for a total monitoring cost of $3900. All work will be performed on the basis of time and materials according to our Standard Charges for Professional Services (Attached). If the scope of services and cost estimate are acceptable to you, please sign and return a copy of this letter as authorization for us to proceed. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Project Manager Attachment Joe Pruss, Owner Date ) ! Luxor Landscape PO Box 1171 Maple Valley WA 98038 Proposal to monitor wetland buffer area of Taylor Court for Basic Ventures Inc The following scope of work for monitoring, maintenance and replacement will be adhered to: Monitoring Methodology The monitoring program will be conducted for a period of five years, with quarterly reports during the first year and annual reports for Years 2 through 5. Vegetation sampling plots will be prepared and a record will be kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the enhancement plan. Vegetation Monitoring/Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 10 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Following Year 1, success will be based on an 80% survival rate or areal cover of planted or recolonized native species of 15% at construction approval, 20% after Year 1, 30% after Year 2,40% after Year 3,50% after Year 4 and 60% after Year 5. Maintenance Plan Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following periodic maintenance reviews. Contingency measures and remedial action on the site shall be implemented on an as needed basis at the direction of the consultant or the owner. Sensitive Area signs and fences will be repaired and/or replaced as needed. Weed Control Routine removal and control of non-native and other invasive plants (e.g., Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, Japanese knotweed, English ivy, morning glory, thistle, clematis, and creeping nightshade) shall be performed by manual means whenever possible. Chemical means will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 10% total cover within any given stratum at any time during the five year monitoring period. The following outlines treatment for specific species. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot sprayed with herbicide only if necessary and under the supervision of a consultant. Weed Control Performance Standard: Following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 10% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, reed canary grass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. General Maintenance Items Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses and other competitive weeds shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier clothe with mulch rings, or selective weed-whacking. If weed eating is performed care shall be taken to prevent damage to native species either planted or re-colonized. Woody plants shall only be pruned at the direction of the consultant or to remove pest infestations. Sensitive Area signs and fences will be repaired and/or replaced as needed. Contingency Plan All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the consultant (AOA), City of Renton, or the owner. Costs: Monitoring approximately 12 visits Maintenance approximately 24 hours @ $20 hr Plants for replanting approximately Unscheduled visits with AOA and reports Billed $25hr ACCEPTANCE OF CONTRACT: $600.00 $480.00 $225.00 $250.00 I hereby agree to and accept the above terms and conditions. I authorize Luxor Landscape to perform all work as specified and acknowledge that all payments will be made as outlined above. ca Joe From: Sent: To: Cc: Subject: Adriann Alexander [AAlexander@Rentonwa.gov] Wednesday, February 25, 2009 10:02 AM 'Joe' Veronica Best Hoquiam Court The permit for Lot #1 is approved and ready to pick up. Your permit number is CP09009 and the balance due is $2571.70. You will need to bring the permit number with you when you come to pick up the permit. Feel free to call or email me with any questions. ' Thank you, Adriann Alexander City of Renton CED-Building Dept. Permit Tech 425 430-7283 Phone 425430-7231 Fax Note: address change aalexander@rentonwa.gov 1 Carrie Olson From: Sent: To: Tom Redding [tom@baimaholmberg.com] Thursday, February 26, 2009 3:04 PM Carrie 01501"' Subject: Attachments: FW: Revi5ed Monitoring Proposal for Taylor Court Revised Surety Amount 05-082.pdf From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Monday, February 16, 2009 4:32 PM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court Hello Tom, The revised suret~ letter is attached. You should receive a hard cop~ within the next couple ot da~s. Rocale Timmons Cit~ ot Renton 1055 South Grad~ Wa~ Renton, WA 98057 (+25) +)0-72 I 9 (tel) (+25) +)0-7)00 (tax) From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Friday, February 13, 2009 1:31 PM To: Rocale Timmons Subject: RE: Revised Monitoring Proposal for Taylor Court Rocale As we discussed on the phone, the developer would like to get another company, Mastro Properties, to do the assignment of funds for the monitoring and maintenance of the wetland buffer mitigation. Would there be a problem with this? I think you said you had prepared the revised surety amount letter, but were waiting for us to email you a scan of the signed contract-I sent that yesterday, but I've attached it to this email as well. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Thursday, February 12, 2009 11:32 AM To: Tom Redding Subject: RE: Revised Monitoring Proposal for Taylor Court 1 .. Hello Tom, It is not too late, I have updated ~our suret~ device amount letter but I cannot send it out until we received a signed cop~ ot the contract. Once ~ou send that end I will send (via email and snail mail) a revised letter out. It ~ou have turther 9uestions teel tree to let me know. Thank ~ou. Rocale Timmons Cit~ ot Renton 1055 South Grad~ Wa~ Renton, WA 98051 (+25) +)0-7219 (tel) (+25) +)0-7)00 (tax) From: Tom Redding [mailto:tom@baimaholmberg.com] Sent: Thursday, February 12, 2009 8:24 AM To: Rocale Timmons Subject: Revised Monitoring Proposal for Taylor Court Rocale Is it too late for a revised 5-year monitoring contract for the Taylor Court weltand buffer planting? If not, here is one that is reduced in price. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com «monitoring proposal.pdf» 2 , Denis Law, Mayor February 12,2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 SUBJECT: Dear Mr. Pruss: Revised Surety Device Amount Taylor Court Short Plat City of Renton File LUA05-082 CITY OF RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator Based on the two ,contracts (attached) I received for maintenance and monitoring for the Taylor Court mitigation project, the total amount of your surety device is $6,818.75. The specific breakdown is as follows: Monitoring . Plant Replacement / Maintenance TOTAL @125% $3,900 ' , $1,555 $5,455 $6,818.75 This amount is deemed sufficient to guarantee that structures, improvements, and mitigation required by permit condition will perform satisfactorily for a minimum of five (5) years after they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety device, and as a reminder, the City does not accept bonds. Thank you for your diligent work in protecting Renton's critical areas. Once I have received a receipt for the surety device, I will issue a letter signaling the start your five-year monitoring program. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, t:~~ ~~i~t Planning Division cc: Simone Oliver, Altman Oliver Associates,LLC Carrie Olson, Engineering Specialist Amber Hoffman; Secretary II City of Renton File LUA05-082 -------------IO-5~5-S-0u-ili--G-ra-dY--W-a-Y--R-e~n-w-n-,w--as-h-in-~-o-n-9-80-5-7--------~---~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Altmann Oliver Associates, LLC (:.l! lI.n;on. \\.\ (l,'10j·) February 9, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 REFERENCE: Taylor Short Plat, File # LUA05-082 AOA EnvirOUllH'llWI Planning & La 11 dsca pc .\IT 11 i 1.('(' (lilT AOA-3155 SUBJECT: Proposal to Conduct 5-year Performance Monitoring of Mitigation Area Dear Joe: Altmann Oliver Associates, LLC (AOA) has prepared the revised following scope of services and cost estimate for five years of performance monitoring associated with the mitigation work completed on the Taylor Court project in Renton, Washington. Construction review, preparation of the as-built plan and construction approval to the City has been completed on the basis of time and materials. This proposal covers the required 5-year monitoring costs and does not include maintenance that I understand will be completed on a regular basis by your company per the approved maintenance specifications outlined in our 9-23-08 report and drawings. SCOPE OF SERVICES TASK 1. LONG-TERM MONITORING. Monitoring will be conducted for a period of five growing seasons, quarterly the first year after construction completion and twice yearly the second through fifth years. Monitoring will include an assessment of vegetation survival and weed control. Maintenance issues will be identified during the monitoring events and summarized in a memo submitted to the Client and lead maintenance personnel. A follow-up inspection by AOA will follow completed maintenance work. This task also includes a plant mortality assessment at the end of Year 1 to determine the quantity of plants that died and may need to be replaced per the 100% survival requirement at Year l. , Joe Pruss February 9, 2009 Page 2 of 2 TASK 2. MONITORING REPORTS. Monitoring reports will be prepared and submitted to the City and you on a quarterly basis for Year 1 and .on an annual basis (in the fall) for Years 2-5. Reports will include: photo documentation, measures of success of the vegetation. maintenance recommendations, and an assessment of the success of the enhancement project overall. TASK 3. FINAL APPROVAL. Escort City staff on a site review for final approval of the mitigation work (if deemed successful by the City at the end of the five-year monitoring term). This task includes correspondence with the City regarding sign-off and preparation of the final pertinent information relating to maintenance. COST ESTIMATE Estimated costs to perform Tasks 1 through 3 are about $1500 for Year 1 and $600 per year for Years 2-5 for a total monitoring cost of $3900. All work will be performed on the basis of time and materials according to our Standard Charges for Professional Services (Attached). If the scope of services and cost estimate are acceptable to you, please sign and return a copy of this letter as authorization for us to proceed. Sincerely. ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Project Manager Attachment Joe Pruss. Owner 1-'L·07 Date ,-' I Luxor Landscape PO Box 1171 Maple Valley WA 98038 Proposal to monitor wetland buffer area of Taylor Court for Basic Ventures Inc The following scope of work for monitoring, maintenance and replacement will be adhered to: Monitoring Methodology The monitoring program will be conducted for a period of five years, with quarterly reports during the first year and annual reports for Years 2 through 5. Vegetation sampling plots will be prepared and a record will be kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the enhancement plan. Vegetation Monitoring/Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 10 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Following Year 1, success will be based on an 80% survival rate or areal cover of planted or recolonized native species of 15% at construction approval, 20% after Year 1, 30% after Year 2,40% after Year 3,50% after Year 4 and 60% after Year 5. Maintenance Plan Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following periodic maintenance reviews. Contingency measures and remedial action on the site shall be implemented on an as needed basis at the direction of the consultant or the owner. Sensitive Area signs and fences will be repaired and/or replaced as needed. Weed Control Routine removal and control of non-native and other invasive plants (e.g., Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, Japanese knotweed, English ivy, morning glory, thistle, clematis, and creeping nightshade) shall be performed by manual means whenever possible. Chemical means will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 10% total cover within any given stratum at any time during the five year monitoring period. The following outlines treatment for specific species. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot sprayed with herbicide only if necessary and under the supervision of a consultant. Weed Control Performance Standard: Following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 10% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, reed canary grass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. General Maintenance Items Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses and other competitive weeds shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier clothe with mulch rings, or selective weed-whacking. If weed eating is performed care shall be taken to prevent damage to native species either planted or re-colonized. Woody plants shall only be pruned at the direction of the consultant or to remove pest infestations. Sensitive Area signs and fences will be repaired and/or replaced as needed. Contingency Plan All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the consultant (AOA), City of Renton, or the owner. Costs: Monitoring approximately 12 visits Maintenance approximately 24 hours @ $20 hr Plants for replanting approximately Unscheduled visits with AOA and reports Billed $25hr ACCEPTANCE OF CONTRACT: $600.00 $480.00 $225.00 $250.00 I hereby agree to and accept the above terms and conditions. I authorize Luxor Landscape to perform all work as specified and acknowledge that all payments will be made as outlined above. ca · , Denis Law, Mayor February 2, 2009 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 SUBJECT: Dear Mr. Pruss: Surety Device Amount Taylor Court Short Plat City of Renton File LUA05-082 CITY C _' RENTON Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator Based on the two contracts (attached) I received for maintenance and monitoring for the Taylor Court mitigation project, the total amount of your surety device is $11,068.75. The specific breakdown is as follows: Monitoring Plant Replacement / Maintenance TOTAL @125% $7,300 $1,555 $8,855 $11,068.75 This amount is deemed sufficient to guarantee that structures, improvements, and mitigation required by permit condition will perform satisfactorily for a minimum of five (5) years after they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety device, and as a reminder, the City does not accept bonds. Thank you for your diligent work in protecting Renton's critical areas. Once I have received a receipt for the surety device, I will issue a letter signaling the start your five-year monitoring program. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, ~~~ Roc e Timmons, Planner Cu ent Planning Division cc: Simone Oliver, Altman Oliver Associates, LLC Carrie Olson, Engineering Specialist Amber Hoffman, Secretary II City of Renton File LUAOS-OS2 -------l-O-SS-So-u-th-G-r-a-dY-W-aY---R-e-n-to-n-, W-a-sh-in-g-to-n-9-S-0-S7-------~ ~ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE Luxor Landscape PO Box 1171 Maple Valley WA 98038 Proposal to monitor wetland buffer area of Taylor Court for Basic Ventures Inc The following scope of work for monitoring, maintenance and replacement will be adhered to: Monitoring Methodology The monitoring program will be conducted for a period of five years, with quarterly reports during the first year and annual reports for Years 2 through 5. Vegetation sampling plots will be prepared and a record will be kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the enhancement plan. Vegetation Monitoring/Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 10 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Following Year 1, success will be based on an 80% survival rate or areal cover of planted or recolonized native species of 15% at construction approval, 20% after Year 1, 30% after Year 2, 40% after Year 3, 50% after Year 4 and 60% after Year 5. Maintenance Plan Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following periodic maintenance reviews. Contingency measures and remedial action on the site shall be implemented on an as needed basis at the direction of the consultant or the owner. Sensitive Area signs and fences will be repaired and/or replaced as needed. Weed Control Routine removal and control of non-native and other invasive plants (e.g., Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, Japanese knotweed, English ivy, morning glory, thistle, clematis, and creeping nightshade) shall be performed by manual means whenever possible. Chemical means will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 10% total cover within any given stratum at any time during the five year monitoring period. The following outlines treatment for specific species. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot sprayed with herbicide only if necessary and under the supervision of a consultant. Weed Control Performance Standard: Following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 10% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, reed canary grass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. General Maintenance Items Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses and other competitive weeds shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier clothe with mulch rings, or selective weed-whacking. If weed eating is performed care shall be taken to prevent damage to native species either planted or re-colonized. Woody plants shall only be pruned at the direction of the consultant or to remove pest infestations. Sensitive Area signs and fences will be repaired and/or replaced as needed. Contingency Plan All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife darnage, etc.). Replanting shall be completed under the direction of the consultant (AOA), City of Renton, or the owner. Costs: Monitoring approximately '12 visits Maintenance approximately 24 hours @ $20 hr Plants for replanting approximately Unscheduled visits with AOA and reports Billed $25hr ACCEPTANCE OF CONTRACT: $600.00 $480.00 $225.00 $250.00 I hereby agree to and accept the above terms and conditions. I authorize Luxor Landscape to perform all work as specified and acknowledge that all payments will be made as outlined above. ") ,/ )/; ,) t c- 1 t 111' Decer~1f.1er-5, 200E'; Joe Pruss t)8sic Ventur'Cs !\venue SE I'liaplt~ W/\ 9803f~ 'l' '\ /\0/\3155 Reference: Taylor-Court Short Plat, File ffLUA05-082 Subject: Proposal to Conduct Five-Year Performance tvlonitoring of Mitigation Area estinwte for' five years of perfcvmancc on the Ceu r:, in Rfr<1tOrl, r-eg .lIen-basis by your complli1y FeI-tJ1C 08 ((~port a"d drav'lj(gb, has SCOPE OF SERVICES I ASK 1. LONG-IERM MONITORING tvlonitoring will be C:)nouc'Ced fo!' a pel-ioa or five oya!'t,er-Iy the first year-aft,er ccnstruction years. Monitoring will incluoe an assess·m6nt of \iaintenance iS2jUeS will be iaentifi6() durirg the seasons, wi: De conaucted the secor a th:ough fifth ,<?ur~vival and 'Nf;e(t ~;cn~;'t"oL submittet; to you and lead mainr;enance persorF'eL i" "'ollow-up by /\0/\ wil! follow complet.ed maintenance WOr-K. This task also includes a pian': mortality clssessmC(,t at the end of '(ear 1 to de-c.crrr:ir1e the quantity of 100% su:vivai r-ec1uir'ement at Year L t>iat. did and may need » C)C t'eoiaced Fer the ,Joe Pr~ss Page? TASK 2. MONITORING REPORTS. TASK 3. molAL APPROVAL. at. t.'ie end of t.he tl'c Ci1:-:/ rcoJcwding ~n;;iintf:na nc;c~. with COST ESTII\~ATE ?, arc about, for Year 1 and ~!J1UO();:0 ~~'12()O per' year' for '/can? ?-·t~; 'fr)f' a to~~,61 c:)st C)f $e,500 to $730C). ,A .. !i \<v'ork viii! be or:he !?8'~5 of :in1(: ;3n.d rra,.(~!.als to ell" Standard Charges fOI- Pmfessional Services :Attached). If the ~:,coee c:r 6e<,/,~~e::j a I.yj ::Of;t e~:;-.:·inL8~~e an~ to you, elease arld rct .. ilT: ? of thi:> /3LL,ho(il.Z:lcion for ~j0 tc oroce~~), Simone Oiiver •• j • f\1:-taC(mem~ Joe PnJf'S, Clvmer- /' ': [) at.e December 15,2008 Joe Pruss Basic Ventures, Inc 18211 240th Ave SE Maple Valley WA 98038 SUBJECT: TAYLOR COURT SHORT PLAT LUA05-082-SHPL Dear Mr. Pruss: The review submittal on the above-mentioned short plat has been completed and the following comments have been returned. SHORT PLAT REVIEW COMMENTS: (These items are required to be completed prior to recording of the short p~~t. 1>,,\}. <;1-'c.~"'~/ The water easements (to Coal Creek Utility District) are to be recorded after the short plat is \>"<-P ~V.l recorded with King County. Add the word "NEW" to each reference of these easements (on the /w short plat drawing). Nothing else concerning said easements is needed on the submittal. • ere is text noted within the bottom.l'~margin ofP.ages-+-3-ufttre-stdewalk Easement document. or re ---.-said text must be moved out of said 1" margin or eliminated ~--'-.--~----:----- • "BUILDING PERMITS NOTE" block (shown on both short plat drawing sheets) is not germane 0 'n purposes of the final short plat submittal. Said block is much like building setbacks -they are determl . issuance of buildi its;-~hort plat recording. Have the a at commen rt plat submittal, unless it was s . ca y required to be on said submittal by others in the city Exami , etc.). • ~~ a..oH a space for the recordiog oumhers...of..tlw-tieeti and easement for ._s.}_d~w.alkare-pfOvlOed on the"sn1n'tpla.t..m~. ---• When the above items have been completed, you may submit the signed and notarized short plat mylar (one original mylar and one copy (on mylar) of each sheet) along with a check in the amount of $15 .81 (current courier fee) made out to Champion Couriers. Should you need to discuss any portion of this letter please contact me at (425) 430-7235. Sincerely, Carrie K. Olson Development Services, Plan Review FAXED TO: Tom Redding, Baima & Holmberg Inc -425-391-3055 Cc: Yellow File I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL IlL RequestMylarStop,doc Carrie Olson From: Sent: To: Cc: Subject: Carrie Olson Monday, December 15, 2008 5:13 PM Richard Moreno Holly Graber Taylor Court Short Plat LUA05-082 Rick, now that we have the Assignment of Funds in the amount of $69,292.50 for the side walk mitigation fee, you can go to the LUA05-082 permit on Permits Plus and remove that fee as paid. Have Holly show you how to remove it. Thanks Carrie 1 DATE: TO: FROM: SUBJECT: PUBLIC WORKS DEPARTMENT MEMORANDUM December 15,2008 Carrie Olson ~ Sonja J. Fesser ~ Taylor Court Short Plat, LUA-05-082-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: The water easements (to Coal Creek Utility District) are to be recorded after the short plat is recorded with King County. Add the word "NEW" to each reference of these easements (on the short plat drawing). Nothing else concerning said easements is needed on the submittal. There is text noted within the bottom 1" margin of Pages 1-3 of the Sidewalk Easement document. For recording purposes, said text must be moved out of said 1" margin or eliminated (if possible). Comments for the Project Manager: The "BUILDING PERMITS NOTE" block (shown on both short plat drawing sheets) is not germane for recording purposes of the final short plat submittal. Said block is much like building setbacks -they are determined at the time of issuance of building permits, not at the time of short plat recording. Have the applicant remove said comment from the final short plat submittal, unless it was specifically required to be on said submittal by others in the city (Hearing Examiner, etc.). \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-20 -Short Plats\0419\RV08I 209.doc DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM 1;;- December..-w, 2008 ~ Caa.:ie OlIilQR, Pltm Rsyiew /6VVl Rocale Timmons, Associate Pl~) Taylor Court Short Plat, LUA05-082, SHPL-A The following changes are needed in order for the planning section to recommend recording of the final short plat: Monitoring and Maintenance Surety Amount: In order to provide the applicant with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. Please revise the draft (followed by a final) maintenance and monitoring contract (or contracts), submitted December 5, 2008, for our review prior to execution of the contract. The draft contract language must ensure compliance with both the performance standards of Page 2 of 5 of the approved Altmann Oliver Associates, LLC mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years. Protective Easement: The applicant has opted to place the "Wetland E" buffer in a Native Growth Protection Easement across Lots 5 -6. This area needs to be clearly identified on the face of the final plat as a Native Growth Protection Easement and also indicate the off-site wetland category (Category 2 Wetland). General Final Plat submittal requirement: Once all changes have been made to the plan set, please provide one set of PMT reductions of each finalized plat plan sheet. I Denis Law, Mayor December 11, 2008 Joe Pruss Basic Ventures 18211-240th Ave SE Maple Valley, WA 98038 CITY L ___ ~ RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Start of Monitoring Period and Remaining Steps for Proceeding with Taylor Court Short Plat, File No. LUA05-082 Dear Mr. Pruss: Monitoring and Maintenance Period Start Date: On December 5,2008 the Certificate of Installation for the Taylor Court wetland mitigation project from Altmann Oliver Associates, LLC was approved. Therefore, the date of this letter marks the beginning of your minimum 5-year maintenance and monitoring period. As a reminder, reports are due quarterly for the first year and annually thereafter. Your first quarterly monitoring report is due to the City on March 5, 20~. Please send three copies of the report to my attention. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. Please revise the draft (followed by a final) maintenance and monitoring contract (or contracts), submitted December 5,2008, for our review prior to execution of the contract. The draft contract language must ensure compliance with both the performance standards of Page 2 of 5 of the approved Altmann Oliver Associates, LLC mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years. -------1-O-55-S-o-ut-h-O-ra-d-y-W-a-Y---R-en-t-on-,-w-a-sh-in-g-to-n-9-g-0-57------.~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE I Please send all revised wetland-related infonnationlplans to my attention. Feel free to contact me at 425-430-7219 if you have any questions regarding this letter. Sincerely, '-10, j . / .'! -' I \ 2) / .::.~.;j~:{. \" C~1-v·.vj~;//i."'!/ L:::J RJale Timmo:s Associate Planner cc: Simone Oliver, Altman Oliver Associates, LLC Jennifer Henning, Planning Manager Jan Illian, Plan Reviewer LUA05-082 Altmann Oliver Associates, LLC (,1111,111 .. " \\ \ 'ISIII 1 December 5, 2008 Rocale Timmons City of Renton Dept. of Community and Economic Development 1055 South Grady Way Renton, WA 98057 Reference: Subject: Rocale, ,. aylor Court Short Plat, File #LUA05-082 Wetland Mitigation Sign-off & As-built Plan AOA FII\ i roll I1ICII tal Plallnillg &: I "II \( \s(;1 pC ,\nhilntllJ'c AOA 3155 The wetland mitigation area at the Taylor Court site has been installed per the approved Wetland Mitigation Plan dated 9-23-08 to our satisfaction. It is our understanding that maintenance will occur on an on-going basis per the approved plan specifications. Changes made to the plan included the addition of more salmonberry for ninebark and mulching of the entire restoration area instead of applying seed. Additionally, per my phone conversation with you on Wednesday, December 3rd, the split-rail fence that was to be installed at the base of the ecology block wall was not installed, since a 6' estate wood fence will be installed by the developer upon construction of the homes. The attached as-built drawing (Figure 1) depicts the installed location of planting, habitat features and photo-points for utilization during the 5-year performance monitoring period. Thanks so much for your assistance on this project. We look forward to monitoring its success. If you have any questions, I can be reached via email at simone@altoliver.com or by phone at 425.333.4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachment: Figure 1 -As-built Plan cc: via email: Joe Pruss & Tom Redding ASSIGNMENT OF FUNDS TO THE CITY OF RENTON __________ ~~~ _________ COMPANY: "::'===:::'-";~~~""'"""::::"'-_____ Branch: ________ ~ ________ Address: Phone: -----------------------------'-....:.~~_::.;:...::..~ ________ Fax; ""-=-----Attention; Title: PACIPIC NW TITLE~~~.~ Seattle 215 Columbia Street ~~attJe. NA 96104 ~~~=4~Q ____________ _ -206-343-4723 .1.3mes R Gi J 1 President The above referenced compa,ny hereby certifies that $ **69, .292.50** i1'1 on deposit ill account # **4aO~O ... 3 __ *-* ________________ , under the name of the City of Renton, to secure the applicant's pcrtonnance of the following work required in connection with the plat or project described below; Plat or Pr~ject: Taylor Court. Short Plat Locati on! A ddrcss of PI at or Proj ect:_.=c.3 -,-7 '-"o1.l=.-..;M;.:..o;;;.;:nc:..;t=· e~r:....:e=...<y'--.::P...=;J.=a'""c;..::e'____='N=E'_'_, ---=-,R=~=n=t=-on ........ , -'W __ A~9:....:8'-O'-'-5'_'6~ The required work is generaJly described as follows: SEE ATTACEED LETTER FROM THE CITY OF RENTON DATED 10/27/08 The company hereby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City), We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has detennined that the required work has not been properly performed. The company shall have no duty or right to evaluate the correctness or appropriateness of any Stich notice or detcmlination by the Cit)' and shall not interplead or in any manner delay payment of said funs to the City. The applicant hereby agrees to this Assignment of Funds and that its obligation to perfonTI the required work is not limited to the amount of funds held by the company, This Assignment of funds is i~vocable and cannot be cancelled by the company or applicant. These funds may not be assigned, pledged, used as security or otherwise made available to the applicant, company or third party without the prior written consent of the City, PACIFIC NW TITLE HOLDING COMPANY Company e" .~ -./\ ~ /" '. Authorized Signature IV Mich<l,e1 R. Mastro, OWn@r Ja,mes R. Gill, President Name, Title Name, Title 12103/08 12/03/08 Date Date C:V)ocl)rncnh ~l1d Settings\loe PrusslMy i)ocllmcnfs\Assignmctlt of Funds (compRlly).doc 05/07 October 27, 2008 Mr. Tom Redding .... Baima & Holmberg, Inc. 100 Front Street South Issaquah, Washington 98027 Re: Taylor Court Short Ph!t 3711 Monterey Place NE Renton, WA Dear Mr. Redding: CIT"\: OF RENTON Public Works Department Gregg Zimmcrmlln P.E., Administrator RECEIVED OCT 2 9 2008 eAfMAaHOLMlafGINo. On September 4, 2008. the Development Services Director granted your requost to defer the installation of curb, gutter, sidewalk, street trees, street lights, and the final 2-inch lift of asphalt until September 3D, 2009. These items are deferred based upon the condition that a security device in the amount of$69.222.50, representing 150 percent of the cost of the above-listed deferred items not yet completed, be in place with the City prior to recording oftbe short plat. In additioll to this, we require that the first lift of pa,vement be installed prior to recording of the short plat, and proper drainage be maintained throughout the duration of the project. Final inspection will take place only upon completion of aU of the deferred itoms. According to City code, you have J 5 days from today's date to appeal the administrative determination. Appeals are to be filed in writing, with the City Clerk and require a filing fee in the amount of $75.00. Additional information regarding the appea.l process may be obtained from the Renton City Clerk's office by calling (425) 430-6510. !fyou have any questions or need additional infonnation, please contact Mike Dotson, Engineering Specialist at (425) 430-7304. Sincerely: (jl~ Linda Moschetti Administrative Assistant Public Works Department cc: Gregg Zimmerman, Public Wotks Administrator Neil Watts, Development Services Director Mike Dotson, Enginecri.ns Specialist Arnera Henninger, Plan Reviewer Carrie Olson, Engineering Specialist File --------------~~~-----~~ J055 South Grady Way ~ RentQ.n, Washington 98057 ® 111i. g~pe' tontJ;Orrl~ 50'lj, r~C\ldt:<l mll1~rltll. ~o% po!l1 ooosum", An!!..·'!) 011 THE C(IRV[l CITY L. ___ ? RENTON Denis Law, Mayor December 5, 2008 Mr. Tom Redding Baima & Holmberg, Inc. 100 Front Street South Issaquah, Washington 98027 RE: Taylor Court Short Plat 3711 Montery Place NE Renton, 'Va Dear Mr. Redding: Department of Community and Economic Development Alex Pietsch, Administrator The City has received the security device in the amount of$69,292.50, representing 150 percent of the cost of deferred items not yet completed. This letter shall serve as a revision to the letter dated November 24, 2008. The previous requirement of installing a first lift of pavement prior to recording the short plat is hereby waived. This requirement shall be added to the deferment items in place. It is no longer a condition of recording. All other deferral requirements identified in the November 24th letter remain in effect. If you have any questions or need additional information, please contact Rick Moreno, Engineering Specialist at (425) 430-7278. Sincerely, ~k~ Rick Moreno Civil Engineer CED/Development Services Division Enclosure cc: Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Carrie Olson, Engineering Specialist, Tom Main, Utility Inspector Linda Moschetti, Administrative Assistant File --~RMO=8-04~5.dOC~-----------------~ 1055 South Grady Way -Renton, Washington 98057 m This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE From: "Tom Redding" <tom@baimaholmberg.com> To: "Carrie Olson" <COlson@ci.renton.wa.us> Date: 12/05/20085:02 PM Subject: FW: Taylor Court From: Tom Redding Sent: Friday, December OS, 2008 5:01 PM To: 'Rocale Timmons' Cc: 'Joe' Subject: Taylor Court Rocale Page 1 of 1 As you know, we are trying to get all of our required submittals of the Taylor Court short plat in to the City before the expiration date of December 6, 2008. Please find attached the following Planning related items for your review: Photo evidence that the rear porch on the existing house was altered to achieve the required setback from the property. Because the final short plat reviewer requested that we take graphical representation of the porch off short plat map, we cannot show how the building now meets the required setback on the final short plat map as you had requested. Demo permit for removing the existing garage and a portion of the rear porch. Draft contracts for the wetland mitigation maintenance and monitoring. We submitted the revised landscape plans earlier this week. We submitted the wetland mitigation asbuilts this after afternoon. Please let me know if additional materials are needed. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com file:IIC:\Documents and Settings\COlson.RENTON\Local Settings\ Temp\GW} 0000 1.HTM 12/08/2008 Altmann Oliver Associates, LLC (::Hl\al;OIl. WA ~I;-;O 1·1 December 5, 2008 Joe Pruss Basic Ventures 18211 -240t" Avenue SE Maple Valley, WA 98038 Reference: T ay!or Court Short Plat, File #LUA05-082 AOA Vl)vi ron mental Planning & Landscape A reb i \{~CllIIT AOA-3155 Subjec~: Proposal to Conduct Five-Year Performance Monitoring of Mitigation Area Dear Joe: Altmann Oliver Associates, LLC (AOA) has prepared the following scope of services and cost estimate for five years of performance monitoring associated with the mitigation work completed on the Taylor Court project in Renton, Washington. Construction review, preparation of the as-built plan and construction approval to the City has been completed on the basis of time and materials. This proposal covers the required 5-year monitoring costs and does not include maintenance that I understand will be completed on a regular basis by your company per the approved maintenance specifications outlined in our 9-23- 08 report and drawings. SCOPE OF SERVICES TASK 1. LONG-TERM MONITORING. Monitoring will be conducted for a period offive growing seasons. Monitoring will be conducted quarterly the first year after construction completion and twice yearly the second through fifth years. Monitoring wilt include an assessment of vegetation survival and weed control. Maintenance issues will be identified during the monitoring events and summarized in a memo submitted to you and lead maintenance personnel. A follow-up inspection by AOA will follow completed maintenance work. This task also includes a plant mortality assessment at the end of Year 1 to determine the quantity of plants that died and may need to be replaced per the 100':1. survival requirement at Year 1. Joe Pruss December 5, 2008 Page 2 TASK 2. MONITORING REPORTS. Monitoring reports will be prepared and submitted to the City and you on a quarterly basis for Year 1 and on an annual basis (in the fall) for Years 2-5. Reports will include: photo documentation, measures of succeSS of the vegetation, maintenance recommendations, and an assessment of the success of the enhancement project overall. TASK 3. FINAL APPROVAL. Escort City staff on a site review for final approval of the mitigation work (if deemed successful by the City at the end of the five-year monitoring term). This task includes correspondence with the City regarding Sign-off and preparation of the final pertinent information relating to maintenance. COST ESTIMATE Estimated costs to perform Tasks 1 through 3 are about $2500 for Year 1 and $1000 to $1200 per year for Years 2-5 for a total monitoring cost of $6500 to $7300. All work will be performed on the basis of time and materials according to Our Standard Chargee for Profeesional Services (Attached). If the scope of services and cost estimate are acceptable to you, please sign and return a coPY of this letter as authorization for us to proceed. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Project Manager Attachment Joe Pruss, Owner Date LUXOR LANDSCAPING PO Box 1177 Maple Valley WA 98038 Fax 425-432-1621 5-Dec-08 Contract to replace dead plants in Wetland Mitigation plan, Taylor Court LUA05"082 3711 Montery PI Renton WA. 98056 SCOPE OF WORK: 1) Replace plants as needed 2) Trim blackberries to insure plant survival 3) Keep weeds from out growing plants 4} Four visits per year for 5 years DETAILED PROPOSAL: Description Trip Fee (approximately 20) Estimate 25% failure of plants, cost of plants Labor Exclusions Unscheduled visits or meetings with AOA billed @ $30.00 hr If no tax is charged please remit resale certificate ACCEPTANCE OF CONTRACT: Unit Cost Total $1,000.00 $225.00 $200.00 $1,425.00 Total $1,425.00 I hereby agree to and accept the above terms and conditions. I authorize Luxor Landscape to perform all work as specified and acknowledge that all payments will be made as outlined above. Page 1 ,1;'" .,,11 CITY OF RENTON Demolition Permit Permit Number: 808563 ., Permission is hereby given to do the followipgdescribed work, _ according to the conditions -tiereon and according to the approved plans and specifications pertaining thereto, subject to compliance ~ith;\the Ordinances of the City .of Renton. Nature of Work: DEMO DETACHED GARAGE AND OVERHANG .. -'''', Job Address: 3711 MONTEREY PL NE OV'mel": Tenant: Contractor: Other Information: Date of Issue Date of Expiration ConstructionVa)ue Parcel Number BASIC VENTURES INC 18211240THAVE. SE MAPLE VALLEY, WA 98038-2069 10/0912008 11/09/2008 $0.00 Contractor License BASICVI023DJ Contractor Phone 307·000-2009 City License 20945 THIS PERMIT IS VALID FOR 30 DAYS 1 hereby cel1iry that no work is to be. done except as described above and in approved plans, and that work is to conform to Renton codes and ordinances.··'\. A!mJicant i Expiration Date: 11/0912008 Subject to compliance with the Ordinances of the City of.Renton and infomlation filed herewith permit is granted. / Building Official 2 ~O WILL BE CHARGED FOR COPIES OF LOST OR DAMAGED PERMITS l:>loMOO 11/01 bh / ' I DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM December 4, 2008 City Clerk's Office Carrie K. Olson, x7235 Development Services, Plan Review TAYLORCOURTSHORTPLATLUA~~BPL Deed of Dedication Attached is the original Taylor Court Short Plat Deed of Dedication document that was accepted at the Monday, October 27,2008, council meeting. Please route for signature by the Mayor and City Clerk and return to me for further processing. Thanks. Also, have the Mayor sign the Real Estate Excise Tax Affidavit form and return. cc: Yellow File \\TS_SERVER\sYS2\COMMON\I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL 08m RequestMayor-ClerkSignDeed.doc [Carrie Olson -Taylor Court Short Plat From: To: Date: Subject: Carrie Olson Fesser, Sonja 12/04/20083:17:37 PM Taylor Court Short Plat Hi Sonja, Question 1. Yes, the other 4.5' of sidewalk is in the r/w; 2. Yes, it was approved by City, per Jennifer Henning; 3. No access by the City is needed, per Jennifer Henning; 4. Referebced as "New" since easement is not recorded yet. Will you request that on you comments? Thanks Carrie Page 11 CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: December I, 2008 Bob Mac Onie, Technical Services Sonja Fesser, Technical Services Carrie Olson, Plan Review x7235 TAYLOR COURT SHORT PLAT LUA05-082-SHPL AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Letter of Compliance • Deed of Dedication • 0.5' Sidewalk Easement • Short Plat drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: _____________ ':---_________ , Date: ____ _ Robert T Mac Onie, Jr. Sonja Fesser Cc: Yellow File I:\PlanReview\COLSON\Shortplats 2008\Taylor Court SHPL 07m PR-TS ReviewStart.doc DATE: TO: ROUTE TO: FROM: SUBJECf: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM December 1, 2008 Rick Moreno, Plan Review Kayren Kittrick, Plan Review Carrie Olson, Plan Review TAYLOR COURT SHORT PLAT LUA05-082-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Attachment included: 0.5' Sidewalk Easement, Deed of Dedication, Short Plat drawings Also provide the following information requested by Gregg Zimmermen as requirement of project closeout and signing of short plat mylars. Status Of: ~ ~ ~ ProjectNs Comments As-Builts Cost Data Inventory Bill of Sale Easements :Y.. 0.5' Sidewalk Easement (Water, Sewer, Utilities, Hydrant, etc.) Deed of Dedication :Y.. Square Footage: 12,654 s.f. Restrictive Covenants :Y.. Maintenance Bond Release Pennit Bond Comments: Approval: _____________ ,' __________ --', Date: ____ _ Kayren Kittrick Rick Moreno Cc: Yellow File November 26, 2008 Carrie Olson City of Renton 1055 South Grady Way Renton, WA 98055 BAIMA & HOLMBERG INC. RE: TAYLOR COURT Short Plat LUA05-082-SHPL Dear Carrie: The issues noted on your November 24, 2008 review letter were addressed as follow: SHORT PLAT REVIEW COMMENTS: (These items are required to be completed prior to recording of the short plat.) 1. Contact Rick Moreno, Plan Reviewer, at 425-430-7278, for requirements to be completed on the civil construction portion to your project. We are working with Rick to finalize the payment of fees, the deferral bonds and constructions issues that are required prior to the recording of the short plat. 2. The short plat drawing (Sheet 2 of 2) does not note what was found, or set, at the southwest corner of Lot 6. This was fixed. 3. Remove the decks and sidewalk from the existing house noted on Lot 8. Done. 4. Supplemental Report #4 of the Pacific Northwest Title Short Plat Certificate, Order No. 588177, dated November 11,2008, refers to a new PSE utilities easement that should be noted on the short plat or shown on it (Rec. No. 20080915000304). Done. It is now referenced on easement note #4 on the cover sheet. 5. See the attachment for circled items that need to be addressed. Done. The vertical datum information was removed. 100 FRONT STREET SOUTH· ISSAQUAH· WASHINGTON· 98027-3817 • (425) 392-0250 • (425) 391-3055 Comments concerning the Deed of Dedication document: 6. The Map Exhibit (Exhibit B) should include a reference to the indexing information (SW 'l4 of the NE 'l4 of Section 32, Township 24 North, Range 5 East, W.M.). Done. 7. Include the curve data (on Exhibit B) for the arc distance between a portion of Lot 2 through to a portion of Lot 8 (radius of 50.00', central angle of 275°26'47", arc distance of240.37'). Done. Comments concerning the Easement for Sidewalk document (first review): 8. The abbreviated legal description for said easement document (Page 10f 4) needs to be corrected in the same way as the abbreviated legal description for the Deed of Dedication was. See the attachment. Done. 9. Add "IN THE CITY OF RENTON" after "W.M." in the EXHIBIT "A" legal description. See the attachment. Done. 1 o. Add pertinent indexing information to the map exhibit. Done. Please call me at 425-392-0250 or email meattom@baimaholmberg.comifyou have questions or need additional information. Very truly yours, BAIMA & HOLMBERG, INC. Tom Redding F \1600\)673 .. 02J\Documents\Leuers\Camc K. Olson .doc , November 24, 2008 Joe Pruss Basic Ventures, Inc 18211 240th Ave SE Maple Valley WA 98038 CITY SUBJECT: TA YLOR COURT SHORT PLAT LUA05-082-SHPL Dear Mr. Pruss: _3' RENTON Department of Community and Economic Development Alex Pietsch, Administrator The review submittal on the above-mentioned short plat has been completed and the following comments have been returned. Please review these comments and make the necessary changes. Once changes have been completed please resubmit three copies of the short plat drawings and three copies of any other related documents. SHORT PLAT REVIEW COMMENTS: (These items are required to be completed prior to recording of the short plat.) 1. Contact Rick Moreno, Plan Reviewer, at 425-430-7278, for requirements to be completed on the civil construction portion to your project. 2. The short plat drawing (Sheet 2 of2) does not note what was found, or set, at the southwest corner of Lot 6. 3. Remove the decks and sidewalk from the existing house noted on Lot 8. 4. Supplemental Report #4 ofthe Pacific Northwest Title Short Plat Certificate, Order No. 588177, dated November 11,2008, refers to a new PSE utilities easement that should be noted on the short plat or shown on it (Rec. No. 20080915000304). 5. See the attachment for circled items that need to be addressed. Comments concerning the Deed of Dedication document: 6. The Map Exhibit (Exhibit B) should include a reference to the indexing information (SW Y4 of the NE Y4 of Section 32, Township 24 North, Range 5 East, W.M.). 7. Include the curve data (on Exhibit B) for the arc distance between a portion of Lot 2 through to a portion of Lot 8 (radius of50.00', central angle of 275°26'47", arc distance of 240.37'). Comments concerning the Easement for Sidewalk document (first review): 8. The abbreviated legal description for said easement document (Page 10f 4) needs to be corrected in the same way as the abbreviated legal description for the Deed of Dedication was. See the attachment. ___ I:\p_l_anR_eVl_.e_W_\CO_l-;-5:-N\')-SO-:-~h-rtp-~-:-;_:_:_\T-a:-yl __ orR-Ce-:urt-to-:_~_w_L a-:-~l-.:-:ange-o-n-:-:-:-;-:_top_·_dOC _____ -~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE '" June 19,2008 Page 2 9. Add "IN THE CITY OF RENTON" after "W.M." in the EXHIBIT "A" legal description. See the attachment. 10. Add pertinent indexing information to the map exhibit. Should you need to discuss any portion of this letter please contact me at (425) 430-7235. Sincerely, Carrie K. Olson Development Services, Plan Review ___ ~ FAXED TO: Tom Redding, Baima & Holmberg Inc -425-391-3055 cc: Yellow File E COR SfC NU C.O.I<' #1893 NO 3.1/2" BRASS DISC '/PUNCH . 196686.907 1306-360.(i()5 EASEMENT NOTES 1. THE PRIVATE DRAINAGE EASEMENTS ON LOTS I, 2, 3, 4 AND 5 ARE FOR THE BENEFIT OF ALL LOTS IN THIS SHORT PLA T. THE OWNERS OF LOTS I, 2, 3, 4, 5, 6, 7, 8 AND 9 SHALL BE EQUALLY RESPONSIBLE FOR DRAINAGE PIPES, CA TCH BASINS AND OTHER DRAINAGE FACILITIES WITHIN THESE EASEMENTS. 2. THE PRIVATE DRAINAGE EASEMENT ON LOT 9 IS FOR THE BENEFIT OF LOT 8. THE OWNER OF LOT 8 SHALL BE RESPONSIBLE FOR PIPES AND OTHER DRAINAGE FACILITIES WITHIN THE EASEMENT. 3. THE WATER EASEMENTS ON LOTS 7 AND 8 ARE FOR THE BENEFIT OF THE COAL CREEK UTILITY DISTRICT. w :z LINCOLN PL NE C :z ~ z: (") -I :z rr1 NE 35th PL SURVEY NOTES BASIS OF BEARING THE EAST LINE OF THE NE ~ OF SEC 32 T. 24 R. 5 AT A BEARING OF N 01-32-50 E. DATUM NA VD 88 DAlUM: TAKEN FROM KING COUNTY SURVEY CONTROL DATA BASE 1848. INSTRUMENTA TION INSTRUMENT USED: 5 SECOND ELECTRONIC DISTANCE MEASURING UNIT. FIELD SURVEY CONTROL WAS BY CLOSED TRAVERSE LOOPS, MINIMUM CLOSURE OF LOOPS WAS 1: 22,000, IN ACCORDANCE WITH WAC 332-130-090. REFERENCES SP-l WESTMONT SHORT PLAT V. 120, PG. 108 SP-2 HENRY HOUSE SHORT PLAT V. 145 PG. 235A P-l WHITE HAWK V. 174, PGS. 9-11 RESmlCTlONS SUBJECT TO AGREEMENT, TERMS AND CONDITIONS WITH KING COUNTY WA TER DISTRICT NO. 107 UNDER CITY OF RENTON SHORT PLAT # LUA-05-082-SHPL 00-20-0419 OWNERS DECLARA nON «!IIOW' AU. WEN BY KU PRESENTS thot wt. tP.e .-'\o-~ 0WtI.,. hie • .mp!1 01 I'" land""'" deectlMd. .~:t~owltort ~ th..-.of otId Pelatl 'I!.", "'lIP to b, ttl, tropNe ~I.,.tlll~ 01 _. onf thet ~ thOrt M~ Is n'IOde .ttI ttli ttM e."."t eMih~.w1th\hedesitlld",.G.rI'" 1H.~WH£l't(J""~"'ourMnd .. 6A$IC \'IltliiNRES. INC. E~lI\'tMOlJSE.INC ST.A'rt or W.AS1IHOlOH ) ISS CCUNTY ~ I<IMC ) :fl~~:AI.-::-~'" :'::-3;u;J~ :,;.:"(~~'«:! AfFlI(£O MY< SlAi{ ($ WJlSWI'oIC"IQN ) )S< corJNlY OF lONG ) ~ATUR£"Of' .. or~.., p~"",~",~~~~~~~~ (lATED MY APf'OINN£Hr EXPm£'S PR1NTl'O NAME: ~ ~GNfl)~T~ poitlE IN AAO f<iR THE ~~r~ ~~ P!"ItSONAU.V APPEMfO 10 u£ 1(.>iQWII TO BE Of lHAT ExtOJltO THt 'ORECOING IHSU SAIO !HSTl'bJIoIENT 10 BE Tt<E FltE£ AND YO!..I SAC) CORPOAAlION FOR ll{[. USES AN~ PI :O~,~n;O~~~1tnt~~"'''''''=,"'''T'.----- IN "'JIoiE'SS wtf£It£<J". t HA'IE IiER£iJtilO SET MY HAND NolO AlfbC£D MY OffICIAl SEAl. M: 01..., AND YEAR flAST ABO\It ~rTEH, SlCNloruME OF ",orARY 1"1Jel1~"~===== OATED _ lAY APPOtIlMENT £XPIR£S PRlNTEO NAYE ______ _ RECORDER'S CERllFICATE flied tor record this .. '" .,.day of ..... ., .. 20., ..... ot ...... M i.."! DOOi(, ........ of., ...... ot page ..... ot tn. request 01 Y.'lLUAM SHuPE HOUAB£RC. ···Mi·" ······S·~p·C-~·j··R;;eo~d·~··"·· APPROVALS: KING COUNTY CITY Of RENTON DEPARTMENT OF ASSESSMENTS t~td on4 GplM'01ftd itlll . __ ~ .• Cloy 01 ____ 20_ EnntNd ~ approved lhlt __ .y Clot ___ _0 20_ ~~.o.,~TOi Publle Wulk8 -----;;;-w;:;or------------------•• ' o;~Ann=------ ....... , __ 33457Q-Q2~ TAYLOR CO\.tIT SHORT PLAT B.W. 114. HE 1I41EC. 32. TWN. 24 No, flOE 5 E. W.t.l LEGAl DESCRIPTION lOt "Bloat" orc. c. HiI...LW~1LA1<t W"~GlQtI ~OF[Of;lW TO stA.MlE. 0f\I. HC. 1 ~ TO M PLAt MREtlr AECCIU'O .. ~ Ifi or PUl'$. 1010« Ie. IN ICING COUNTY, WA5H!HC!CH; txa:PT blAt ~OON MtREOf QCN\€1EO TO KIfoIO CQUtoT't' F(lR ROAD UNDER 11M CQUp.llY ~ HUfllflOI If2",7 ON .J.M: 5. 1"12; 1'OOE:lHVt Wl1I1 NI EASfJrlVtT roR INQIIES$ MO E~S$ FOR Vl'I\JlY I'UAPOSa CMR SOUtH !o.cc flU Of I.O't 1. ISt..OO< ... e. D. kUNN("S lo\lCt 1fAStt!IiIGl'ON ~ 01" mot TO $[ATl\L OI'ASlOtt NO. 1, ACtOItMG 1'() M f'UlT 'ltUItOf fItCClIU)(O .. ~ ,. rI ""An. lOA« Ie. IN KWC C(MII!'Y •• ~. PEa_ABATION Of COVENANT n-c O1IIf(R or THE LAND l'UBRACEO "THIN nes 9<ORI P.~T. IN RElVRf,I FOR THE 8OI£f1f TO ACCRU£ f'AOI,I '!MIS sueoN5ICH. BY SJaNlNG HER£orrt CO\eIAftTS. AfC) .\CRUS TO CCfrM:Y 1H( etNEFla ..... lNiutSt IN tHE !!lEW E.AS(NENT SHOWN ON nilS SttORr ~AT TO ItMY Nfl) N..L fVlI.R PVRCHASEItS or ~~~~,,'!"""IIf~~: 'W1~~~~~ ,~~ fHE t.N«l AS SHCr.W4 ON NA1lYE GROWTH PROTEC]ON EASEMENT tHE IIIA'l'I'4' CROWn! PROTtCllON U5EMtNT~) ~ lHIS SICORt P\.AT IOOtllFlES '1M[ Q[QUIR[O WETlAHO 8Uff'ER AREA fUt tHE: WER.AfW5 CJoI; AOJACEttT polRC(ts. not CR£AflOM OF "!HE NAn¥[ CROWlH PROTEC~ EASDltNT (NCPE) eotI\t:YS TO lHE PVaUC A 8£NtnON... "TEREST IN H LNCI WITHIN nit EAstWe:NT «A, mIS INJEREST SH4U. aE VOlt tHE JII\FRPOS£ or PfI£'!i(RWoIC NAnVE 'Ai:CETATfCI( rQIt "IH£ CON"QiIOl ($ Sl.iRf""ACE: WATER AHU [ROSI~, "~IENANQ: Of s..tlPE srABIU1Y. "'SUAL NolO AURAL SUFfERING, NfO PRQf[tr\Ol'f or P\.Af'iT ANO ...... MAl. >W3!rAT. nt( NAnw: CROWN PROtEtilCl'l £ASOltlH IMPOSES UPO:'i AU. Pfl£S£Nr ANO 1'lfIt1A( O'fIMRS ANO ~ or nt£ £.AS£W(Hr NI:EA 9Ir0Al.;EABl.£ ON YEHAti €S. "tHE PU9UC BY THE orr Of REHTOI't. TO LEA'tIl: UfrlOIS1\.M£O .AU. "tAft'S A/'CI OnlER ¥£(lETATlOIrt YIIltfII4 TtR: ~~T MEA. mE loe:GCrAlfON "lHIf<i tHE I\iCiPE MAY tlOT BE 1:IJr. PftUNED. COw::RW ev FIll. REIoIOVED OR O.MIAC(O. IUHOUf Ttf£ DIPft£$SEl) 'IIRlrmt P"JlWISSIOH I'RQN llit CITY Of' IWfTON. Tf1f: fQ(;HT <X tNTAY (lItA,<ilm HERON SHAU. APf'L.., \, ro TI1£ MlEHfS. R£PftESENrAlre ANO DJP'~ OF THE ()W.I£AS OA suesE'OUENr OWt4£RS OF Tl-E "".;\It'«Hl Yt'i(~ PRoPERlY. 1£ ctlR sr.c fttO C.o.R. lUIS'" fflO 3.1/2." BRASS DISC N>114~ F"'Cl C.OoA. IlaJ40 " J2 MOH, .. CASE w/ PUfilCJ.! IN 3/'-8ft"! P'~G fIj.19I5I5Jt".331 E. 13OJ747.tM 65.l24' Ilrir= I I,.,. ~ CfJiTER or SEcnOH 32-2:4-050 N aa"",'ot" w 2'62.0.52:' N,T.S. LAND SURVEYOR·S CERTiFICATE Thl. Short Plot correctly represents 0 survey mode by me or under my d!r'ectiOf1 in conformance with the requirements of lhe appropriate Slote and County Stolute end Ordinone. In .... " ...... 20 ....... Certlfleote No. , ... H~ .... ~Ig~ ~ ~~ % ~~ E-.5T 1/4 C'(JlN!fI !'NO t,o,/t lie» IIIOH, IN CASE W/ PtJNCt1 ~tr~~SPUKi t. 13062&5.614 TAYLOR COURT SHORT PLAT RECORDING NO. .. VOL/pAGE SURVEY NOTES BASIS or BEARING "!li£ [AST Wli Of" fli! HE " OF se:c 32 T. 24 R. 5 .iii.! A SEIoAfHG or fIj 01-J2-:.o E. OA lUll NAW 88 DATUN; TAJ(£N fftOW IOfljG COUNTY 5UR\I£Y e<v.-itRQ. OArA BAst IS4&. etNCH MARK O£5CRfPnC»l: INSTRUWENTATIOH IfoISlft\/WtNT USEO: !;I SECOHO aE'cm.oNIC OISTNtC[ W:~ UH!T. F1Cl..D SUR~~ COI'l"Ma. WAS BY CLOSED iRA~5t I..OOPS. MImlI.lIiII Q.0SUftr ~ lOOPS w,u I: Z1~OOO, 1!Of ACCCIIDANr.E; 1III"fIt WAC 332:-130-010 Bf!IBEIICElt SP-I -a"llolONr SHORT PlAT V 120. PG. 101 SP-2 H£HItY HQUS( SHORT f'l.Ar Y. I~ PC. U5A P-l 'IIWT"E HA'M( V. \7". PGS. t·· 11 ~ 5IJI..IttT TO ACl!'It£'M!!CT, 'fE'RajIS "'"'0 COtCtJQN$ .ant ICIHC COUNTY .ATER OISmcT 1'10. 107 UNDER Rt(;OR()!)Ie NUWBfR 8803JOO4.$~. w ~ 11;. g BAlMA &: HOLMBERG INC. ENGINE.Er1S It SURVEYORS JOB NO. 1673-023 OWG NO. 1673-02J StET 1 01' 2 CITY OF RENTON SHORT PLAT * LUA 05 082 SHPL LNO-20-0418 PE!-lT(:H :.UA (::i-Ql.5··U.J~ ::nU:i HH.::~ ~~:t:OGS r L :i:i<.Si'().\J1S2 \ \ \ \ \ --T--\ .. ",,' • ,,' _. "'UN" .OC \ r _ ....., 2<'_'" \ ~'tf;" \ I "00' o.C!! E _ i; I -L -"-'1: ~ fOUND R4r;C L'~~4 0.03 N OOt E I \ rL i" \ \ :'",,"!C,""W 4" . _ 3; ~ ;::::~ 2 / ~",-..! ~ \:::'.4~ I ' co ..... RECORDING NO. ~ ---\ I - \~ I 'lfHi:;:H,';'.\f~~: ~"'" PO :~; un ~ / --- VOL/pAGE L£GalD @-'S£T toIOftIAiDlT IN CAS[ o f"C!IJM) REBM ANO CN> • SH r R£&AR AND W, l5l11J32 ;.: stftJ.Cklfrlt.tAO .. CUR8ON Pf«)P[RTY UHE PRQJtCtF;D ~ fOUHO M(JtUUENT '" eASE " '-\/ \ --...-~ I -----....-\-.-__ t>\"~C\1. -1c s\1.&&~ _~-:,~~_0--;--'-""'3" ... ,....... ""1""""",, .. ---J,J' ~,. , . AS[ q .,. .-'"' ._ _ _ \ b:r; BRASSY \ ~,,""""""" /(""...-"'"" " ••• w -l~i'2; ..... , I \ II e&"",,",'.T " \ / .,." -- -~ -,--f;i :i: ~~' , \ '\ "'U ---'" -"'::>-- 0,11 W f ~.~; ~~ssr \ ! . \ 0.00 W C. " ' \.~~ \ \ ~ \ ~ \ \ "".'" ,,\,n :i,e LOT AREAl ,).~tl so rr 4,$50 SQ FT ~ ~ ~ .,,~,:!t\ \ " ~:l. 3~~~~~:;:.~~.i: ~ t ---" f ; ""-~:'./ H4"," I ---:--L_~~ I J ~£~~t{)l .. (NG1'<l I . ': I 6 I.! j":'''~''''''i/ t-,' .... '/~ -''''', V-LI,T. ",Ali II< $.' v I." ALtERED TO PIlOV()( ... - - -T T - -'0. f.4.4'· ..-.:-:....,5'''':,· ... 9 CQNF'OItYINC RENt VAAl) \ Hl!8"01'1S"W ~SJ" tASDl(Jtf 11 ~ / ~ HII'08'29"w (SP-I) ~'iE::; THt:-n S::;;:~I~ {~~.1~ T \ + ~{1:1 flG. 'WE \ LilT ~~ \ ~~ \ ~, \ un f; \ \ \ ! I I I / Li!T !; I I I / I + 13:- 9 ~ ;I'~ 5~ I~ Ii I~ I~ ( TAYLOR COURT SHORT PLAT 05!0 2C 30 Ii;;I5;;;;;I"! SCALE ,. -30' \ <J,'; \ \ .. \ If,,~ \ \ z \ ,'''t;. \ \ \ ~ \: \ \ \ l; ~ • 'y--~ ! I \ ~l,. \ \ oJ I '0.$ Z \"" \t \ \ ~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ~ ~ $,708 so F"T --l---....... -:--.--::: : ~ LOT ADDRESSES i \ 2000 Nt 371ll PI,... \ \ \ 2001":''''''''- \ \ :::;:~ll~ \ .". .""H PI. I ~ \ \ \ ~ BAIMA &: HOLMBERC INC. ~NG;NEERS • SU~VEYORS 100 FRONT smEET 501.111'1 I$$~QlJAtI, W'ASHINOT~ i80z, (42~) 312 -0250 DATE 8/i8/OS I JOe NO. 167J-02J 11/0J/06 D'NG NO. 1673-023 SCAL£ SHEET ,N=,JO' 2 OF 2 I Carrie Olson -Water-Sewer OK to Recor tter.pdf An Engil'l6erlng Services COMpany November 5, 2008 Nell Watts, Development SelVices Director City of Renton 1055 South Grady Way Renton, WA 98055 Subject: Taylor Court Short Plat Coal Creek Utility District Dear Mr. Watts: On behalf of Coal Creek Utility District, I am writing to inform you that there are performance bonds to the District in place for construction of the water and sewer Improvements for the Taylor Court Short Plat. The District therefore has no objections to the short plat being recorded by the City. Please let me know if you have any questions. Sincerely, PACE Engineers, Inc. u~7/~ Dave Hutley, PE 7 Vice President Cc: Tom Peadon, Manager Commissioners John Milne Tom Redding, Baima & Holmberg PACE Engln •• r •• In •. Kirkland Office 11255 KIrkland Way I Suit. 300 I Kirkland. WA 98033 P 425.827.2014 I f 425.827.5043 paceengrs.com Page 11 I Carrie Olson -Taylor Court Short Plat wit' ~Idg Permits Restriction Note.pdf APPROVALS: IC'MGCWMn CITY OF RENTON CllY OF IUNTON D£ ..... tTMEIIIT or o\$£S9IEH" ~"' ___ .'''' •• _'''' ______ N...._ ~-----.... --.... -1---------'--------1 _lit "' .... __ , _ ..... -',- -_. ;;;::.:,:., ~_~.;:_=_=_=_~~: I " .1ICU ....... '_.PIlN\lI., .... __ 0"'11' _ .. -.... -.. ~--.... -- R(COROE~'S CERTIF"ICAT£ ~---------------- L.£G.!l DE'jCIU"'T!QN ~~=.i...~~'==~~-:-.... ~~ P«PIIM,,,,*_, __ ,, __ ft .. __ _ -,-----_ .... .-.,,---...... _---_ .............. .,,-___ ......... ,_., .. _1 ____ .. ....... _' .... --.. ',_.-..... ,-_ .. _ ................ __ n. __ reD AliA DON SF CSMNANI LAND SLJRVEYOR'S CERTFlCAT[ BLlILI)rNG PERMI~ NOTE NO eull.OIttc "'lIMln 'MU. IS( ISSUED FOR: HOUSES CN lHE LOTS ClfTHIS9-IOCTPlATI.MTlLl-IE 'UlI\DS (~sr lifT Of A~1) "'NPUTl.l'(SNIC.~ST1tIlCT(II ... IIQ APPlfOVED. ~IO -. -. .". "'.:. s::.;: ~.i::::':"='.;-;" .., TAYLOR COffRT SHORT PLAT ...... .: ............. '-'1"-' '" ... -.._ 1 .... _ t_ • ., 5h1t.too_llnIhIrt;>ol ... _ ..•. _.:0. ... _ SLIR'llEY NOTES _Ulr_ ......... _ ... , .. ..... , ...... "' ... -u-.eE. OAI\N ...... .. _Il1O 1'15-1111 OM;:IIQ. ItlS-OU , ~ t Page 11 @arrie Olson -Taylor Court Short Plat wit CITY OF RENTON SHOfn PLAl fI. LUA-05-082-SHp!' Idg Permits Restriction Note.pdf BVllOING PERMITS NOlE NOIIUIl..oatC I"£NTS 'MLLBG: ~sr:~~~r~"~TMU:rs ItOo'OS{MSf lFI or ASPHALT) AMtt IITl.T£S All[ COIISTRUC1(11 AlittAPPItQVEt. \ \ \ TAYLOR COURT SHORT PLAT \ Page 21 WL../I'AGf a.·r_"'_.lII"" X;!l~~-'1M" 11' __ ... _ I· .... I I.,"an 4 ........ . . • ... m .. 7 ..,..'10" 1 , .... " 1 ~ • From: To: Date: Subject: Richard Moreno Olson, Carrie 11/25/20082:20:50 PM Fwd: RE: Taylor Court -Request Defer some Improvements and Record the Short Plat >>> "Tom Redding" <tom@baimaholmberg.com> 11/24/2008 10:16 AM »> Rick Here is the final short plat with the proposed note creating the restriction for issuing building permits, and the OK to record letter from Coal Creek Utility District. Joe Pruss will be paying the 150% bond soon-I will find out when. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com -----Original Message----- From: Richard Moreno [mailto:Rmoreno@ci.renton.wa.usl Sent: Monday, November 24, 2008 9:44 AM To: Tom Redding Subject: Re: Taylor Court -Request Defer some Improvements and Recordthe Short Plat Tom-It appears you have the support of our Adminstrator regarding our decision to record your short Plat prior to completion. What I need from you is the following: 1. Language on the face of the Short Plat plans stating that No building permits will be issued prior to the completion of utilities and first pavement be installed. 1. 150% security bond be in place with the City of Renton. 3. Provide a copy of approved bond from Coal Creek to cover utility and right of way construction for our file. In return, the City will provide a revised deferral letter itdentifying the items afore mentioned. Call me with any questions. (425) 430-7278. Rick »> "Tom Redding" <tom@baimaholmberg.com> 11/19/20083:54 PM »> Rick This purpose of this email is to summarize the conversation we had this afternoon as it pertains to recording of the Taylor Court Short Plat prior its expiration date of December 6, 2008. The request to record the short plat prior to the December 6, 2008 expiration date is denied for the following reasons: 1. The first lift of paving, with adequate base to support fire trucks and other emergency vehicles, must be in place prior to recording. 2. The water main and fire hydrants must be constructed, accepted and energized by December 6, 2008, for fire protection purposes. You went on to say about the water installation issue, that possibly either the existing fire hydrant along Monterey Place NE could supply the required fire protection if within 300' from the front of the furthest future house, or another fire hydrant could installed and energized prior to water main installation that would supply the required fire protection if within 300' from the front of the furthest future house, if operational prior to the expiration date of December 6, 2008. You thought that this might be an acceptable alternative to installation of the complete water system. In any case, a note would have to be added to the final short plat that spelled out that no building permits could be issued for any of the lots prior to the roads and utilities being constructed and accepted. Is this an accurate summery of the situation? Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com -----Original Message----- From: Richard Moreno [mailto:Rmoreno@cLrenton.wa.usl Sent: Wednesday, November 19, 20082:49 PM To: Tom Redding Subject: RE: Taylor Court -Request to Eliminate 4ft Rockery Tom I can approve the removal of the rockery. I am in the process of writing a detailed letter pertaining to your request to defer major items of the short plat to record before Dec. 6th. However, the City's position is not favorable to your cause. >>> "Tom Redding" <tom@baimaholmberg.com> 11/12/20089:46 AM »> Rick I sent over copies of a proposed revision to the Taylor Court plans last week, to eliminate a 4' max rockery. Is that acceptable? If so, can you give us an approval--we have to record the final short plat in about 3 weeks and I don't want the rockery to prevent it. Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com I Carrie Olson -Fwd: RE: Taylor Court - R st Defer some Improvements and Recor ... _I S_h_o_rt_P ...... la_t _______ P ... agllloe ......... 31 -----Original Message----- From: Richard Moreno [mailto:Rmoreno@ci.renton.wa.us] Sent: Thursday, November 06, 2008 3:53 PM To: Tom Redding Subject: RE: Taylor Court -Request to Eliminate 4ft Rockery no »> "Tom Redding" <tom@baimaholmberg.com> 11/06/20083:48 PM »> Rick Did you see the attached plan? Thanks Tom Redding Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax tom@baimaholmberg.com -----Original Message----- From: Richard Moreno [mailto:Rmoreno@ci.renton.wa.us] Sent: Thursday, November 06, 2008 3:46 PM To: Tom Redding Subject: Re: Taylor Court -Request to Eliminate 4ft Rockery Tom- Send me a revised civil plan identifying the elimination of the rockery you are implicating for me to review and/or approve. >>> "Tom Redding" <tom@baimaholmberg.com> 11/06/20083:22 PM »> Rick I would like to request that we be allowed to eliminate the 4' max rockery on the Taylor Court project. We need to officially eliminate this rockery so that it won't be an issue with recording the short plat in a few weeks. Because this isn't a building permit issue, I'm hoping that this is something that can be easily done. Mike Dotson says that he doesn't think that it should be added to the deferral because it is private and not subject to a building permit. But I don't want it to become an issue with the inspector at recording time. The building (Joe Pruss) want to address any needed grading issues in this area with the foundation wall of the house to be constructed on Lot 7. Please let me know if this is OK. Thanks Tom Redding I Carrie Olson -Fwd: RE: Taylor Court - R Baima & Holmberg 100 Front Street South Issaquah, WA 98027 (425) 392-0250 (425) 391-3055 fax ist Defer some Improvements and Recor .,. ,.;' S;.;h.;.;;o;.;.rt;.;P~I;.;;a;..t ______ .;.p.;;;a;.a;:g,;;,e...;..!41 tom@baimaholmberg.com <mailto:tom@baimaholmberg.com> DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM November 12,2008 Jennifer Henning, Planning Carrie Olson, Plan Review CD TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Attached is the LUA folder for the short plat. We are in the final review stage of recording this short plat. If you find any short plat requirements that have not been properly addressed, please let me know. Please return comments and folder to me by Wednesday, November 19, 2008, so I can proceed to final recording. Thanks. • Traffic, Park and Fire Mitigation Fees for 8 lots will be paid prior to recording. • Demo Permit B080563 has not been finaled. ~~/J _- Approval: _.'_ .. --+ ______ ---""'--_-=----___________ , Date: ____ _ Jen fer Hennmg, Plannmg Cc: Yellow File I:\PlanReview\COLSON'Shortplats 2008\Taylor Court SHPL 05m PlanningReview.doc DATE: 7°: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM Novembe~2008 ~ PoJl~ -Corrio 01'0", PI ... Revi ...... (oWl ~ \J Rocale Timmons, Associate Planne~ Taylor Court Short Plat, LUA05-082, SHPL-A The following changes are needed in order for the planning section to recommend recording of the final short plat: Mitigation Plan Approval: We have reviewed and approved the final revised wetland mitigation plan/monitoring proposal for Taylor Court Short Plat dated 9/23/08 and received by the City on 10/22/08. I have enclosed an approved copy for your records. The mitigation project shall be installed in conformance with the approved plan prior to recording or a separate surety device shall be provided. Mitigation Installation and Approval: Once the wetland mitigation has been installed (plants, signage, fencing, etc.) pursuant to the approved plan, the wetlands specialist will need to provide me with written verification that the installation and that it is in conformance with the approved plan. As Built Plans for the Mitigation Area: A copy of the as-built plans as required by Section 6.0, Sheet 4 of 5 of the approved mitigation plan, prior to recording. Monitoring and Maintenance Surety Amount: In order to provide the applicant with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. A draft (followed by a final) maintenance and monitoring contract (or contracts) for our review prior to execution of the contract shall be provided. The draft contract language must ensure compliance with both the performance standards of Page 2 of 5 of the approved Altmann Oliver Associates, LLC mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years. Protective Easement: You have opted to place the "Wetland E" buffer in a Native Growth Protection Easement across Lots 5 -6. Please clearly identify this area on the face of the final plat as a Native Growth Protection Easement and also indicate the off-site wetland category (Category 2 Wetland). Landscaping: The applicant shall revise the detailed landscape plan to include 2 street trees for each lot; specifically Lots 2 and 9. In addition the applicant shall note the following on the landscape plan: 1. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relationship to proposed and existing utilities, and 2. The location, size and species of all protected trees on site. Protected trees shall have the approximate drip line shown (see RMC 4-4-130, Tree Retention and Land Clearing Regulations), and 3. Names of existing and proposed vegetation. Lot 8: The applicant shall provide proof that the existing home has been altered in order to conform to the setback requirements for a rear yard in the R-8 zone. The final short plat plan shall be revised to depict the altered footprint. General Final Plat submittal requirement: Once all changes have been made to the plan set, please provide one set of PMT reductions of each finalized plat plan sheet. , Denis Law, Mayor November 13,2008 Joe Pruss Basic Ventures 18211 -240th Ave SE Maple Valley, WA 98038 CITY L ~ I RENTON Department of Community and Economic Development Alex Pietsch, Administrator Subject: Approval of Final Wetland Mitigation PlanJProposed Maintenance & Monitoring and remaining steps for proceeding with Taylor Court Short Plat, File No. LUA05-082 Dear Mr. Pruss: Mitigation Plan Approval: We have reviewed and approved the final revised wetland mitigation plan/monitoring proposal for Taylor Court Short Plat dated 9/23/08 and received by the City on 10/22/08. I have enclosed an approved copy for your records. The mitigation project shall be installed in conformance with the approved plan prior to recording or a separate surety device shall be provided. Next Steps: Work with Jan Illian in the Plan Review Section to obtain construction permits and begin work on wetland mitigation installation consistent with the approved plan. Mitigation Installation and Approval: Once the wetland mitigation has been installed (plants, signage, fencing, etc.) pursuant to the approved plan, please have your wetlands specialist provide me with written verification that the installation is in conformance with the approved plan. You may be planning on installing the mitigation project after the short plat records; in order to provide you with the amount of security necessary for the installation of the stream mitigation plantings, signage, fencing and the ecology block wall; we will need a copy of the signed installation contract for this work. Once the City approves the contract proposal, the applicant will need to provide a installation surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee the installation of the mitigation project. As Built Plans for the Mitigation Area: A copy of the as-built plans as required by Task (of Section 6.0, Sheet 4 of 5 of the approved mitigation plan, prior to recording; unless a installation surety device is provided. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. A draft (followed by a final) maintenance and monitoring contract (or contracts) for our review prior to execution of the contract shall be provided. The draft contract language must ensure compliance with both the performance standards of Page 2 of 5 of the approved Altmann Oliver Associates, LLC mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival -------l-O-SS-s-o-u-th-G-r-ad-y-W-a-y---R-en-to-n-,-w-a-sh-in-gt-o-n-9-g-0S-7------~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years. Monitoring and Maintenance Period Start Date: Once the mitigation project has been installed, please provide me with the wetland consultant's written confirmation of installation pursuant to the final approved mitigation plan. The date the City receives this written confirmation will constitute the beginning of the minimum 5-year maintenance and monitoring period. Wetland Information Needed on Final Plat Map: RMC Section 4-3-050G3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. Protective Easement: You have opted to place the "Wetland E" buffer in a Native Growth Protection Easement across Lots 5 -6. Please clearly identify this area on the face of the final plat as a Native Growth Protection Easement and also indicate the wetland category (Category 2 Wetland). Section 4-3-050E4 of the Renton Municipal Codes states: "The permit holder shall establish and record a permanent and irrevocable easement on the property title of a parcel or tract of land containing a critical area and/or its buffer created as a condition of a permit. Such protective easement shall be held by the current and future property owner, shall run with the land, and shall prohibit development, alteration, or disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity." Please provide me with a draft of this language prior to recording. Please send all revised wetland-related information/plans to my attention. Feel free to contact me at 425-430-7219 if you have any questions regarding this letter. Sincerely, Rocale Timmons Associate Planner cc: Simone Oliver, Altman Oliver Associates, LLC Jennifer Henning, Planning Manager Jan Illian, Plan Reviewer LUA05-082 Altmann Oliver Associates, LLC AOA (:arn'lIioll. \\,,\ !ISO) I F,IX (I:!:,) :tt~I;,O~1 Environmental September 23, 2008 Joe Pruss Basic Ventures ~_I~~ OCT '::' 2008 ae.G&.WiD Planning & Landscape Architecture AOA-3155 CITY OF RENTON DEVELOPMENT SERVICES DIVISION AP ROVED By -l1o(tJ-h. ~ Date ///':1/o~ Revised Wetland Buffer Enhancement for Taylor Court, Renton, WA 18211 -240th Ave. SE Maple Valley, WA 98038 SUBJECT: SHPL-A, City File #LUA05-082 Dear Joe: The purpose of this revised report is to document the enhancement measures that will be implemented to mitigate for the wetland buffer reduction on the Taylor Court project site. This report reflects the revisions per the September 15th, 2008 letter from Rocale Timmons of the City of Renton Department of Community and Economic Development. Per RMC Section 4-8-120D23, performance monitoring of the mitigation area is required by the City of Renton "for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. The monitoring schedule necessary to comply with Renton Municipal Code (RMC) requires quarterly monitoring reports for the first year and annual reports thereafter." 1.0 IMPACTS & MITIGATION The existing buffer area is dominated by Himalayan blackberry (Rubue diec%r), an invasive non-native species. Under the project, 1,552 s.f. of the degraded wetland buffer would be reduced. In no case would the standard 50-foot buffer be reduced more than 25% or be below 37.5 feet. Mitigation for the buffer reduction would occur through the enhancement of 3,495 s.f. of the remaining degraded buffer on the site. In order to accommodate the necessary grade changes from the lots abutting the buffer with the grades within the buffer, an ecology block wall will be constructed just outside the reduced buffer. The civil engineering plans provide details and sections of this wall for additional Joe Pruss September 23, 2008 Page 2 of 5 additional clarification. This wall will provide a greater separation between the lots and the buffer, thus providing greater protection of the buffer from human intrusion. Buffer enhancement would consist of removing the blackberry and re-planting the buffer with a variety of native trees and shrubs (Drawings W1.1 and W2.1). Implementation of the buffer enhancement plan should increase the plant species and structural diversity within the buffer, thereby increasing the area's value to wildlife. 2.0 GOAL & PERFORMANCE STANDARDS Goal and Performance Standards for Enhancement Area The primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following performance standards have been incorporated into the design of the plan: Success of plant establishment within the mitigation area will be evaluated on the basis of percent survival, percent cover & species diversity. Performance Standard For Vegetation Survival, Cover & Divereit}' For woody planted species, success will be based on the following 1. at least an 100% survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. 85'10 survival rate after Years 2-5 or 3. areal cover of planted or recolonized native species of -15'10 at construction approval and through the first 3 quarters of Year 1, -20'10 at Year 1, -30'10 at Year 2, -40'10 at Year 3, -50'10 at Year 4 and -60'10 at Year 5. 4. Within the mitigation area, at least 2 species of native conifers, 2 species of native deciduous trees and 6 species of native shrubs will be established during the 5-year monitoring period. Success for herbaceous species will be based on an 80'10 cover of desirable plant species at any time during the 5-year monitoring period. Performance Standard For Invaeive Plant Speciee Exotic and invasive plant species will be maintained at levels below 15'10 total cover. These species include Scot's broom, Himalayan and evergreen blackberry, purple loosestrife, hedge bindweed, Japanese knotweed, English ivy, creeping nightshade, Canada and bull Joe Pru66 September 23, 2008 Page 3 of5 Canada and bull thi6tle, pOi6on hemlock, reed canarygra66 and bird6foot trefoil. Removal and control of the6e inva6ive plant 6pecie6 will be achieved through routine maintenance in the mitigation area6. Such maintenance i6 nece66ary to achieve 6ucce66ful plant e6tabli6hment and compliance with the 15% thre6hold for the 1i6ted exotic/inva6ive 6pecie6. Removal of unde6irable 6pecie6 will occur by hand whenever p066ible. No chemical treatment will be employed without prior approval by the City. 3.0 CONSTRUCTION MANAGEMENT Prior to commencement of any work in the enhancement area, the clearing Iimit6 will be 6taked and any exi6ting vegetation to be 6aved will be clearly marked. A pre-con6truction meeting will be held at the 6ite to review and di6cu66 all a6pect6 of the project with the land6cape contractor and the owner. A con6ultant will 6upervi6e plan implementation during con6truction to en6ure that objective6 and 6pecification6 of the enhancement plan are met. Any nece66ary 6ignificant modification6 to the de6ign that occur a6 a re6ult of unfore6een 6ite condition6 will be jointly approved by the City of Renton and the con6ultant prior to their implementation. 4.0 MONITORING PROGRAM The monitoring program will be conducted for a period of five year6, with quarterly report6 during the fir6t year and annual report6 for Year6 2 through 5. Vegetation 6ampling plot6 will be prepared and a record will be kept of all plant 6pecie6 found. Vegetation will be recorded on the ba6i6 of relative percent cover of the dominant 6pecie6 within the vegetative 6trata. Photo-point6 will be e6tabli6hed from which photograph6 will be taken throughout the monitoring period. The6e photograph6 will document general appearance and progre66 in plant community e6tabli6hment in the enhancement area. Review of the photo6 over time will provide a vi6ual repre6entation of 6ucce66 of the enhancement plan. 5.0 MAINTENANCE PLAN Maintenance will be conducted on a routine, year round ba6i6. Additional maintenance need6 will be identified and addre66ed following periodic maintenance review6. Contingency mea6ure6 and remedial action on the 6ite 6hall be implemented on an a6-needed ba6i6 at the direction of the con6ultant or the owner. Joe Pruss September 23, 2008 Page 4of5 5.1 Weed Control Routine removal and control of non-native and other invasive plants (e.g., Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, Japanese knotweed, English ivy, morning glory, thistle, clematis, and creeping nightshade) shall be performed by manual means whenever possible. Chemical means will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at levels below 15"lo total cover within any given stratum at any time during the five-year monitoring period. The following outlines treatment for specific species. 5.1A Himalayan and Evergreen 81ackberryControl Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot-sprayed with herbicide only if necessary and under the supervision of a consultant. 5.2 General Maintenance Items Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses and other competitive weeds shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier cloth with mulch rings, or selective weed-whacking. If weed-whacking is performed great care shall be taken to prevent damage to desired native species either planted or re-colonized. Woody plants shall only be pruned at the direction of the consultant or to remove pest infestations. 5.3 Contingency Plan All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the consultant, City of Renton, or the owner. 6.0 AS-BUILT PLAN Following completion of construction activities, an as-built plan for the enhancement area will be provided to the City of Renton. The plan will identify and describe any changes in relation to the original approved plan. If you have any questions please call me at (425) 333-4535. Joe Prue;e; September 23, 2008 Page 5 of5 Sincerely, ALTMANN OLIVER ASSOCIATES, LLC ~~ John Altmann Ecologie;t cc: Rocale Timmone;, Ae;e;oci&!te Planner City of Renton Tom Redding, Baima & Holmberg Inc. Altmann Oliver Associates, LLC AOA Carnation. W.\ 9HOI·l (Ink .. (-I~:i) :n:4:i:F. October 8, 2008 Rocale Timmons, Associate Planner City of Renton Dept. of Community & Economic Dev. 1055 South Grady Way Renton, WA 98057 Reference: Subject: Dear Rocale, Taylor Court SHPL-A, City File #LUA05-082 Revie;ed Wetland Mitieation Plane; Environmental Planning & Landscape Architecture AOA-3155 -evr:LoNEWl' p~HlNG ~(i1'V OF RENTON OC1 122008 RECE'VEO Thank you for your comments on the wetland mitigation plan for the above-referenced project. This submittal package is in response to your comments dated 9/15/08. Attached, please find the revised Wetland Mitigation Plan revised 9/19/08 per your comments in the letter. The revised mitigation plan clearly depicts the NGPE tract boundary, the legends have been revised, and dimensions were added, along with City street names and the specifications including the performance monitoring success criteria were revised per your comments. The ecology block wall elevations and sections are included in the attached civil drawing prepared by Baima Holmberg. The purpose of the wall is to provide grade change from the lots into the buffer without impacting roots of existing trees located within the buffer. Lastly, your comment regarding 'information needed on final plat map', Baima Holmberg recently submitted the final plat map depicting the NGPE. We hope all of the above information will allow for final approval of the wetland mitigation plan. If you have any questions, please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver Landscape Architect Attachments 1. revised Wetland Mitigation Plan dated 9/19/08 2. revised Wetland Buffer Enhancement report dated 9/23/08 3. Ecology Block Wall Plan prepared by Baima Holmberg CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: November 12,2008 Bob Mac Onie, Technical Services Sonja Fesser, Technical Services Carrie Olson, Plan Review X7235c.D TAYLOR COURT SHORT PLAT LUA05-082-SHPL AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Letter of Compliance • Short Plat Certificate • Deed of Dedication • 0.5' Sidewalk Easement • Short Plat drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: _____________ , _________ -', Date: ____ _ Robert T Mac Onie, Jr. Sonja Fesser Cc: Yellow File I:\PlanReview\COLSON'Shortplats 2008\Taylor Court SHPL 04m PR-TS ReviewStarldoc DATE: TO: FROM: SUBJECT: PUBLIC WORKS DEPARTMENT MEMORANDUM November 24, 2008 Carrie Olson . ~ Sonja J. Fesser ft Taylor Court Short Plat, LUA-05-082-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced final short plat submittal and have the following comments: Comments for the Applicant concerning the short plat submittal: The Datum for the Basis of Bearing should be a horizontal one (e.g. NAD 1983/1991). The short plat drawing (Sheet 2 of 2) does not note what was found, or set, at the southwest corner of Lot 6. Remove the decks and sidewalk from the existing house noted on Lot 8. Supplemental Report #4 ofthe Pacific Northwest Title Short Plat Certificate, Order No. 588177, dated November 11, 2008, refers to a new PSE utilities easement that should be noted on the short plat or shown on it (Rec. No. 20080915000304). See the attachment for circled items that need to be addressed. Comments concerning the Deed of Dedication document: The Map Exhibit (Exhibit B) should include a reference to the indexing information (SW 1,4 of the NE 1,4 of Section 32, Township 24 North, Range 5 East, W.M.). Include the curve data (on Exhibit B) for the arc distance between a portion of Lot 2 through to a portion of Lot 8 (radius of 50.00', central angle of 275°26' 47", arc distance of 240.37'). \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-20 -Short Plats\0419\RV081I l7.doc November 24, 2008 Page 2 Comments concerning the Easement for Sidewalk document (first review): The abbreviated legal description for said easement document (Page lof 4) needs to be corrected in the same way as the Deed of Dedication was. See the attachment. Add "IN THE CITY OF RENTON" after "W.M." in the EXHIBIT "A" legal description. See the attachment. Add pertinent indexing information to the map exhibit. Comments for the Project Manager -Please Answer It is assumed that the "0.5''' public sidewalk along the right of way for NE 37th Place is sufficient. Is this assumption correct? Lot 4 has less than 25 feet of street frontage (Sheet 2 of 2 of the short plat submittal). Was this approved by the city? Does the city need to have access to the Native Growth Protection Easement Area? This question was put to the applicant in our previous review memo dated October 24, 2008 but not answered definitively. Does the city want to have the recording numbers of the new water easements (Coal Creek Utility District) noted on the short plat submittal? Should the easements just be referenced as "NEW", if not recorded yet? H:\File Sys\LND -Land Subdivision & Surveying Records\LND-20 -Short Plats\0419\RY081117.doc\cor DATE: TO: ROUTE TO: FROM: SUBJECT: CITY OF RENTON PLANNINGIBUILDINGIPUBLIC WORKS MEMORANDUM November 12,2008 Rick Moreno, Plan Review Kayren Kittrick, Plan Review Carrie Olson, Plan Review ~O TAYLOR COURT SHORT PLAT LUAOS-082-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Attachment included: 0.5' Sidewalk Easement, Deed of Dedication, Short Plat drawings Also provide the following information requested by Gregg Zimmermen as requirement of project closeout and signing of short plat mylars. Status Of: Acc~ted Related NA ProjectNs Comments X As-Builts Cost Data Inventory Bill ofSaie Easements X 0.5' Sidewalk Easement (Water, Sewer, Utilities, Hydrant, etc.) Deed of Dedication X Square Footage: 12,654 s.f. Restrictive Covenants X Maintenance Bond Release Pennit Bond Comments: Approval: __________________________ , Date: _____ _ Kayren Kittrick Rick Moreno Cc: Yellow File Altmann Oliver Associates, LLC (:,,' 11.11;1111. \\' \ (I~O I I AOA Planning & Landscape ;~,;;;.~: , Arc hi teet tire August 29,2008 Joe Pruss Basic Ventures 18211 -240th Ave. SE Maple Valley, WA 98038 'I 1"""" 1. / I ',/1 . .\~'''' ~, AOA-3155 SUBJECT: Wetland Buffer Enhancement for Taylor Court, Renton, WA Dear Joe: The purpose of this report is to document the enhancement measures that will be implemented to mitigate for the wetland buffer reduction on the Taylor Court project site. The existing buffer area is dominated by Himalayan blackberry (Rubus discolor), an invasive non-native species. Under the project, 1,552 s.f. of the degraded wetland buffer would be reduced. In no case would the standard 50-foot buffer be reduced more than 25% or be below 37.5 feet. Mitigation for the buffer reduction would occur through the enhancement of 3,495 s.f. of the remaining degraded buffer on the site. Buffer enhancement would consist of removing the blackberry and re-planting the buffer with a variety of native trees and shrubs (Drawings W1.1 and W2.1). Implementation of the buffer enhancement plan should increase the plant species and structural diversity within the buffer, thereby increasing the area's value to wildlife. Goal, Objectives, and Performance Standards for Enhancement Area The primary goal of the enhancement plan is to increase the value of the buffer over current conditions. To meet this goal, the following objectives and performance standards have been incorporated into the design of the plan: Objective A: Increase the structural and plant species diversity within the enhancement area. Performance Standard: Following every monitoring event for a period of at least five years, the enhancement area will contain at least 10 native plant species. In addition, there will be 100% survival of all woody planted species throughout the enhancement area at the end of the first year of planting. Followinp Year 1, success will be based on an 80% survival rate or areal cover of planted or recolonized native species of 15% at construction approvai,)20% after Year 1,30% after Year 2,40% after Year 3, 50% after Year 4 and 60% after Year 5. ! ... Joe Pruss August 29,2008 Page 2 Objective B: Limit the amount of invasive and exotic species within the enhancement area. Performance Standard: After construction and following every monitoring event for a period of at least five years, exotic and invasive plant species will be maintained at levels below 10% total cover in all planted areas. These species include, but are not limited to, Himalayan and evergreen blackberry, reed canarygrass, morning glory, Japanese knotweed, English ivy, thistle, and creeping nightshade. Construction Management Prior to commencement of any work in the enhancement area, the clearing limits will be staked and any existing vegetation to be saved will be clearly marked. A pre- construction meeting will be held at the site to review and discuss all aspects of the project with the landscape contractor and the owner. A consultant will supervise plan implementation during construction to ensure that objectives and specifications of the enhancement plan are met. Any necessary significant modifications to the design that occur as a result of unforeseen site conditions will be jointly approved by the City of Renton and the consultant prior to their implementation. Monitoring Methodology The monitoring program will be conducted for a period of five years, with quarterly reports during the first year and annual reports for Years 2 through 5. Vegetation sampling plots will be prepared and a record will be kept of all plant species found. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. Photo-points will be established from which photographs will be taken throughout the monitoring period. These photographs will document general appearance and progress in plant community establishment in the enhancement area. Review of the photos over time will provide a visual representation of success of the enhancement plan. Maintenance Plan \ . \ C' Maintenance will be conducted on a routine, year round basis. Additional maintenance needs will be identified and addressed following periodic maintenance reviews. ~ontingency measures and remedial action on the site shall be implemented on an as- I needed basis at the direction of the consultant or the owner. L-... , Weed Control Routine removal and control of non-native and other invasive plants (e.g., Himalayan and evergreen blackberry, Scot's broom, reed canarygrass, Japanese knotweed, English ivy, morning glory, thistle, clematis, and creeping nightshade) shall be performed by manual means whenever possible. Chemical means will only be used if necessary. Undesirable and weedy exotic plant species shall be maintained at " " Joe Pruss August29,2008 Page 3 levels below 10% total cover within any given stratum at any time during the five- year monitoring period. The following outlines treatment for specific species. Himalayan and Evergreen Blackberry Control Small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot- sprayed with herbicide only if necessary and under the supervision of a consultant. General Maintenance Items Routine maintenance of planted trees shall be performed. Measures include resetting plants to proper grades and upright positions. Tall grasses and other competitive weeds shall be weeded at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation of weed barrier cloth with mulch rings, or selective weed-whacking. If weed-whacking is performed great care shall be taken to prevent damage to desired native species either planted or re-colonized. Woody plants shall only be pruned at the direction of the consultant or to remove pest infestations. Contingency Plan All dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan. Plant material shall meet the same specifications as originally-installed material. Replanting will not occur until after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions, wildlife damage, etc.). Replanting shall be completed under the direction of the consultant, City of Renton, or the owner. As-Built Plan Following completion of construction activities, an as-built plan for the enhancement area will be provided to the City of Renton. The plan will identify and describe any changes in relation to the original approved plan. If you have any questions please call me at (425) 333-4535. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist "' .z " ~ il ~ 6-~ ~ -" o M II " ~ u it ; fiio " ~ ,n " " • co ',' ... " ., " 'J " n ~: " ·r ~, .. 1,-' "' '--: " .;; n N 0 .. I ~n ~" l;e I- W W ::I: (J) 0:: W > o o 0> ~ ~ ~ • '" u ;=' it ~ o~ • i ~ ~ Ii () () 0:: ;;;: ;;;: 0.. 0.. 0 0 « r-. w w 0 ~ ~ I <D 0 0 () () >-3: ;;;: m 0 0 (j) (j) I--I-- Z Z W w ::> ::> ::> ::> 0 0 () () :s: :s: w W ~ :> w 0:: 0:: Z 2:: 0 ~ (j) (3 ~ () m m 0:: ::J ::J (j) (j) I--I--(j) (j) -- 0:: 0:: W W 0.. 0.. GJ GJ 0:: 0:: '" -0 Z •• J AODITIONAL .."m n. lr: -ll\ ;;,i !~\~ - / ", -" ,.-." '" ,", ,,-... -.' ...... ,.-, , .. :~~ ::; ._' :'1 •• J LOT :l I I I I I I I I r-_ - HEHTOH LU:'-', D:~-Di.:~-l.L: .... 20031002 900()O (} TL :~:!t'.:i"lO-(l182 -. --- .---'-.- '/. 1;~(), PG. loa .--- \ LOT 6 \ EX. B" WAI:::I, , , Tf~ACT 'X \ \ ------ \ \ \ --_._----- LOT :i I TAYLOR COURT SHORT PLAT w z PORTION OF THE NE 1/4, SEC 32, TWP 24 N, RGE 5 E, WM 3 8 I I I I I I I I ------------- un 1 LOT 20.' 40' I SCALE 1" ~ 40' LEGEND 80' I SHEET INDEX 1..... COVER SHEET 2..... HORIZONTAL CONTROL PLAN 3..... ROAD, GRADING & STORM DRAINAGE PLAN 4 ..... ROAD & STORM DRAINAGE PROFILES z ::J LINCOLN PL NE NE 35th PL I ~ ~'""~ VICINITY ~) NO SCALE LEGAL DESCRIPTION LOT 8, BLOCI< 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO. 7 ACCORDING TO THE PLA T THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS FOR UTILITY PURPOSES OVER SOUTH 10.00 FEET OF LOT 7, BLOCI< 4, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIVISION NO.7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON. TAX PARCEL NO: 334570-0205 BASIS OF BEARINGS THE MONUMENTED CENTERLINE OF 116TH AVE S.E. BEING N 01'32' 49" E 5 ..... ROAD & STORM DRAINAGE NOTES & DETAILS DATUM NAVD 88 6 ..... ROAD & STORM DRAINAGE NOTES & DETAILS BENCHMARK 7 ..... ROAD DETAILS 8 ..... TEMPORARY EROSION & SEDIMENTATION CONTROL PLAN g..... TEMPORARY EROSION & SEDIMENTATION CONTROL NOTES & DETAILS RECOMMENDED FOR APPROVAL ~------------------ ~------------------- ~ --------~ SHORT PLAT DATA PROPOSED NO. OF LOTS 9 TOfAL AREA 1.68 ACRE, 73,173 SQ. FT. R.O.W. AREA 0.29 ACRE. 12,654 SQ. FT. NET AREA 1.39 ACRE, 60,519 SQ. FT. PROPOSED SQUARE FOOTAGE OF THE LOTS 1 -5.863 sq. It. 2 -5,863 sq. ft. 3 -7,255 sq. It. 4 ~ 7,255 sq. It. 3 ~ 5,863 sq. It. 4 ~ 5,863 sq. ft. CHECKED FOR COMPLIANCE TO CITY STANDARDS DAlE ____ _ DAlE ____ _ DAlE 'k'~~ . .'F' CITY OF RENTON CONTROL NO. 1835 FOUND A 3/8" BRONZE PLUG WITH A PUNCH MARK ON A CONCRETE POST MONUMENT DOWN 1.0' IN A MONUMENTED CASE APPROX. 1.7' SOUTHERLY AND 13.0' WESTERLY OF THE CONSTRUCTED INTERSECTION OF S.E. 88TH STREET AND 116TH AVENUE S.E. ELEVATION = 326.652' CITY OF RENTON SURVEY CONTROL NO. 1893 FOUND A 3~ 1 /2" FLAT BRASS DISC WITH A PUNCH MARK ON CONCRETE POST MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S.E. 80TH STREET & 116TH AVENUE S.L ELEVATION=321.275 OWNER BASIC VENTURES 2624 260th PLACE SE SAMMAMISH, WA 98075 ENGINEER BAIMA & HOLMBERG CONTACT: MR. SHUPE HOLMBERG 100 FRONT STREET ISSAQUAH, WA 98027 PH (425) 392-0250 FAX (425) 391-3055 SURVEYOR BAIMA & HOLMBERG CONTACT: MR. SHUPE HOLMBERG 100 FRONT STREET ISSAQUAH, WA 98027 PH (425) 392-0250 FAX (425) 391-3055 Call NOTE: I EXPIRES 11/30/08 before you EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONL). IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDEI;- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBIlITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. 0,9. 1-800-424-5555 AVOID CU TriNG UNDERGROU~ID UTILITY LlN[S. IT'S COSTLY --.. --.. -.. ~---.---- CALL BEFORE YOU DIG: 1-800-424-5555 UNDERGROUND SER\o1CE (USA) r z « -I 0- -I o ex:: I- Z o U -I « I- Z o N --T 3165 SF ADDITIONAL BUFFER -, r;J -, : " o '" II -ex:: o :J: 00 3:3: 00 "" 00 I I lO"l ifIifI f--f--Z Z wW ::;; ::;; ::;; ::;; 00 00 ~~ [;\~ a:: a:: ?::?:: GG mm ::>::> ifIifI f--f--ifIifI a:: a:: wW D-D- G'iG'i a:: a:: w ';:( o Z o (fj ~ a:: -, I-+++++---i c' " -,-I , , , '~-' ""'"r-""T'~ ,,"~, -( -< I -~ f , I " I I I I .. ",-t,~", ~_"'-' J'"", ~ '_.>' " ' ",---" , " , I ,. , ,I ,. ... ~ ... __ '" (\. ~ .... .,., "-'-\.. ... -".I' ... __ '-' .. ) ,-, '-' --, J' f", I , . , --, -,-I , , , ... -. " 'U ~ ! ,If ~, ... , , ~-r7,.... ,," ", " -<-<r~'I'1 111<"'" ," " -t , .. , ,,. ",/-' , .. ~ -"~ / ,)" ',1/ ~I / \ .,!/ -,-I , ... -, , ' " " '", r-r7" ':",. '" .. I " -<1-,'IIII""r ... ,,, -t" I ,,-... , ,.,,, ,i.--~ /1 W[lIAI~[D ! I BUFFERI~E~,fc;oN MITI,GA TION PLANTING WITHIN SENSITIVE ,[_AREA '" ,~l'-I r--< « I ~ .. 'I ... ,~t,,, , , ... -. ,.... J""''''' I I " I ~ ~ I "-,,,.,-. , .... -,- I ,t , .. -,.. , .. " ... ,. ..... ~ ... "", ... , ,., ~, r' " " ~, / I I I I <C I I ,. I I"''' I t I I I I I I , .. ~_ -.,.J ~~,~ I'~ ''''<4 ., " ,-' '" '" , .. -,-, ... ", , ~-~.", ,~ .. "~, II -(<(/-~I"lllt\; '.Io •. " ... ,-t, ... , 'I-'~ " .... ~_ , PRIVATE DRAINAGE EASEMENT 4 6,720 SF (5767 SF NE / .- ,_.-- --- 10' ,Vi III TY , E(\SI'~~ENT, • TYP ,6// ( 7,489 j (.§';, .\ ..------- .-.- -,.-- / ,-.- PORTION OF THE NE ) , I ( I I " PRIVATE DRAINAGE & ACCESS EASEMENT 1/4, SEC STA '0+00 22' RT BEGIN', IMPROVEMEN , 32, TWP 24 N, \ , \. \, \ \ \ \, ,,0\ '\0 \ j -~ RGE 5 E, 30' ( \1-------, PRIVATE DRAINAGE w T z 4,550 SF -tF22'43'51" __ _ R=50_00' L=19_84' -~ .-- w z PT CURB \ \. 110' uTILI:ry, _ EASEMENT, '-c-' -. -._ 5,491 SF TYP, ' PC CURB, STA 0+53-40 16' RT \ . _ STA 0+92-88 o OJ N ~N o Z 1 1 .I 1-' 1 1 1 STA 1+78.38 /72,80 LT 16' R T "=T-C::--C;t" e,; ROAD- N 88-10'04" W +'----'---= 85, 50:t-' -__ -,-, _-_- PC CURB STA 1+35.5,1 36.12' LT PC CURB STA 1 +06.89 16' L T 10' UTILITY EASEMENT, TYP_ 5' SIDEWALK EASEMENT 8 9,541 SF " , ~ 15'x15' WATER , -. .---------"------~ ~ .00' -'. L';46.<1,I' STA 1+32.11 . 22'. RT . CURB, END IMPRO'vEMIENfS--" " " 9, 7,080 SF -'. \ RECOMMENDED FOR APPROVAL PC CURB STA 0+51.05 RT WM ---- , - ---- , • I I " -,-r-I I • """ \I \ I .... -I r , 1-. I--f I \ \ II I 1-\ • • , I, I '-_ I I, - \ , , I , " .... ~.,. , ,., r ~ \ I I I I ~ ... I ., I' I " ,,-t I ' "". '~J \ \ \ , " .... ,-.. ! I I I I t." ... " , \ \ \ \ \~ \ \ \ \ \ \ \ I ,. ... -,- I I I I .. -'" I \ \ \ .----~ CHECKED FOR COMPLIANCE TO CITY STANDARDS SCALE 1" = 20' 40 I BASIS OF BEARINGS THE MONUMENTED CENTERLINE OF 116TH AVE S,E, BEING N 01-32' 49" E DATUM NAVO 88 BENCHMARK -0-CITY OF RENTON CONTROL NO. 1835 FOUND A 3/8" BRONZE PLUG WITH A PUNCH MARK ON A CONCRETE POST MONUMENT DOWN 1.0' IN A MONUMENTED CASE APPROX_ 1,7' SOUTHERLY AND 13_0' WESTERLY OF THE CONSTRUCTED INTERSECTION OF SL 88TH STREET AND 116TH AVENUE S,E. ELEVATION = 326,652' CITY OF RENTON SURVEY CONTROL NO. 1893 FOUND A 3-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON CONCRETE POST MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF SL 80TH STREET & 116TH AVENUE SL ELEVATION=32L275 Call before you I EXPIRES 11/30/08 NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY, IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION_ NO REPRESENfATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION_ ~________________________ DA~ 0.9. 1-800-424-5555 eALL BEFORE YOU DIG: 1-800-424-5555 ~________________________ DA~ ________ _ AVOID CUTTING UNDERGROUND U TIUTY LINES. IT'S COSTLY UNDERGROUND SERVICE (USA) '" ~ 0 cL-LJLJLJLJ~Z~ __________ ------------------------------------------------------__ ------------------------______________________________________________________________ ~~::::::::::::::::::::::::~1_~::::::::::::::::::~~DA~~~::::::::::1_ ________________________________________________________________________ __1 '" -------------------_.-----------_.---.~ -- I~ " ., 0' " " -, "' o '" II ~ 0::: U b ~ e5 1'-1'-W o 0 f-- I I C§ ",'0 UlUl f--f--ZZ WW ::;;::;; ::;;::;; 00 UU 3:3: WW ~GJ o:c o:c z o ~ ~ til U U ~ aJ aJ o:c :::J:::J UlUl f--f--UlUl o:cO:C WW QQ \ / \ "-- T 3165 SF ADDITIONAL BUFFER -,-, : '-/ / .-~"" r-t"?" 'I;"~"~"~ -I -I f -.. I I ,_ t, I I , , , "'~, -t ", " I"~ ~-" " / ,-- I ,I ~ ... , '\. -- L ~ j "-" ,-, , .... ~ " ... ~ '-' L"'~ '-" "' __ .-, / <) ~ : ~ ~:"-';%""""I , --, '-, " , , . ~,-, , , , • L _ • I ,,' -,-" , '" -< L_ ,..., " NOTE ROOF AND FOOTING STUB-OUTS AS SHOWN ON THIS PLAN SHEET SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM PER THE DETAIL ON SHEET 6 ,.."\r-~~-'-~'~' , ". " ... , , ... J r-I I • .. ( 1-. 1\1 I I I I'd IT! I \ "'-_," ''',. L ..... "'·' ! I": I! I -. I I I \ .. ~" -~J -t ,-, -L. I.. ,., " " " ";'1 , ... , ... ', , ... ' ... , ... , ... ', " I I I I I -( " I I r / ...... t I I I I 11 I 1\ ~-" '" ,,/ ", ,/ ~-,/ ... " '" '" ," ....... -,-I "", .. -.. ~, ... , ... ,0"'" I I -( -< , -.. , I • _ • , "o, " , ,L.. " '-, -t ," '" ", '"' £. ~RFo':Bi""-"~:O' PRIVATE DRAINAGE EASEME~T .--_ .... " 5,322S" (4947 SF I T) 8' MAX. ECOLOGY BLOCK -SEE ",,',_-' I CB IE(12" -S,W)=176.96 PORTION OF THE NE 1/4, SEC ROCKERY ,_ HEIGHT VARIES' ' .-0'-6'- \ \ PROVIDE RIP RAP 26 LF 24" SD 90'~96" COMBINATION @ 0.50% DETENTION TANK & WATER QUALITY TANK, ST~ 0+00 SEE DETAIL SHEET 5 1'1~~GI~T_ , PRIVATE IMPROVEMENTS DRAINAGE & 5" T 32, TWP 24 N, RGE .' \ "REMOVE EX , 15" SD 5 E, ----:;"1 \t\' _. ~.J ,\ 3D' WM 21' CB #1 -TYPE 11- RIM=178.02 I ~ ... -I- I " I L _ ...... , " , , - ---- ,." ,,-I-r-, I A ,.,'/ IE(12"-SW)=172.61 111/1--11' r' 1--1 II 1111 It\ • • , I, , L _, ,,-, , • , ... IE(24"-SE,NW)=171.6! , MA TCH CROWNS 'o' . ;1 r-T I , , , " -t I I ,,-,-A I '" I L _ ... " I '" " , LEGEND SET MONUMENT IN CASE FOUND MON IN CASE, 1 1/2" EIRASSY EXISTING STORM DRAIN EXISTING WATER MAIN FI-I C( EXISTING FIRE HYDRANT wv 1>1 EXISTING WATER VALVE "'iU [fJ EXISTING WATER METER i,,! (f EXISTING AIR RELEASE VALVE '] UP () EXISTING UTILITY POLE SEE NOTE, _THIS PAGE , ! ACCESS EASEMENT RAMP -0,.-,-- 33 LF 12" SD @ O. 5~)%\ STA 0+39.2± (FIELD VERIFY) 21' RT ,/ CB #2 -TYPE 11-48" RIM=180.86 IE(EX.-E)=176.5± IE(24" -SE,NW)=176.54 SCALE 1" -20' TBR TO BE REMOVED I,. , Gf?l\ VI I j'4,550 SF \~ , • \ ,0 \ RELOCATE AIR VAC ASSEMBLY .,. NOTE: CONTRACTOR TO VERIFY ,..---SIZE, TYPE '" INVERT 'l INTX STA 0+00 -ROAD 'A' ! -ct, STA 0+96.29 -MONTERY PLACE N " : ) . I'~I VC-W)'NEW & CONNECT TO RECHANNEL H SSARY 7.6'RT I LOCKING LID =185.1;5 IE= 180.681 1+30.7\ I 187.84, l_()T IE(24" -NW,SE)=~ 81.69 IE=191.8± REMOVE EX 24" SD \ c, \ ' , " \\ \ ; '" \ . \ \\ \\ , \ \ \ \ 1\ 1\ 1\ \~ , \\ " \ \ ASPHALT PIPE SPECIFICATIONS ALLOWABLE PIPE MATERIALS THE FOLLOWING PIPE MATERIALS ARE ALLOWED: A. REINFORCED CONCRETE PIPE B. ALUMINIZED TYPE 2 CORRUGATED STEEL (MEETS AASHTO TREATMENTS M274 AND M56) C. GALVANIZED CORRUGATED IRON OR STEEL PIPE, TREATMENTS 1 THROUGH 6 D. GALVANIZED STEEL RIB PIPE, TREATMENTS 1 THROUGH 6 E. DUCTILE IRON (WATER SUPPLY, CLASS 50 OR 52) F. LINED CORRUGATED POLYETHYLENE PIPE (LCPE) G. CORRUGATED POLYETHYLENE PIPE (CPE) THAT IS SINGLE WALL AND FULLY CORRUGATED H. POLYVINYL CHLORIDE (PVC) SEWER PIPE I. SOLID WALL POLYETHYLENE PIPE (SWPE, ALSO KNOWN AS HDPE PIPE OR HDPP) J. STEEL PIPE SHALL BE GALVANIZED AND HAVE ASPHALT TREATMENT # 1 OR BETTER INSIDE AND OUTSIDE. NOTE: USE DUCTILE IRON PIPE IF LESS THAN 2' OF COVER BASIS OF BEARINGS THE MONUMENTED CENTERLINE OF 116TH AVE S.E. BEING N 01'32' 49" E DATUM NAVD 88 BENCHMARK -0-CITY OF RENTON CONTROL NO. 1835 FOUND A 3/8" BRONZE PLUG WITH A PUNCH MARK ON A CONCRETE POST MONUMENT DOWN 1.0' IN A MONUMENTED CASE APPROX. 1.7' SOUTHERLY AND 13.0' WESTERLY OF THE CONSTRUCTED INTERSECTION OF S.E. 88TH STREET AND 116TH AVENUE S.E. ELEVATION = 326.652' CITY OF RENTON SURVEY CONTROL NO. 1893 FOUND A 3-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON CONCRETE POST MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S.E. 80TH STREET & 116TH AVENUE S.E. ELEVA TION=321.275 HC RAMP -TYP. SEE DETAIL -SHEET 7 BOLLARDS SEE DETAIL -SHEET 5 DRIVEWAY CURB CUTS -TYP. SEE DETAIL -SHEET 7 NOTES: 1. ALL WALLS AND ROCKERIES OVER 4' IN HEIGHT WILL REOUIRE SEPARATE PLANS AND PERMIT FROM THE BUILDING DEPARTMENT. 2. ALL MAIN LINE STORM CONVEYANCE TO BE CPEP (N-12) UNLESS OTHERWISE INDICATED ON THESE PR~VI CURB EDGE FROM,S TO ST~. G EXISTING Call before you RECOMMENDED FOR APPROVAL CHECKED FOR COMPLIANCE TO CITY STANDARDS BY_____________ DATE ____ _ BY___________________ DATE _____ __ \ \ \ \ \ '. , ~ \ \ 0' \0 \\ \\ , \ A""HAI T .' ; , \1 1+39.3 O.g. 1-800-424-5555 AVOID CUTTING UNDERGROUNO UTILI fy LINES. IT'S CQSTL Y NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMiNE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR llTiLITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOC\TION. CALL BEFORE YOU DIG; 1-800-424-5555 UNDERGROUND SERVICE (USA) '~~LJLJ["'~~1_~~1_ _______________________________________________________________________________________________________________________ ~~BY~=====================:JL_===================~DA~TE~========~L---------~~-----------j.-----------~---------~';~;:I,,'~)()~\I~fiI~'-T,r),~'~~7,,~'\;(jw~'I\;A',~"~J-~1~;,n:-'~l=~,~t:,~'(;-~<:~\.R~;:"--~1;.~=~S;111"~.~~ --_._--------------- c· r '.' co " " " " o '" II , C/) :!:~ a::u:: 00 I-a: C/)a. ~w o(!J <c<C o~ a:<C a:: o V](fI 1-1-Z Z WW :::;:::< ::<:::;: 00 ,-,,-, ;;<:;;<: wW ~~ er er z o ?:?: Vi u '-' ~ CD CD er =>=> V] V] 1-1-V](fI ",,,, WW CLo.. PORTION OF THE NE '-' « l- V] z I w w ~ ~ z ~ I-~ W 00 ::> ...J .-.. « () a::: u () I-W 0.. <:a:; ? I-b i!i HIGH POINT ELEV -196.46 :::;: ~ W 1L LL ~ Z ~ I HIGH POINT STA -1+45.21 > -' (!) • OW,. -'" ,., 1 CL Ok:-« >-Z ~ 0 ~ PVi STA -1+34.9 , w • ~ :.::-0 CL "'0 l= l=G:J >-~ '-' -' I PVI ELEV -197.56 0 w> X LL 0 I=' «I-W w-,IIf,:-1 z-wi:2 «Z '-' ,..., A.D. --21.25 er ~ 0 0 CD 0 « -' w => K _ 2.35 er ~ ...J LL (!) cO U olL. u... F :c n::: ::i I z .... 0 '-' ~ I Ir~------,--------~d~~~w--~==~====~omrv~v~=========j----r-----------------------I------~w~~w'It,-,rl---~«~er-1 I ~ <Xl f,., I ~ I=' (!) (!) « :::;: I~ 0 0> n <Xl F. .... ~ R 8 8([ -H~ 'j'''!r;; ~ ~ 1~~~-----+--------~~-~~'''~~~~t---1------------------r----t-----------------------I------~o~,·~",~k>-~~~~.bl!~d~~ N+ cO 0; 0 t<) NW ....., <{+~ + '" '" '+!i! ~ __ --------f-.-...... 6 + ffi + I-0 II '" « :0: ~., ---I " 0 I-0 I':: V] ~ > + '" ,~ z ~ W « I-:;;, _-' 0; '" ..... 1-« « « II x l-I-tn '-' <t:... "" ......... I--0 I-V]I;:--I-(f) -1 V> til ... ~ wrt -~ ~ ...... ", (f) (f) :::!: ILL Z U ~ I -----~----~~~~~'~"~>~~i_------------_:~~-I--~~--~======~i~vc====~,-+-----H-dliW 200 ,-'4-9~9."-0; ~ ", O' VC - ¢¢$ ~ 5; ~ LOW POIN ELEV _ 184.81 , c,.-/ ~ II PRPOSED GRADE" LOW POINT STA -0+27.88 I ~----~--r . AT CENTERLINE N I's.. PVI S A -0+47 t-' __ ...e---..:-+ rxi', PVI EL V _ 184.37 ~------~--~~~~~--~--------t----------~ ~~~,,-j~--I----------~U~-~~~"'~~At.&D.~117.7'Ocoo~-----'.-+-------+~ ~ 0; '" K -2.94 I ----~ ijw> '''-.,~ N b3 --r-~ " N .. ~-----t~12~6'§~~12~"=S=D===tt---------t----------------------I~---~-oo-~~,,~-r---------r'-'-"-'~''\~--.. ~~~:~. -----+~190 190 I .. 1.00% \ '6; 5; t--------lO \ CB #8 -+~~Y~PE~il=M-----------tt--------i---------------------I--------------~~--~~~==~=r\i\~=R~~~-~2~.O~0%l·~r-~2~.0~0~%r-- RIM!: " I \ I IE 1 '8:34 \ " 180 117'~12" SD CI 0.50. '-.~' 33'~12" so \ __ ' II o 0.50% '--__ " O " -" " " .--------+-180 I I I I I I , """ 19.5' L I I ~~~=rf=======~~~~~~~~~;===:J' I STA 1+72. 7; 15.2~ RT STA. 0+52.0,'-' .6'RT ~ : : CB #7 -jyPE I CB#6 -TYPE I TIl. '!:10: wi SOLID OCKING LID WI SOLID LOCKING LID-, r-_______ '---I<\'W/ THRU CURB INL, I L..J I--____ --I __________ ---'=~M=-}g¢..n ---------------I~----"------""i<RIM= 1 85:65-r oiM 184 3± IE(12"-W)= 88.06 ROAD 'A' IE=18D.68 • IE=180.84 2+00 IE(E,N)=17 .82 1"-20' HORIZ. STA 0+52.0; 16' RT 1"·5' VERT. CB #6A -TYPE I -' HOO RIM=185.48 IF=181.25 PROFILE ROAD 'A' SCALE: HORZ 1"=20' VERT 1"=5' !>AruM ELEV 170.00 0+00 1/4, SEC 32, TWP 24 N, RGE 5 E, WM w z CL >-w er w «l-. z °l~ ~----~------I------~-----~------~-----r----~~~----+------I-------f-----·-~------·~----~------I----~ °Ol er", I" v (;\--__ EX. 12 SEWER LIN INV=1 8.8± ST, 1+30.71; 2 ' RT II...... CB liL3 -TYPE 1-48" ~11·H,...,~,...,5-----+------~~------~---~M 2 00 o o + '" -' «WX I-w V] IE( 4" -NW,SE)= 81.69 o ,..., on 0> + 0') ~ ~ -' «WX I-W V] 8 + ow 00l ++ 00 1 00 -' «WX I-W V] STA P+39.2± (FI LD VERIFY) 21' lIT CB. 12 -TYPE II 48" RIM= 80.86 IE(E> .-E)=176.5± IE(2' "-SE,NW)=1 6.5 o ~ on "-+ "-o ~ -' «wl x I-W ~========~============~============~========== .. V] i I-~ --I-.,k,. --I "'" <1 PROFILE MONTEREY PLACE NE SCALE: HORZ 1"=20' VERT 1"=5' NOTES: o 00 o '" o '" + .... o ~ -' «WX I-W V] EX IE=1 1.48 "..., STA 0 02.00; 21' T CB #1 -TYPE 11-4 " K!~ ',~ '11l.UL '~\'L I"'''' IL.B1 IE(24'" SE;NW)=171. 1 MA TCH CROWNS ...... <1 4 <1 2 GAL. WHITE ROCK ROSE (CISTUS ALBIDUS) PLANTED 5' O.C., TYP. 1. ALL MAIN LINE STORM CONVEYANCE TO BE CPEP (N-12) UNLESS OTHERWISE INDICA TED ON THESE PLANS. <1 " , .. ' <1 .. " 4" POT CREEPING ST. '-JOHN'S WORT (HYPERICUM ASCYRON) PLANTED AT 24" O.C., TYP. o W-~ (2) STREET TREES PER LOT, TYP. (RANCHO COLUMNAR ... ... L / SARGENT CHERRY) .. .. 1'-......./ 5' LANDSCAPING STRIP ALONG THE BACK OF SIDEWALK, TYP. -SEE LOCATIONS ABOVE • • LANDSCAPING DETAIL RECOMMENDED FOR APPROVAL NTS CHECKED FOR COMPLIANCE TO CITY STANDARDS ~------------~~ ------ ~_____________________ ~TE _______ _ Call before you Dig. 1-800-424-5555 AVOID CUTTlNG UNDERGROUND U mlTY LINES. IT'S COSTLY NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMME ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOC'\TlON. CALL BEFORE YOU DIG: 1-800-424-5555 UNDERGROUND SERVlCE (USA) '~ LUU["'I~lO~zl ___________________________________________________________________________ .L~::===========:.J__===========-..:DA:JE:..=====..L-------------------7"::', .. c,7:,,:-'.,.:;;-li.,;-;-'>:;;O=,~,~~v_:;;:,!,':;\d,,;:;'i9:::;\;l.;-;"':(;.-;:-I'.-;-::;i:;-_I---~G?73"E-EI;'I"~~"::-;,',jl;_:~,,::~(;_, -\;-;,L':::_f~:O;AC':_;';;;Rl;'F:_;.'J ----._--.. W ~ ~ ~ ------- o N II ~ ~ Z Z W w ::!: ::!: ::!: ::!: 0 0 '-' '-' l'5 l'5 ~ ~ 0:: 0:: Z ~ ~ 0 Vi '-' '-' ~ CD CD 0:: => => (f) (f) tn tn ~ ~ 0:: 0:: W W Il Il GJ GJ 0:: 0:: 0 N ~ Z SURFACE WATER DRAINAGE NOTES AND SPECIFICATIONS 1. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD WITH THE CITY OF RENTON PLAN REVIEWER. 2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 1996 STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL CONSTRUCTION PREPARED BY WSDOT AND THE AMERICAN PUBLIC WORKS ASSOCIATION (APWA), AS AMENDED BY THE CITY OF RENTON PUBLIC WORKS DEPARTMENT. 3. THE SURFACE WATER DRAINAGE SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS, WHICH ARE ON FILE IN THE PUBLIC WORKS DEPARTMENT. ANY DEVIATION FROM THE APPROVED PLANS WILL REQUIRE WRITTEN APPROVAL FROM THE CITY OF RENTON PUBLIC WORKS DEPARTMENT, SURFACE WATER UTILITY SECTION. 4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 5. DATUM SHALL BE NAVD 88 UNLESS OTHERWISE APPROVED BY THE CITY OF RENTON PUBLIC WORKS DEPARTMENT. REFERENCE BENCHMARK AND ELEVATIONS ARE NOTED ON THE PLANS. 6. ALL SEDIMENTATION/EROSION FACILITIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRUCTION, AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLETED AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. 7. ALL RETENTION/DETENTION FACILITIES MUST BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH ALL CONSTRUCTION ACTIVITY UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DEPARTMENT, SURFACE WATER UTILITY SECTION. 8. GRASS SEED MAY BE APPLIED BY HYDROSEEDING. THE GRASS SEED MIXTURE, OTHER THAN CITY OF RENTON APPROVED STANDARD MIXES, SHALL BE SUBMITTED BY A LANDSCAPE ARCHITECT AND APPROVED BY THE PUBLIC WORKS DEPARTMENT, SURFACE WATER UTILITY SECTION. 9. ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH SECTION 7-02.3(1) OF THE CURRENT STATE OF WASHINGTON STANDARD SPECIFICATION FOR ROAD AND BRIDGE CONSTRUCTION. THIS SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL, TO UNIFORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE, UNYIELDING BASE. ALL PIPE BEDDING SHALL BE APWA CLASS "C", WITH THE EXCEPTION OF PVC PIPE. ALL TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 95% FOR PAVEMENT AND STRUCTURAL FILL AND 90% OTHERWISE PER ASTM D-1557-70. PEA GRAVEL BEDDING SHALL BE 6 INCHES OVER AND UNDER PVC PIPE. 10. GALVANIZED STEEL PIPE AND ALUMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT TREATMENT #1 OR BETTER INSIDE AND OUTSIDE. 11. STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY STORM DRAINAGE PIPE. OR 15 FEET FROM THE TOP OF ANY CHANNEL BANK. 12. ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0.10 FEET BELOW PAVEMENT LEVEL. 13. OPEN CUT ROAD CROSSINGS THROUGH EXISTING PUBLIC RIGHT OF WAY WILL NOT BE ALLOWED UNLESS SPECIFICALLY APPROVED BY CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR. 14. ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES, WHERE REQUIRED, SHALL BE OF SOUND QUARRY ROCK PLACED TO A DEPTH OF ONE (1) FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS: 4 - 8 INCH ROCK / 40 -70% PASSING; 2 - 4 INCH ROCK / 30 -40% PASSING; AND LESS THAN 2 INCH ROCK / 10 -20% PASSING. 15. ALL BUILDING DOWNSPOUTS AND FOOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM, UNLESS APPROVED BY THE CITY PLAN REVIEWER OR SURFACE WATER UTILITY SECTION. AN ACCURATELY DIMENSIONED, CERTIFIED AS-BUILT DRAWING OF THIS DRAINAGE SYSTEM WILL BE SIJjMITTED TO THE CITY UPON COMPLETION. 16. ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMITS BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE CONTINUING LEGAL OBLIGATION AND/OR LIABILITY CONNECTElJ WITH STORM SURFACE WATER DISPOSITION. FURTHER, THE CITY OF RENTON DOES NOT ACCEPT ANY OBLIGATION rOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM PROVIDED DURING CONSTRUCTION. 17. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE' SAFEGUARD, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER NEEDED ACTIONS TO PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELED RIGHT OF WAY THAT MAY INTERRUP~ NORMAL TRAFFIC FLOW SHALL REQUIRE A TRAFFIC CONTROL PLAN APPROVE BY THE PUBLIC WORKS DEPARTMENT, TRANSPORTATION SYSTEMS DIVISION. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATIONS 1-07-23 TRAFFIC CONTROL SHALL APPLY. 18. SPECIAL DRAINAGE MEASURES WILL BE REQUIRED IF THE PROJECT LOCATION IS WITHIN THE AQUIFER PROTECTION AREA (APA). 19. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD WITH THE CITY OF RENTON, PUBLIC WORKS DESIGN ENGINEER. 20. ALL LIMITS OF CLEARING AND AREAS OF VEGETATION PRESERVATION AS PRESCRIBED ON THE PLAN(S) SHALL BE CLEARL Y FLAGGED IN THE FIELD AND OBSERVED DURING CONSTRUCTION. 21. ALL REQUIRED SEDIMENTATION/EROSION CONTROL FACILITIES MUST BE CO~ISTRUCTED AND IN OPERATION PRIOR TO LAND CLEARING AND/OR CONSTRUCTION TO ENSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER THE NATURAL DRAINAGE SYSTEM. ALL EROSION AND SEDIMENT FACILITIES SHALL BE MAINTAINED IN A SATISFACTORY CONDITION UNTIL SUCH TIME THAT CLEARING AND/OR CONSTRUCTION IS COMPLETE AND POTENTIAL FOR ON-SITE EROSION HAS PASSED. THE IMPLEMENTATION, MAINTENANCE, REPLACEMENT AND ADDITIONS TO EROSION/SEDIMENTATION CONTROL SYSTEMS SHALL BE THE RESPONSIBILITY OF THE PERMITEE. 22. THE EROSION AND SEDIMENTATION CONTROL SYSTEMS DEPICTED ON THIS DRAWING ARE INTENDED TO BE MINIMUM REQUIREMENTS TO MEET ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITEE SHALL ANTICIPATE THAT MORE EROSION AND SEDIMENTATION CONTROL FACILITIES WILL BE NECESSARY TO ENSURE COMPLETE SILTATION CONTROL ON THE PROPOSED SITE. DURING THE COURSE OF CONSTRUCTION, IT SHALL BE THE OBLIGATION AND RESPONSIBILITY OF THE PERMITEE TO ADDRESS ANY NEW CONDITIONS THAT MAY BE CREATED BY THE ACTIVITIES AND TO PROVIDE ADDITIONAL FACILITIES, OVER AND ABOVE MINIMUM REQUIREMENTS, AS MAY BE NEEDED, TO PROTECT ADJACENT PROPERTIES AND WATER QUALITY OF THE RECEIVING DRAINAGE SYSTEM. 23. APPROVAL OF THIS PLAN IS FOR EROSION/SEDIMENTATION CONTROL ONLY. IT DOES NOT CONSTITUTE AN APPROVAL OF STORM DRAINAGE DESIGN, SIZE NOR LOCATION OF PIPES, RESTRICTORS, CHANNELS, OR RETENTION FACILITIES. 24. DURING THE TIME PERIOD OF OCTOBER 1 ST THROUGH APRIL 30TH, ALL PROJECT DISTRIBUTED SOIL AREAS GREATER THAN 5,000 SQUARE FEET, THAT ARE TO BE LEFT UN-WORKED FOR MORE THAN 12 HOURS, SHALL BE COVERED BY MULCH, SODDING OR PLASTIC COVERING. 25. IN ANY AREA WHICH HAS BEEN STRIPPED OF VEGETATION AND WHERE NO FURTHER WORK IS ANTICIPATED FOR A PERIOD 30 DAYS OR MORE, ALL DISTURBED AREAS MUST BE IMMEDIATELY STABILIZED WITH MULCHING, GRASS PLANTING OR OTHER APPROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR. GRASS SEEDING ALONE WILL BE ACCEPTABLE ONLY DURING THE MONTHS OF APRIL THROUGH SEPTEMBER, INCLUSIVE. SEEDING MAY PROCEED, HOWEVER, WHENEVER IT IS IN THE INTEREST OF THE PERMITEE, BUT MUST BE AUCMENTED WITH MULCHING, NETTING OR OTHER TREATMENT APPROVED BY THE CITY OF RENTON, OUTSIDE THE SPECIFIED TIME PERIOD. 26. FOR ALL EROSION/SEDIMENTATION CONTROL PONDS WHERE THE DEAD STORAGE DEPTH EXCEEDS 6 INCHES, A FENCE IS REQUIRED WITH A MINIMUM HEIGHT OF THREE (3) FEET, 3: 1 SIDE SLOPES. 27. A TEMPORARY GRAVEL CONSTRUCTION ENTRANCE, 24 FEET X 50 FEET X 8 INCHES OF 4 TO 6 INCH QUARRY SPALLS SHALL BE LOCATED AT ALL POINTS OF VEHICULAR INGRESS AND EGRESS TO THE CONSTRUCTION SITE. ROUND SOLID LOCKING COVER MAm'(ED "DRAIN" WITH LOCKING BOLTS. ~1l9.S4 (MATCH GRADE) ROUND SOLID LOCKING COVER MARI(ED "DRAIN" WITH LOCKING BOLTS. r-IRIM~RliM~-80.0± (MATCH GRADE) :[ RAME AND LADDER 12" (X INLET M . STEEL PIPE 2.5'± COVER 2' MAX., TYP. , 'D FRAME & LADOER OR STEPS OFFSET. OVERFLOW RISER ELEV~176.7S FROM CB# 9 INV=176.84~ {L-...J>..-r---I 96" DETENTION WA TER QUALITY & TANK EL~176.03 6 5 , i= ~ '1;)2 Z (J) ~ ~ CJ o LOT LINE 36" OIAM. CMP II'lV=173.28 2' MIN. 54" DIA ----4 CB NO. 11 TYPE II, 54" (L d -< i5 • 'D '" 21 ' 2' MIN. ./ / "S" ,'1- 21 ' INV~169.2S 3'"xl" CMP MIN. GAGE~16 MIN. BAND WIDTH~24" W/TREATMENT 1 OR BETTER OR PER MANUFACTURERS SPECIFICATIONS NOTES: 1. ALL METAL PARTS CORROSION RESISTANT. STEEL PARTS GALVANIZED OR ASPHALT COATED (TREATMENT 1 OR BETTER) 2. FRAME AND LADDER OR STEPS OFFSET SO A. SHEAR GATE IS VISIBLE FROM TOP. B. CLIMB-DOWN SPACE IS CLEAR OF RISER AND CLEANOUT GATE. 3_ PIPE SUPPORTS AND RESTRICTOR SHI\LL BE OF SAME MATERIAL. AND BE ANCHORED AT 3' MAXIMUM SPACING BY 5/S" DIAMETER STAINLESS STEEL EXPANSION OR EMBEDDED 2" IN WALL. 4.0' LIVE STORAGE 3.5' DEAD STO~AGE 36" DIAM. CMP INV~173.28 1= SHEAR GATE 2_75' 2' MIN. 2' MIN. 1'-----54" DIA.----I 12" S.D. - PIPE SUPPORT: (2 MIR) 3"x.090 ALUMINUM W/ 5/8" STAINLESS BOLTS SEE NOTE 3 RESTRICTOR PLATE PLATE W/ 3.25" ORIFICE BOLTED TO FLANGE, OR DRILLED CAP 0.5' SEDIMENT STORAGE INV~169.28~ _I CONTROL MANHOLE NO.4, TYPE II, 54" N_TS 30' RIGHT OF WAY ALLOWABLE RELEASE RATES 02-0.56 CFS 010~0.g3 CFS Q100~ 1.36 CFS DESIGN RELEASE RATES 02-0.37 CFS QlO~O.5D CFS 0100=1.05 CFS 1" CHAMFER 4 SIDES RECYCLED PLASTIC OR TIMBER Va" GALVANIZED CHAIN OR 1 l' 4' STEEL CABLE BETWEEN \....o"'''-'l==-;;t BOLLARDS '-+--1/2" THROUGH-BOLT EYE. GALVANIZED 8" X 8" X 4'-0" FIXED BOLLARD NOTES 1. RECYCLED PLASTIC BOLLARD SHALL BE WHITE. TIMBER SHALL BE DOUGLAS FIR. DENSE CONSTRUCTION GRADE, AND SHALL BE PRESSURE TREATED WITH A WATERBORNE PRESERVATIVE (ACA, CCA. ACZA) IN ACCORDANCE WITH THE REQUIREMENTS OF SEC. 9-09_3 (4) OF THE WSDOT/APWA STANDARD SPECIFICATIONS. TOP 5" OF 0.5' SIDEWALK EASEMENT -~'16' 1';' 5' r 05' SI ,ONC CONC . DEWALK WALK f--0.5' 0.5'-~LK EASEMENT 2% ~VERTICAL CURB 2% ~___ 2% 2% ---- TIMBER SHALL BE PAINTED WHITE. 2. STEEL TUBE SHALL CONFORM TO ASTM A53 GRADE A. 3. NUTS, BOLTS. & WASHERS SHALL CONFORM TO ASTM M07. 4. ALL STEEL PARTS SHALL BE GALVANIZED. 5. CONCRETE SHALL BE CLASS 3000. I~ ~ ~:.:rJf.§irQ?II? :\A'l-;\?~?I;al?I?'9i"'1l'1;:iICAr""'" SIDEWALK _",llih,miTITIffi",U!;nm. 6. SEE SEC. 5.0B. 7. MIN. 50" SPACING ON TRAILS LESS THAN 10' WIDE. 60" SPACING ON TRAILS 10' OR WIDER. BOLLARD DETAILS N.T.S. PRIVATE ROAD SECTION A-A NO SCALE SECTION 8-8: MONTEREY PLACE NE I EXPIRES 11/30/08 RECOMMENDED FOR APPROVAL ~----------------- ~-------------------- ~ NO SCALE CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE ____ _ DATE ____ _ DATE Call before you O.g. 1-800-424-5555 AVOID CUTTING UNDERGROUND UTILITY LINES. IT'S COSTLY NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIM,\ TE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBIlITY TO DETERMI.~E THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTIN',; UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION_ NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR t'TILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOC;\TlON. CALL BEFORE YOU DIG: 1-S00-424-5555 UNDERGROUND SERVICE (USA) G: \1600\167J-02,3COR\dwq' 1673-02J-ENG-CUH dw 2 712007 7: 15: 15 A~I PST ._------- o " <; z ~ ::; '" x w ~ 9 " ~ i • 0 '" II , ~ u " SO ~ n 01 rn 0" I ~ n <0 r-- ~ ~ ~ ~~I w oj ~ ~ ~ ~~~ "i u " a ! f- I I ~ U U n:: '" '" 0.. [L 0 0 « r--r--w 0 0 ~ I I <!) n 0 u 0 >-'" '" CD 0 0 ~ ~ Z Z W W :2 :2 :2 :2 0 0 U U ~ ~ ~ ~ n:: n:: z ~ ~ 0 Vi u u ~ OJ OJ '" :::J :::J (f) U1 f-f-(f) U1 ~ ~ n:: n:: w w 0.. 0.. G'i G'i n:: n:: 0 '" ~ z ---- 1/2"X4" EXPANSION MATERIAL 1 / 4"R AT JOINTS SCORE LINES TO BE RADIAL TO CURB AND GUTTER f' + 1/2"X4" EXPANSION MATERIAL 1 / 4"R AT JOINTS 1 /2"X4" EXPANSION MATERIAL 1 / 4"R AT JOINTS f' .---'\---. W SCORE LINES CEM. CONC. CURB AND GUTTER GENERAL NOTES: JOINTS: DUMMY JOINTS SHALL BE PLACED NOT TO EXCEED 15' C/C NOR LESS THAN 10' C/C. THEY SHALL NOT BE LESS THAN 3/16" IN THICKNESS AND SHALL BE EXTENDED 2" BELOW THE GUTTER LINE. 1/2" THRU JOINTS SHALL BE PLACED AT ALL COLD JOINTS AS DIRECTED BY ENGINEER AND SHALL EXTEND 1" BELOW CONCRETE. "w" -WIDTH OF SIDEWALK WHERE THE SIDEWALK IS TO BE PLACED AGAINST THE CURB AND GUnER. THE JOINT SHALL BE A COLD JOINT. 1/2"X 5" EXPANSION MATERIAL SHALL BE PLACED FROM P.C:S TO P.T.'S AT ALL CURB RETURNS. 1/2"X4" EXPANSION MATERIAL SHALL BE PLACED AT EVERY FOURTH SIDEWALK PANEL. THE CONCRETE MIX FOR SIOEWALI,S SHALL CONFORM TO THE REQUIREMENTS OF CLASS B (3/4") WITH AIR ENTRAINMENT. THE CONCRETE SHALL HAVE A BROOM FINISH WITH Ali. EDGES HAVING A 2 Vi' TOOLED FINISH. SUBGRADE COMPACTION SHALL BE 90% (MODIFIED PROCTOR) 1 /2"X5" EXPANSION MATERIAL CURB RETURN ONLY 1/2"R 1/4"/FT. SLOPE 1/2"R PER PLANS 1 / 4~/FT. SLObE 1/2"R o ~~~ __ "'-PAVEMENT AS PER STANDARD CEM. CONC. PLANS J PARKWAY L PAVEMENT AS o o o o o CURB AND GUTTER SECTION A-A STA~IDARD CEM. CONC. CURB AND GUTTER SECTION 8-8 SEE SHEET 2.5.1 FOR ROADWAY DEVELOPMENT STANDARDS TYPICAL SIDEWALK ADOPTED CITY OF RENTON STANDARD PLANS LST DATE: 12/96 DATE REVISION DWG. NAME: FR-02 SP PAGE:F007 / 6"¢ MIN ROOF DRAIN STUB WITH CLEANOUT, TYP LOT LINE, TYP. ~ c5r 0 J?.£-. <: "- ?: RUNOFF DETENTION/TREATMENT I I rl I ---1l1) -~ I f I ia~~~~\:J / <-. COLLECTOR PIPE; . I 6"¢ MIN., 0.5% MIN. SLOPE. 2 FT. MIN. COVER L CURB, SIDEWALK "-R.O. W. LINE PRIVA TE JOINT UTILITY EASEMENT, 5 ' MIN. WIDTH NOTES: CITY STORM SEWER "-3.00' MIN. BETWEEN CTR. OF PIPE AND R.O.W. CLEANOUT, TYP.A T EVERY OR 2ND 45' BEND, AND AT 300 FT. MAX. SPACING ON STRAIGHT SECTIONS ROOF DRAIN TO CONNECT INTO CITY CB, MIN. SIZE TYPE I 1. PIPE MATERIALS ALLOWED: PVC, LCPE, TRIPLE WALL POLYETHYLENE (& DI. IF NECESSARY FOR STRENGTH) 2. THE ROOF & FOOTING DRAIN SYSTEMS ARE PRIVATELY MAINTAINED 3. FLOW PATTERN SHOULD BE TO THE NEAREST CB IF GRADE ALLOWS, OR TO THE NEXT DOWNSTREAM CB. 4. ROOF DRAIN COLLECTORS MUST BE ANALYZED FOR CAPACITY, SIZED FOR 25-YEAR PEAK FLOW. ROOF DRAIN COLLECTION SYSTEM AND PRIVATE STORM SYSTEMS TYPICAL CIVIL PLAN N.T.S. ADOPTED CiTY of RENTON STANDARD PLANS I DATE I REVISION I BY IAPPR'ol Dwe. NAME: B041 l ____________________________ J~~~~~~~~~~~~~~~~~~L_~ LST DATE: 04/04 SP PAGE: B041 ---' I I 5" -'---- ~1_1 /_2_"_,-- STD 90' BRACKET OR 360' ADJUSTABLE BRACKET IF REQUIRED. \ 1-1/2:J 42" MAX 1------24" MIN PIPE CAP 2" GALVANIZED STEEL PIPE CEMENT . 1-1/2' CONCRETE , CLASS 'B' , 3' 5/8th 1-1/2' MINUS CRUSHED ROCK 10' 2' MIN ARANCE FROM F ACE OF CURB. 10' MIN CLEARANCE IF NO CURB GROUND MOUNTED STREET NAME SIGNS ADOPTED CITY OF RENTON STANDARD PLANS LST DATE, 10/30/96 DATE REVISION BY APPR DWG. NAME: GR03 SP PAGE: G024 RECOMMENDED FOR APPROVAL ~-------------------- ~--------------------- BY Call before you O.g. 1-800-424-5555 AVOIO CUTTING UNDERGROUND UTILITY LINES. IT'S COSTLY NOTE: CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE ____ _ DATE ____ _ DATE EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO l'ETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUC110N. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5550 UNDERGROUND SERVICE (USA) (:'16LJO 167J-QZJCOR dw 167.,1-UZJ-ENG-COR.Uw 272007 1:16:15 AM PST -------- o u o N II w ~ o z o IJ) ~ u: o z ....•. .. . ~ ~", .,,; ., .':: ',."." ," .. '.".. .", . .. ' . ISOMETRIC VIEW RAOIUS POINT OF SIDEWALK RAMP AND CURB RETURN RAMP CENTERLINE CEMENT CONCRETE PEDESTRIAN CURB SEE CONTRACT FOR CURB RETURN RAOIUS l ' ... : DETECTABLE WARNING PATTERN (SEE DETAil) 3/8-EXPANSION JOINT (TYP.) (SEE STD. PLAN F-3) CROSSWAlK (TYP.) (SEE STD. PLAN H-Sc) = 1. Avoid placing drainage structures, junction bQxes Qr SIDEWALK RAMP PLAN TYPE 2A 2. 3. •• 5. other obstructions in front of romp occn'S oreos. Oetectoble warnIng poHerns m<ly be created by any method that w11l achieve the tl1Jncated dome dlmen!5lons and epoclng shoWt'l. The detectable warning poHern orea sholl be )'9IIQw, In complkmce wIth Std. Spec. 6-14 . .:5(.3) Curb and gutter shQwn, see the Con trod Pions for the curb de!5lgn specifIed. See Std. Pion F-l for curb details. See Std. Plan F'-J for sidewolk joint placement ond deto~s. Romp slopes sh(lll n(lt b" steeper th(ln 12H: IV. I DATE I REVISION SEE RAISED EDGE DETAIL SLOPE ROUNOING WHEN SPECIFIED IN CONTRACT 1'-0" MIN. 6~ SIDEWALK VARIES"" 6' -0" MIN. (SEE CONTRACT) 1/2" R. (TYP.) ' .. 2% -. b! '.' ' ••.. -•. ' ... : .. ,., .. ,. 1/4" PREMOLDED JOINT FILLER CEMENT CONCRETE SIDEWALK W1TH RAISED EDGE VARIES (SEE CONTRACT) SIDEWALK MAYBE ADJACENT TO A WALL (SEE DETAIL) VARIES -"'!TRllen (SEE CI R. (TYP.) SEE CURB FACE DETAIL MONOLITHIC CEMENT CONCRETE CURB AND SIDEWALK SLOPE ROUNDING '" \\HEN SPECIFIED VARIES (SEE CONTRACT) SIDEWALK MAY BE ADJACENT TO A WALL (SEE DETAIL) IN CONTRACT I DATE SIDEWALK 1/2" R. (TYP.) CEMENT CONCRETE S1DEWALK ADJACENT TO BUFFER STRIP REVISION STRIP SIDEWALK RAMP TYPES 2A Be 2B SHEET L OF 3 ADOPTED CITY or RENTON STANDARD PLANS LST DATE: 04/04 DWG. NAME: F011 CURB NOT INCLUDE[) IN BID ITEM CURB NOT INCLUDED IN BID ITEM SP PAGE, F011 CEMENT CONCRETE SIDEWALK SHEET 2 of 3 ADOPTED CIT'( OF RENTON STANDARD PLANS IS(' DATE: 04/04 OWG. NAME, F005-1 SP PAGE: F005. I RADIUS POINT OF SIDEWALK RAMP AND CURB RETURN RAMP CENTERLINE l CEMENT CONCRElE __ -----:~ 3/S~ EXPANSION JOINT (TYP.) (SEE STD. PLAN F-J) RAMP PLAN ~-jf-- PEDESTRIAN CURB E - SEe: CONTRACT FOR CURB RETURN RADIUS SIDEWALK RAMP TYPE 28 PLAN ELEVATION rRUNCATEO DOMES (SEE NOTE 2) DETECTABLE WARNING PATTERN DETAIL MIN. MAX. D 1 5!8H 2 3/8" E 5/8" , 1/2" r 7/16" 3/4" G 7/8" 1 7/16" SIDEWALK RAMP TYPES 2A & 2B SHEET 2 of 3 ADOPTED CITY or REtffON S'I'ANDARD PUNS 1ST DATE: 04/04 DETECTABLE WA.RNING PATTERN (nr.) (SEE DETAIL) I DATE REVISION OWG. NAME: FOI 1-1 SP PAGE: FO 11 .1 6" 1/2" 1/2~ R. 1" R. .. , .. . , . . NOTE: EXTEND SIDEWALK TRANSVERSE JOINTS TO INCLUDE RAISED EDGE RAISED EDGE DETAIL WALL OR BARRIER SIDEWALK 1/2~ R. , .. • I> .' '.;0 1/4~ PREMOLDEO JOINT FILLER SIDEWALK ADJACENT TO WALL DETAIL 3/8" t: f-~-!k.J . , •• • t> ,. '(h .. .' ~ t> •••• .;>~-o~ . . .' ~. . t . to PREMOLDED JOINT FILLER ® EXPANSION JOINT I DATE REVISION SEE © CONTRACTION JOINT 61/2"~ 5 1/2" 1" FACE OF CURB 1" R. ~ . ~ i'~";-. ~'_"'-"-'-"':' .. ~ 1>' . 'I?' •• '. t> . TOP OF ROADWAY .' I> • , ~"":-+-'--__ _ 1>' t>r- '. t> . 12~ ~.-.'--t'. ~ 8" 6 1/2" ~ NOTE: EXTEND SIDEWALK TRANSVERSE EXPANSION JOINTS TO INCLUDE CURB (FULL DEPTH) CURB FACE DETAIL ® CONlRAcnON JOINT CEMENT SHEET 3 ADOPTED CITY OF RE~N~T~ON':....~~::!~~~:-_--, STANDARD LST DATE: OWG. NAME: F005-2 ------ r ~ ~I =~~"I"j' CEMENT CONCRETE -.I SID(WALK .' TOP Of ROADWAY SECTION G:) CEMENT CONCRETE CURB Be GUTTER (SEE NOn:: 3) SIDEWALK TOP OF ROADWAY DEPRESSe:o CURB &: GUTTER (SEE NOlI 3) CEMENT CONCRETE PEDESTRIAN CURS (SEE STD. PLAN F-l) SECTION ® DETECTABLE WARNING PATTERN (SEE DETAIL) RADIUS A (AT CURB FACE) 20 FEET 4'-51/4" 30 FEET J' -10" 40 rEET 3' -7" 50 rEET 3'-51/2" 60 FEET 3'-41/2" 70 FEET 3'-371/4' 80 FEET 3'-31/4' 90 rEET :}' -2 3/4" 100 FEET 3'-21/2' VARIES '" :r-O" TO "A~ '" T'rPE 2A VARIES'" 6'-0" TO "s" RAMP . " 3/8" EXPANSION JOINT (TYP.) (SEE STO. PLAN r -3) B C S' -10 1/2" J'-81/2" l' -e" J'-21/4" l' -2" J' -Q" 6' -10 J/4" 2' -lQ '/2' 6'-83/4" 2'-91/2" 6' -7 1/2" 2' -9" 6' -6 1/2" 2'-81/2" S' -5 1/2" 2'-81/.," 5' -5" 2' -e" INTERMEDIATE RADii CAN BE INTERPOLA TED I DATE I DRIVEWAY (BY OTHERS) CEMENT CONCRETE PEDESTRIAN CURS (TYP.) CEMENT CONCRETE SIDEWALK REVISION 6" LANDING SECTION 6" VARIES '" 2'-6" TO "C" ~ TYPE 2B VARIES'" S'-O" TO "8" RAMP ~ .. , . SIDEWALK RAMP TYPES 2A Be 2B SHEET 3 of 3 ADOPTED em OF RENTON SfANDARD PLANS LST DATE: 04/04 DWG. NAME, FOl'-2 SP PAGE: FO 11. 1 CEMEN r CONCRETE CURB & GUTTER (SEE NOTE 3) RAMP WITH 12H: 1V SLOPE (TYP.) \ DEPRESSED \... CURB Be GUTTER (SEE NOTE 3) TYPE 1 ~ ISOMETRIC VIEW SEE SHEET 3 CEMENT CONCRETE SIDEWALK DRIVEWAY (SY OTHERS) CEM. cm/c. CURB & GUTTER (SEE NO rE 3) DRIVEWAY ENTRANCE SIDE SLOPE (TYP.) DEPRESSED CURB & GUTTER (SEE NOTE 3) TYPE 2 ~ ISOMETRIC VIEW SEE SHEET 4 1. When the driveway width exceeds 15 feet. construct a full depth expansion joint (see Standard Pion F -J) with 3/6" Joint filler along the driveway centerline. 2. Construct expansion joints parallel with the cen terline as required at 15' maximum spacing when driveway widths exceed 30'. See Std. Plan F -3 for sidewolk detoils. 3. Curb and gutter shown, see the Contract. Pions for the curb design specified. See Std. Pion F-1 for curb details. 4. Avoid placing drainage structures, junction boxes or other obstructions in front of driveway entrances. DATE REVISION -------------- CEMENT CONCRETE DRIVEWAY ENTRANCE TYPES L. 2. 3. & .( Sheet 1 OF 6 ADOPTED CITY OF RENTON STANDARD PLANS LST DATE: 04/04 DWG. NAME, F004 SP PAGE: F004 RECOMMENDED FOR APPROVAL CHECKED FOR COMPLIANCE TO CITY STANDARDS ~-------------------- ~-------------------- ~- DATE DATE DATE BROOMED FINISH 4~ WIDE, SMOOTH TRO'NELED PERIMETER 7-7L'--CEMENT CONCRETE CURE! -:: (CURB AND GUTTER SHOW) NOT INCLUDED IN 810 ITEM CONTRACTION JOINT IN SIDEWALK ONL '( SLOPE ROUNDING <'> WHEN SPECIFIED IN CONTRACT EXPANSION JOINT IN Bom CURB AND SIDEWALK JOIN r AND FINISH DETAIL VARIES (SEE CONTRACT) SIDEWALK MAY BE ADJACENT TO A WALL (SEE DETAIL) SIDEWALK VARIES ~ 6' _ OH MIN r (SEE CONTRACT) ~1/2~ R. (TYP.) ~ -I ~ .. ; ..•.. \ . .' .... :,., :.' ..... ~., .. , • 1/4~ PREMOLDED JOINT FILLER CEMENT CONCRETE SIDEWALK ADJACENT TO CURB . "., .. : .. .' .. ........ CURB NOT INCLUDED IN BID ITEM CEMENT CONCRETE SIDEWALK SHEET L OF 3 ADOPTED CITY OF RENTON STANDARD PlANS l.ST DATE: 04/04 i OATE REVISION DWG. NAME, FOOS SP PAGE, F005 810 ITEM (INCLUDES S!DEWALK RAMPS) 6'-O~ VARIES '" 14' MIN. (SEE CONTRACT) -'- I rl 6'-0· CEMENT CONCRETE YP') OHTRACf) ('MiEN SPECIFIED IN C \7"~' .. 'O 3/8" EXPANSION JOINTI \ b .) (SEE T' PLAN r -3) , (SEE SID. PLAN F-l) '" I \CEME 1\ NT CONCRETE SIDEWALK (1YJ' L 7 7 , 0 , '" '\ \ RAMP WI TH 12ft: 1 ~\ SLOPE TYP. 6'-0' RAMP b , "' C- SEE NOTE ,~ 0 PLAN VIEW P! AN VIEW CEMENT CONCRETE DRIVEWAY ENTRANCE T'tfE 1 NOT TO SCALE VARIES'" 14' MIN. (SEE CONTRACT) 5'-0~ RAMP b , '" CEMENT CONCRE~~ CURB [( GUTTER (SEE NOTE 3) 7 , 7 CE"HIT ~mICR;1E' , .... :., : ' .• U· ''-t .. :.'" '. ~ ~~:. ~X~ANS'O//oINT (TYP.) I -SIDEWALK SEcnON 0 (SEE SID. PLAN F-J) VARIES . .-... '. . . ." . .' .. . , .... ' . '. :-.: .•.. .. , 3/8" EXPANSIO~I JOINT / (TYP.) (SEE STU. PLAN F -3) 5'-0" ' ... : . . .. -.... ,. ~ . ' .... . . , . .... DEPRESSED CURB &: GUTTER (SEE NOTE .3) i D,1IVEWAY SECTION 8 CEMENT CONCRETE DRIVEWAY ENTRANCE TYPES L, 2, 3, & 4 (8Y OTHERS) ----_._----- Sheet 3 OF 6 ADOPTED CITY OF RENTON STANDARD PLANS LST DATE: 04/04 NAME: F004-2 SP PAGE, ~------- c '" " a N II UU 3< 3< 00 ,,-,,- 00 I I lOn ou 3< 3< 00 (f1(f1 f-f-Z Z WW ::;:::;: ::;: ::;: 00 UU 3< 3< WW ~~ cr:cr: r:r: (}u [IJ[IJ :::J:::J (f1(f1 f-f-(f1(f1 cr:cr: WW a.. a.. w ';;: o z o (f) ~ cr: " / \ \ T \ "," '-~'r' ,< ... "~" 'I; -: I -, I I I _ I I ", ! I 1 ~,~,-t·~, '~/~~~_'~' .. I ,I ...... ~ ,, __ l i J ... j , ,-, ,. ... ' r"" ,_~ I....L_ , ... ' , __ ,-, '-, --, J r ... I , , , --" -,-I , , , • t. _ , ,~ ... -,-~, I " I .. L _ "... I ... , I I I I I I I ,.,,._ ~ r -,-"' .... I , ". r~"~"" r-t I • "(1-_1\1 I 111\' I! til II « III -, til' I ,1..._' ~ , .. ",. '-_ " .... ,-, ,~ ... " -~~ -t ,-, -1.._ 1,._,- ,..~ " ",,.., '" '" ,~ ,,~ r' ..... ~' ".., ~~ " IIII! « .,,11/\.11.,11111,>\ ""_ ~~ ,~ ... ~ "~ ,~.< __ " ,-' ~J '" ,j ,-' -,-I ,,~, , ~-r-~ ~~ ~, ... "~, ! I '0( "'\ f --., I I 1 " 11\ I ,.L .... ".-t, ... , 'J-'~ "j,_ / (~ EX, STORM MANIIULE /< RIM=20869 / IE=20179 (lO"IOVC-~jNW) _J IE=201,1 9 (12"PVC-S) ----,,- , , " . , -------2Q6 --- / / / / / PORTION -", -"., ---' .--.-CI? ;1, "/[1 UWv/: W/\-y _._. OF THE NE 1/4, ) ---.. -- -1- 32, TWP 24 N, RGE 5 E, WM \ I \ \ OF CLEARING \ V::I~EMOVE \ \ RECOMMENDED FOR APPROVAL EX . i 5" SO ,,. \ . 'J' I '\ ," \ \ I,N'-,S') '-' , \;C-l''-!) 30' .. , \ " ---- SCALE 1" ~ 20' , \ \ \ \ \ \\ loi- I --- , • " '! -,-r \ 1\ I I--.i I , l- • • , " t L. " A r 7 I \ f I! I ,. 'J -t I , " , " t. _ .. ~ \ \ I \ CHECKED FOR COMPLIANCE TO CITY STANDARDS ~______________________ MIT ________ _ ~ ____ ~~ __ ~ __ ~___ DAIT _______ _ LEGEND SET MONUMENT IN CASE FOUND MON IN CASE, 1 1/2" BRASSY EXISTING STORM DRAIN EXISTING WATER MAIN I H (j EXISTING FIRE HYDRANT EXISTING WATER VALVE EXISTING WATER METER EXISTING AIR RELEASE VALVE UI'\' EXISTING UTILITY POLE TBR TO BE REMOVED ® ® ® ® ® CLEARING LIMITS, TYPICAL STABILIZED CONSlRUCTION ENlRANCE -SEE DETAIL -SHEET 8 SILT FENCING -SEE DETAIL -SHEET 8 EXISTING CONTOURS, TYPICAL PROPOSED CONTOURS, TYPICAL CB PROTECTION -SEE DETAIL -SHEET 8 SlRAW OR SEED FILL AREA AND CUT SLOPES UPON COMPLETION OF WORK INTERCEPTOR SWALE -SEE DETAIL -SHEET 8 SEDIMENT lRAP -SIZE 20'x20' SURFACE AREA AT TOP OF WEIR -SEE DETAIL -SHEET 8 BASIS OF BEARINGS THE MONUMHITED CENTERLINE OF 116TH AVE S,E, BEING N 01'32' 't9" E DATUM NAVD 88 BENCHMARK -0 CITY OF RENTON CONTROL NO, 1835 FOUND A 3/8" BRONZE PLUG WITH A PUNCH MARK ON A CONCRETE POST MONUMENT DOWN 1.0' IN A MONUMENTED CASE APPROX, 1. 7' SOUTHERLY AND 13,0' WESTERLY OF THE CONSTRUCTED INTERSECTION OF S,E, 88TH STREET AND 116TH AVE~IU[ S,E. ELEVATION = 326,652' CITY OF RENTON SURVEY CONTROL NO, 1893 FOUND A 3-1/2" FLAT BRASS DISC WITH A PUNCH MARK ON CONCRETE POST MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S,L 80TH STREET & 116TH AVENUE S,E, ELEVAnO~I=321.275 EARTHWORK QUANTITIES CUT: CY FILL: CY FOR PERMIT PUROSES ONLY Call before you O.g. 1-800-424-5555 AVOID OlTTING UNDERGROUND UTIUTY 'JNES. IT'S COSTLY NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY, IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL lOCATION OF ALL EXISTING L'NDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION, NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SH,)WN HEREON, THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTlL,TIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER lOCA TIC'N, CAll BEFORE YOU DIG, 1-800-424-5555 UNDERGROUND SERV1CE (USA) '" ~ ~ ~ MIT ~LJLJLJLJLJL~JL ____ --------------------------------------------------------------------------------------____________________________________________________________ -L~::::::::::::::::::::::::~~::::::::::::::::::::~::~::::::::=:JL __________________________________ ~~~~~~~~~~~~~~~~~~~~ -" '-"; '-.. I fi'.IC1\'''! \ I);,,','J)I, \J N';j \N::i\G -I ':,7 \,-02 ;. -[J'lG-I,UI,_',lNq T ,)1,= -I' ',fT -13 ---'-----~------~--- ~~-.-~ ---- ------- 0 Ii N d~~ II ~ "8~ " i1 ~ , !<~~ § \€ 'J (J ~ eO l! ~ i ~ I ~ ~ g u U 0:: Q. 3: 3: Q. 0 0 « r--r--w 0 0 I;;( I I (!J n 0 ~ u >-3: ill 0 0 V1 V1 f-f- Z Z W w :2 :2 ::> ::> 0 0 V V 3: 3: w w 'D' ~ ~ ~ : 0:: 0:: Z ., ?: ?: 0 , Vi U U ~ ill ill 0:: '0 ::J ::J V1 V1 , f-" f-- " V1 V1 ", ~ ~ c .i 0:: 0:: W W (: (L Q. " ." (;j (;j ,.', 0:: 0:: ;:,: c, ,n N ~ 0 z , ~ PORTION OF THE NE 1/4, SEC 32, TWP 24 N, RGE 5 E, WM MAINTENANCE STANDARDS 6' MIN TRAP OUTLET MAINTENANCE STANDARDS 1. SEDIMENT SHALL BE REMOVED FROM THE TRAP Wf-lEN IT REACHES 1 FOOT IN DEPTH. 2. ANY DAMAGE TO THE TRAP EMBANKMENTS OR SLOPES SHALL BE REPAIRED. SURF ACE AREA DETEWAINE AT TOP OF WEIR RIPRAP 1. DAMMAGE RESULTING FROM RUNOFF OR CONSTRUCTION ACTIVITY SHALL BE REPAIRED IMMEDIATELY. 1 MIN OVERFLOW A~ffJi~~~h=j~tl MIN /,,~'-'...:'-'-'.T"~~Q~l=--M:I;....N DISCHARGE ro STABILIZED 2. IF THE FACiliTIES DO NOT REGULARLY RETAIN STORM RINOFF, THE CAPACITY AND/OR FREQUENCY OF THE DIKES/SWALES SHALL BE INCREASED, FLAT BOTTOM NOTE: TRAP MAY BE FORMED BY BERM oR BY PARTIAL OR COMPLETE EXCAVATION CROSS SECnON CONVEYANCE, OUTLET OR 2"-4" ROCK LEVEL SPREADER 3/4"-1.5" WASHED GRAVEL EOTEXTILE INTERCEPTOR SWALE SEDIMENT TRAP DETAIL N.T.S. NTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS, USE STAPLES, WIRE RINGS, OR EQUIVALENT TO ATTACH FABRIC TO POSTS, 2"x2" BY 14 Go, WIRE OR EQUIVALENT, IF STANDARD STRENGTH FABRIC IS USE I INCREASED TO 8' IF WIRE BACKING IS USED FILTER FABRIC:-~._III IMUM 4"x4" TRENCH BACKFILL TRENCH WITH NATIVE SOIL OR .3/4"-1.5" WASHED GRAVEL.----~ " WOOD POSTS, STEEL FENCE POSTS, REBAR, OR EQUIVALENT NOTE: FILTER FABRIC FENCES SHALL BE ISNTALLED ALONG CONTOUR 2' MIN. 12" MIN. __ .L WHENEVER POSSIBLE WHICH MAY BE LOCATED IN THE PLANTER STRIP OR ADJACENT SIDEWALK SILT FENCE DETAIL NO SCALE NO SCALE INSTALL DRIVEWAY CULVERT IF THERE IS A ROADSIDE DITCH PRESENT AS PER CITY OF RENTON STANDARDS, '\ = 25' MIN. AS PER CITY OF RENTON STANDARDS DRIVEWAYS SHALL BE PAVED TO THE EDGE OF R.O.W. PRIOR TO INSTALATION OF THE CONTRUCTION ENTRANCE TO AVOID DAMAGING THE ROADWAY 100' MIN 15' MIN -PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA " " . \ . . . . GEOFABF~IC '. ' .' ' 4" -6" QUARRY J' .", SPALLS 12" THICK '" .' " 12" MIN. /STANDARD STRENGTH [I'u~I~T~~5~~I~ Q] NOTE: ONLY TO BE USED WHERE PONDING OF WATER ABOVE THE CATCH GRATE BASIN WILL NOT CAUSE TRAFFIC PROBLEMS AND WHERE OVERFLOW WILL 1. QUARRY SPALLS (OR HOG FUEL) SHALL BE ADDED IF THE PAD IS NO LONGER IN ACCORDA~ICE WITH THE SPECIFICATIONS, 2. IF THE ENTRANCE IS ~IOT PREVENTING SEDIMENT FROM BEING TRACI<ED ONTO PAVEMENT, THEN ALTERNATIVE MEASURES TO KEEP THE STREETS FREE OF SEDIMENT SHALL BE USED. THIS MAY INCLUDE STREET SWEEPING, AN INCREASE IN THE DIMENSIONS OF THE ENTRANCE, OR THE INSTALLATION OF A WHEEL WASH, IF WASHING IS USED, IT SHALL BE DONE ON AN AREA COVERED WITH CRUSHED ROCK, AND WASH WATER SHALL DRAIN TO A SEDIMENT TRAP OR POND. ~ NOT RESULT IN EROSION OF SLOPES, I '-CATCH BASIN MAINTENANCE STANDARDS 1. ANY ACCUMULATED SEDIMENT ON OR AROUND THE FILTER FABRIC PROTECTION SHALL BE REMOVED IMMEDIATELY, SEDIMENT SHALL NOT BE REMOVED WITH WATER, AND ,~LL SEDIMENT MUST BE DISPOSED OF AS FILL 2. ON-SITE OR HAULED OFF -SITE. ANY SEDIMENT IN THE CATCH BASIN INSERT SHALL BE REMOVED WHEN THE 3, SEDIMENT HAS FILLED ONE-THIRD OF THE AVAILABLE STORAGE, THE FILTER MEDIA FOR THE INSERT SHALL BE CLEANED OR REPLACED AT LEAST MONTHL Y. REGULAR MAINTENANCE IS CRITICAL FOR BOTH FORMS OF CATCH BASIN PROTECTION, UNLIKE MANY FORMS OF PROTECTION THAT FAIL GRADUALLY, CATCH BASIN PROTECTION WILL FAIL SUDDENLY AND COMPLETELY IF NOT MAINTAINED PROPERLY. CA TCH BASIN PROTECTION DETAIL NO SCALE --------~- 3. ANY SEDIMENT THAT IS TRACKED ONTO PAVEMENT SHALL BE REMOVED IMMEDIA TEL Y BY SWEEPiNG, THE SEDIMENT COLLECTED BY SWEEPING SHALL BE REMOVED OR STAEIILlZED ON SITE. THE PAVEMENT SHALL NOT BE CLEANED BY WASHING DOWN THE STREET, EXCEPT WHEN SWEEPING IS INEFFECTIVE AND THEF~E IS A THREAT TO THE PUBLIC SAFETY. IF IT IS NECESSARY TO WASI-I THE STREETS, THE CONSTRUCTION OF A SMALL SUMP SHALL BE CONSIDERED, THE SEDIMENT WOULD THEN BE WASHED INTO THE SUMP. 4. ANY QUARRY SPALLS THAT ARE LOOSENED FROM THE PAD AND END UP ON THE ROADWAY SHALL BE REMOVED IMMEDIATELY. 5, IF VEHICLES ARE ENTERING OR EXITING THE SITE AT POINTS OTHER THAN THE CONSTRUCTION E~ITRANCE(S), FENCING (SEE SECTION D.4.1) SHALL BE INSTALLED TO CONTFOL TRAFFIC. ST ABILIZED CONSTRUCTION ENTRANCE NO SCALE RECOMMENDED FOR APPROVAL ~------------------ ~------------------- ~ CHECKED FOR COMPLIANCE TO CITY STANDARDS DATE DATE DATE CONSTRUCTION SEQUENCE 1. Pre-construction meeting. 2, Flag or fence clearing limits. .3, Post Notice of Construction Activity sign with name and phone number of ESC supervisor. 4, Install catch basin protection if required. 5, Grade and install construction entrance(s). 6. Install perimeter protection (silt fence, brush barrier, etc,), 7, Construct sediment ponds and traps. 8. Grade and stabilize construction roads. 9. Construct surface water controls (interceptor dikes, pipe slope drains, etc:.) ~imultaneously with clearing ond grading for project development. Maintain erosion control measures in accordance with City of Renton standards and manufacturer's recommendations. 10. Relocate surface water controls and erosion control measures or install new measures so that as site conditions change the erosion and sediment can trol is always in accordance with the City of Renton Erosion and Sediment Control Standards. 11. Cover all areas that will be un worked for mare than seven days during the dry season or two days during the wet season with straw, wood fiber mulch, compost, plastic sheeting or equivalent. 12, Stabilize all areas that reach final grade within seven days, 13. Seed or sod any oreas to remain un worked for more than .30 days, Upon completion of the project, all disturbed areas must be stabilized and best management practices removed if appropriate. BASIS OF BEARINGS THE MONUMENTED CENTERLINE OF 116TH AVE S.E. BEING N 01'.32' 49" E DATUM NAVD 88 BENCHMARK -0 CITY OF RENTON CONTROL NO. 18.35 FOUND A 3/8" BRONZE PLUG WITH A PUNCH MARK ON A CONCRETE POST MONUMENT DOWN 1.0' IN A MONUMENTED CASE APPROX. 1.7' SOUTHERLY AND 1.3.0' WESTERLY OF THE CONSTRUCTED INTERSECTION OF S.E, 88TH STREET AND 116TH AVENUE S.E. ELEVATION = .326.652' CITY OF RENTON SURVEY CONTROL NO. 189.3 FOUND A 3-1/2" FLAT BRASS DISC WITH A PUNCH MAF<I< ON CONCRETE POST MONUMENT CASE AT THE CONSTRUCTED INTERSECTION OF S,E. 80TH STREET & 116TH AVENUE S.l. ELEVA TION=321.275 Call before you 0.9. 1-800-424-5555 AVOID CUTTING UNDERGROUND UTIUfY L'NES. IT'S COSTLY NOTE: EXISTiNG UTiliTY LOCATiONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTiCAL AND HORIZONTAL LOCATION OF ALL EXISTING [INDER- GROUND UTiliTIES PRIOR TO COMMENCING CONSTRUCTION, NO REPRESENTATION IS MADE THAT ALL EXISTING UTiliTIES ARE SH'JWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTiliTIES NOT SHOWN IN THEIR PROPER LOCATluN. CALL BEFORE YOU DIG: 1-800-424-5555 UNDERGROUND SERV1CE (USA) / - \ HAND-CLEAR BLACKBERRY FRON THE DRIPLINE \ EXISTING ~4 - OVERVI E~ PLAN SCALE, I" = 30' ii / OVERVIE~ PLAN LEe.END LOT 3 r-.--: .~ EXISTING OFF-SITE, CATEGORY 2 HETLAND L..,;. .' _ • .......J 8,142 SF ------STANDARD 50' HETLAND BUFFER BOUNDARY - - - -PROPOSED HETLAND BUFFER BOUNDARY (MIN. 31.5') --... -'" --APPROXIMATE CENTERLINE OF STREAM - X X -CLEARIN6 LIMITS / SILT FENCE TO BE KEPT IN PLACE FOR THE DURATION OF THE 5-YEAR MONITORIN6 PERIOD. o EXISTING MAPLE TREE __ :-.-SPLIT-RAIL FENCE WITH NGPA SI6N ALON6 BUFFER BOUNDARY -SEE DETAIL ~ SPECifiCATIONS =--~ DOHNED LOGS I LARGE HOODY DEBRIS SENSITIVE AREA IMPACTS ~ BUFFER REDUCTION -1,552 sf SENSITIVE AREA MITIe.ATION w~ BUFFER ENHANCEMENT -3,4'15 sf / PENTON LUA 03-045-LLA 20031002CJ00008 TL 3::"45-/0-0182 / / / / / TRACT 'A' I . / / / / / / / ./ / /' ,. HESTMONT SHORT PLA V 120, PG. 108 LOT () / .' j I I I. '';c;~. ....... "- ... ~. . ;.", ..... ~I- 8 ,. '0 "'. -, -'-'.- r------ / / i I I i / .30' , \ ,_ .. ,.- w'" • LOT 4 \ NORTH LUI HHITEH! V 114, P LOT TRACT [J \ IU ~I ___ • ------+-.ljJ--+---- o 15 30 60 '10 SENSITIVE AREA SIeN5 FER CITY OF RENTON STANDARDS 8'-OLI <t CHAMFER TOP OF 6" CJ , If) ,() , "-l , I I , I I I 6 X 6" SPLIT CEDAR POST ,,/ /.".'~"~~~co ,~"-, :':,:~:,~ .... ::::-.:::: -~---.. -" ........ -. il' 1 --:!!'['-2 .. I 'I---. =.. "C ..... .",._"" ... ...,......,...."..,.~ .. =. .C;. "" •.• "" .•.•• '=""' .. ,"C ... ~",.,,"".,'7". "',,-:C,,"" .. """ .--I.i.·.·.' ." .,1. : .• 1....... ., ...... -:::\'.' ...... ' •.. ' .....•. '.'" .F,;';.';,;';.';····· = ............ ""' ....... =:.".:;;;;;; ....... :;;;;;; .... _.:;;;;;; ........ :;;;;;;" '"=" =' =·'·"=·'=""~~-4" . .....:, .. . :r 'J" PITCH SURFACE TO DRAIN ·'_n. : .-.. \ . iFINISH ELEVATiON f I ' , , >,If CON;FZETE FOOTIN6 ~--'--o~I ____ ,'i,Ic=.', ... iT_BACKFILL HITH NATIVE SOIL 4" _--COMPACTED 6RANULAR SUB-BASE r I 12" POST C.ONNEC.TION POST 45 DEeREES TO A DEPTH OF I" __ ---'c ON ALL FOUR SIDES. ;,-W'Diii,--" Jf i ATTACH PRE-PRINTED METAL SI6N TO POST HITH THO 5/8" DIA 6ALV. 6ALV. CARRIAGE BOLTS. CD~~~~J-RAIL FENCE ~ITH SENSITIVE AREA SI~NS \ ... \ I / . " "".\ . ....... ........ " .. ,,', ........ .. .' '" \... .. '. ....... '.\' \ : \\ .. ' r~ i :~ I I I • I / • \ . / ...... < •• / • • \ \ • d / 5 \ 6 /' ! \ , ;' ./ I ---"'r--- ---_ , FLANTI NG PLAN SCALE, I" -20' PLANT SCHEDULE TREES KEY AM CN PS PE PM TP SCIENTIFIC NAME ACER MACROPHYLLUM CORNUS NUTTALL II PICEA SITCHENSI:', PRUNUS EMARSINATA PSEUDOTSUGA MENZIESII THUJA PLiCATA SHRUBS COMMON NAME BISLEAF MAPLE PACIFIC DOSHOOD SITKA SPRUCE BITTERCHERRY DOUSLAS FIR HESTERN RED CEDAR SPACING AS SHOHN AS SHOHN AS SHOHN AS SHOHN AS SHOHN AS SHOHN CITY 2:, 4 6 5 ! o SIZE (MIN.) 2 SAL. 2 GAL. 2 GAL. 2 <SAL. 2 <SAL. 2 GAL. 10 20 40 NOTES SINGLE TRUNK, HELL BRANCHED SINGLE TRUNK, HELL BRANCHED FULL ~ BUSHY SINSLE TRUNK, HELL BRANCHED FULL $ BUSHY FULL $ BUSHY NORTH KEY SCIENTIFIC NAHE COMMON NAME SPACING CTY SIZE (MIN.) NOTES AC ---A~C~E=R~C~IR~C~I~NA~W~M·~-----V~I~N=E~M~A~P~L~E~-------~6~'0~.C~.~---,~~~~I~G=A~L~.~~~M~U~LT=I~-C-A-N-E~0--M-IN-.)~--------- C CORNUS SERICEA RED-OSIER DOGHOOD 3' o,c. 16 I SAL. MULTI-CANE (3 MIN.) M MAHONIA AQUIFOUUM TALL ORESON SRAPE 3' O,c. 3'1 I <SAL. FULL $ BUSHY OC OEMLERIA CERASIFORMIS INDIAN PLUM 5' o,c. 6 I SAL. MULTI-CANE (3 MIN) PL PHILADELPHUS LEHISII MOCK ORANGE 5' O.c. 5 I GAL. FULL ~ BUSHY PC PHYSOCARPUS CAPITATUS PACIFIC NINEBARK 5' o.c. 6 I SAL. MULTI-CANE (3 MIN) RS RIBES SANGUINEUM RED CURRENT 5' o.c. 1 I GAL. MULTI-CANE (3 MIN.) N ROSA NUTKANA NOOTKA ROSE 3' O,c. 15 I SAL. MUL TI-CANE (3 MIN) R RUBUS SPECTABILIS SALMONBERRY 3' O.C. 16 I GAL. MULTI-CANE (3 MIN.) SEED MIX SCIENTIFIC NAME COMMON NAME TRIFOLIUM REPENS HHITE CLOVER SEED BY HT. 50# PER ACRE CITY OF RENTON DEVELOPMENT SERVICES DIVISION INDEX OF DRA~INGS 011,1 MITIGATION PLAN .j DETAILS 012.1 SPECIFICATIONS ~ DETAILS NOTES APPROVED ., , 4. By \ ;y .. c t.c .~.--.. Date II /15 / ". '6 , OEvaOPMENT PlANNING OIlY or HENTON OCT 2 2 2008 RECE'VED I. BASE INFORMATION AND CIVIL ENGINEERINS PROVIDED BY BAIHA ~ HOLMBERG, 100 FRONT STREET SOUTH, ISSAQUAH, HA '18021, (425) 3'12-0250. 2. ~~E ~'i2~:ri~~~~gEo~~~A~~~~L ~,Fg::~illg~ :t~ TED DESISN AND SRADINS, OUTLET CULVERTS, EROSION yONTROL, SITE DEVELOPMENT SRADINS AND DRAINAGE. 3. irHERE SHALL BE NO GRADING HITHIN THE DRIPLINE OF THE EXISTING MAPLES (2) IN THE BUFFER. 4. SEE SPECIFICATIONS ON DRAHING 012.1 FOR DETAILED INFORMATION RELATED TO PLAN IMPLEMENTATION. 5. ;;EE MITIGATION REPORT FOR ADDITIONAL INFORMATION RELATED TO HETLAND MAINTENANCE, MONITORING AND CONTINSENCY MEASURES. &' ~I I I I I I ~ ~ if) 2: i:l C) .9 0 ] if) , .~ ~ ~ ,.... !-g ~ " ~ 0 ~ .-----------------I~ Date 08-29-08 0 Scale AS NOTED § ~ I-~P~r~o~je~c~t~#~3~15~5~===-IS. ;!:";'T <. ~ Sheet # ~I ,I , , eO t'i' .~ ~ ,," '" 00 Uo L. .. ______________________________________________________________________ ,~ ______________________________ ----------------------------~~----------------,----------------------------------------.--------------------------------------~----------------------.... ----______________ .... ____ L. .. ____________ ..Jg~ -----_._----------- SpeCIf=ICATIONS $ MAINTeNANCe PLAN PART I -eENERAL SITE cotlDITIONS eENERAL SITE CONDITIONS Contractor shall give AOA a minimum of ten (10) da~s notice prior to ententlon to proceed Nlth construction. No construction Nork shall commence until there is a meeting betNeen the client, AOA, General, Clearing, and/or EarthNork Contractors, and participating Contractor. The approved plans and specifications shall be revieNed to alloN parties involved to understand the intent and the specific details related to the construction documents, specifications, and site constraints. Locations of eXisting utilities have been established b~ field surve~ or obtained from available records and should be considered apprOXimate onl~ and not necessarll~ complete. It Is the sole responslblllt~ of the Contractor to, (I) Independentl~ verlf~ the accurac~ of utilit~ locations and (2) discover and avoid an~ utilities Nithln the mitigation area(s) not shoNn, Nhich may be affected by Implementation of this plan. Such area(s) are to be clearl~ marked in the field. AOA shall resolve an~ conflicts Nlth the approved p Ian prior to start of construction. A copy of the approved plans must be on site Nhenever construction Is In progress and shall remain on site until project completion. Construction must be performed In accordance Nlth the City of Renton standards, codes, permit conditions, and other applicable ordinances and policies. The applicant is responsible for obtaining an~ other related or reqUired permits prior to the start of construction. A qualified Netland consultant shall be on site, as necessary, to monitor construction and approve minor revisions to the plan. At minimum, the folloNIng Inspections and overSight b~ AOA or another qualified Netland professional Is needed, a. An Initial pre-construction meeting Nlth the contractor and sub-contractors, b. Immediately folloNlng survey stake placement, c. TNlce during clearing operations, d. Inspect Noody debris selection, stockpiling and placement, e. Inspect and approve or reject delivered plant material, f. Inspect planting layout, g. Final as-built inspection and punch-list Nalkthrough Nlth the contractor. SURVEY/STAKEIFLAG LIMITS OF CLEARING Prior to any construction, a licensed surveyor shall survey, stake, and flag the clearing limits. AOA shall rev leN and approve flagging prior to any vegetation removal. Contractor shall be responsible for avoiding disturbance to all Significant trees located Nlthln the mltlgatlonklearing area. No removal of any native vegetation sholl occur Nlthout prior approval by AOA. Contractor shall exercise core to protect from Injury to trunk, roots, or branches, of any trees or shrubs that are to remain. Any living Noody plant that 15 damaged durlnq construction shall be treated Nlthln 24-hours of occurrence. A(IA shall be notified Immediately of Incident. Hound shaping treatment shell I be done. Hound shaping Includes, but 15 not limited to, evenly cutting broken branches, exposed roots and damaged tree bark ImmedlGllely after damage occurs. Injured plants shall be thoroughly Natered and additional measures shall be taken, as appropriate, to aid in plant survival. EROSION CONTROL MEASURES As construction progresses and seasonal conditions dictate, erosion control facilities shall be maintained and/or altered as required by AOA to ensure continued eroslon/sedfmeriwffon-Gontrol. _. . Hhere possible, natural ground cover vegetation shall be maintained for slit control. Contractor shall ensure that adjacent roads are maintained and clear of soil and/or other debris at all times during construdlon. Contractor shall comply Nlth City Of Renton codes regarding street malntenancekleaning during construction. SITE LOGGING During site logging, any non-rnarketable debris (small trees, branches, etc) not being exported for sale shall be ground up Into COUrse Nood chips for later use as mulch around planted trees and shrubs. Contractor shall determine stockpile location for ground up Nood chips. CLEAR AND GRUB Contractor shall clear and grub Invasive plants (Including roots) Nlthln the enhancement area Nlth the exception of flagged eXisting vegetation to remain. In areas of eXisting vegetation, Contractor shall remove blackberry and other Invasive species by hand, Nlth minimal disturbance to the existing vegetation. Cleared and grubbed vegetation shall be exported from the site. Invasive/exotic plant species to be removed and treated In the mitigation area are, Scot's broom, English iVY, Hlmala~an and evergreen blackberr~, reed canar~grass, purple . loosestrife, hedge bindNeed (morning glory), Japanese knotNeed, thistle, and creeping nightshade. If herbicide use 15 deemed necessary, It must be an aquatiC safe herbicide and the applicator must be licensed. AOA to designate an~ additional plant species to be removed/treated prior to construction. PLACE IMPORTED TOPSOIL Upon completion of clearing and grubbing of non-native vegetcltlon, Imported 3-Na~ topSOil, Cedar erove or equivalent or stockpiled organiC topsoil from non-Need areas (area and depth selected by AOA), shall be placed Nlthln the mitigation area to pre-clearing grades. Topsoil shall consist of organiC, Need-free compost and shall be trlled into the top 0" of native soil prior to planting. Han.d-tliling shall be done Nlthln the drlpline of existing trees. AOA shall reVleN topsoil placement prior to installation of plant material. On-site topsoil shall not be used due to the high quantity of non-native Needs Nlthln It. PLACE HABITAT FEATURES Place habitat features upon completion of Imported topsoil placement as depicted on DraNlng 011.1. All habitat features shall be broken Into pieces (as defined beloN) prior to placement In the mitigation area. AOA shall approve locations prior to placement. To cutlbreak dONn logs, first score the log at the desired length, by mechanical means; snap the log at the scored location to create a natural look to the break. TN 1st broken ends to disgUise saN cuts. Cut ends of habitat features shall have no blunt ends. AOA shall be notified 41.'> hrs prior to Installation of the habitat features. AOA shall revleN habitat features during placement and any features deemed unsatisfactory b~ AOA (due to damage during relocation o~ Installation) shall be replacod Nlth Imported material at Contractor s expense. Upon completion of habitat features, seed Nlth 50#/acre Hhite clover. SOIL STABILIZATION_ If there Is a delay In construction for an~ reason, Contractor, unless otherNlse stated In Nrltlng, shall be responSible for maintenance of erosion control measures, drainage and temporary drip Irrigation during construction delay period. HARRANTY Contractor shall ensure that construction related activities do not damage off-site features or adjaGent vegetation. AOA shall be notified Immedlatel~ If accidental damage occurs. Contractor shall ensure that adjacent roads are maintained and clear of 5011 and/or other debris at all times during construction. Contractor shall comply Nlth the City Of Renton codes regarding street malntenancekleanlng during construction. Any changes or modifications to this plan must receive prior approval from AOA. PART 2 -PLANTING GENERAL CONDITIONS In the mitigation are:1, the Contractor shall remove Needy or exotic invasive species (e.g., Scot's broom, English IVY, Himalayan and evergreen blackberry, reed canarygrass, purple loosestrife, hedge bindNeed (morning glory), Japanese knotNeed, Canada thistle, and creeping nightshade) prior to plant Installation. Contractor shall verify that plant Installation conditions are suitable Nlthln the mitigation area. Any unsatisfactory conditions shall be corrected prior to start of Nork. Hhen conditions detrimental to plant groNth are encountered, such as rubble fill, adverse drainage conditions, significant vegetation, or obstructions, Contractor shall notify AOA prior to planting. Beginning of Nork constitutes acceptance of conditions as satisfactory. Plants Installed In undisturbed areas shall be Integrated Nlth existing native vegetation, and planted In a random, naturalistic pattern. CONTRACTOR TO VERIFY PLANT SCHEDULE HITH PLAN Contractor 15 responSible to verlf~ plant locations and quantities of plants on the Plant Schedule Nlth those represented on the plan. Actual plant quantities shoNn on plans are to prevail over quantities shoNn on the Plant Schedule In the event of a discrepancy. LOCATE/STAKENEP.lFY PLANTINe AREAS Contr·actor shall field locate, stake, and verify planting areas and configurations prior to planting. AOA shull revieN and approve locations prior to planting. Proposed locations of trees and shrubs shall be staked and Identified Nlth an approved coding s~stem or by placement of the actual plant material. For large groupings of a Single species of shrub, Contrador may stake the planting boundaries. AOA shall revleN and approve locations of all plants and plant groupings prior to planting. APPROVE PLANTING LOCATIONS AND SPACIN6 Planting locations shoNn on planting plans are approximate, based on anticipated site conditions. Adual planting locations ma~ vary from those shoNn due to final site conditions and 10Gations of existing vegetation. Neverti,eless, any variations from the planting plan NIII reqUire prior approval by AOA. Plant spacing for species listed Is to be random (naturalistiC), and not In a regular grid patto:rn. On-center spaCing called out on plant list indicates an average spacing dimension. For example, Nhen the plan calls for 36" O.C., spacing shall vary from 30"-42" O.C., Nlth an average spaCing of 36 Inches. AOA shall revleN planting locations and spacing prior to plant Installation. PART 3 -PLANT MMERIAL STANDARDS PLANT MATERIALS AOA shall examine plant material prior to planting. Any material not meeting the requlre~ specifications shall be Immediately removed from the site and replactd Nlth like material that meets the reqUired standards. Plant mclterlal shall meet the reqUirements of State and Federal laNs Nlth respect to plant disease and Infestations. Inspection certificates, requlre::l by IaN, shall accompany each and every shipment and shall be submltt~d to AOA upon Contractor's receipt of plant material. Plant materials shal be locally grONn (Nestern HA, Nestern OR, or Nestern BC), health~, bush~, In Vigorous groNlng condition, and be guaranteed true to ,;Ize, name, and variety. If replacement of plant material Is necessary due to construction damage or plant failure Nithin one year of Installolon, the sizes, species, and quantities shall be equal to specified plants,as Indicated on the plans. Plants shall be nurs,ry groNn, Nell-rooted, of normal groNth and habit, and free from dlse,se or Infestation. AOA reserves the right to reqUire replaceme" or substitution of any plants deemed unSUitable. Trees shall have un'orm branching, Single straight trunks, (unless specified as multl-s-emmed), and the central leader Intact and undamaged. Contaller stock shall be full~ rooted but not root-bound. Plant material Nlth damaged root zones or broken root balls NIII not be accepted. Coniferous trees smll be nursery groNn, full and bushy, and Nlth uniform branching and a nabral non-sheared form. Original central leader must be healthy and undcnaged. Shrubs shall be I gc Ion container stock. Contractor shall sulmlt documentation that specified plant materials have been orderedand secured. A list of supplier names, addresses, phone numbers and :he storage/groNlng location of the materials shall be submitted to AO\ Nlthln 30 days of contrad aNard. SUBSTITUTIONS Substitutions of spe.lfled plant species, size, or condition Nill be alloNed If prior Nritten appoval 15 obtained by AOA and the city of Renton prior to ordering m,terlal. Bareroot stock of 'qual size to specified container plantings may be substituted for deduous container plantings Nhen available, Nlth the exception of Acer, <ubus, Rlbes ~ Sambucus species. Evergreen plant material shall be ccltalner stock. VERIFY NURSERY STOCK CONDITION AOA shall Inspect plant mater'lal at the job site, Including previously tagged trees, for compliance Nlth reqUired standar·ds For plant size and quality prior to planting. This Includes, but Is not limited to, size and conclltlon of rootballs and rootsystems, presence of Insects, latent InjUries and defects. Trees must be untied and separated for inspedions. AOA reserves the right to refuse any/all plant material any time prior to final acceptance If it is determined that such material does not meet the specifications as described herein. Rejected material shall be immediately removed from project site. VERIFY STORAGE SITE AND HETHOD Plants shall be storeCi In a manner necessary to support their horticultural reqUirements. Plant material stored on-site shall be protected from Neather damage, construction actiVity and the publiC. Plant specimens shall be kept mol,;t and shaded until the actual time of plant inetallation. Immedlatel~ otter planting, 50115 In the planting area shall be saturated to prevent capillar~ stress. PART 4 -PLANT INSTALLATION SOIL PREPARATION/AMENDt-1ENTS Prior to Installation of plantings, all construction debriS and any other non-native material shall be removed from the mitigation area. Trees and shrubs shall be pit planted as shoNn In details on DraNlng H2.I. A soil moisture retention agent (polymer) shall be included In planting backfill per manufacturer's specification (see General Planting Installation Notes on DraNlng 012.1). Planting pits shall be backfilled Nith a 30/10 mixture of imported, Need-free compost and the native 5011 from the planting pit. In all planting areas, Contractor shall loosel~ tie a 2' piece of pink flagging to the top por'llon of all planted vegetation to facilitate post-construction performance and maintenance revleN by AOA and the Clt~ of Renton. SOIL MOISTURE RETENTION AGENT SollMolst, or eqUivalent, shall be added to the topsoil backfill of all planting pits. The SollHolst shall be hydrated before being added to topsoil backfill. Manufacturer·s recommended application rates and usage shall be folloNed. MULCH A 3" layer of hogfuel mulch shall be placed Nithln a 36" diameter of all plantings or applied continuousl~ throughout the mltlgGlcion area for erOSion, Need control, and mOisture retention. PART 5 -IRRIGATION, SIGNS. AND CLEAN UP TEMPORARY DRIP IRRI6ATION SYSTEM Contractor shall design build an above ground temporar~ drip Irrigation s~stem capable of prOViding 1/2" of floN to each neHly Installed plant. Client shall prOVide Nater and electrlclt~ for the system. Irrigation 15 reqUired Nlthln the mitigation area for at least three groNlng seaSons folloNlng planting to ensur·e adequate establishment of plant material. The Maintenance Contrador shall be responsible to activate, Nlnterlze, maintain, and to continually '/erlf~ adea,uate operatlo" of th"" tempora'·~ drip Irrigation system. System function (Including electronic valve and controller function) shall be Inspected for operation and full coverage of all planted areas during each maintenance visit. The system shall be repaired Immediately If found to be damaged or malFunctioning. The system shall be activated by June 15 and Ninterlzed by October 15. If hot dr~ Neather occurs either before or after these dates, the irrigation system shall be activated earlier In the seoson or remain adlve later Into the fall. During the first ~ear after Installation, the irrigation system shall be programmed to provlde.Y;," of Nater every three days. Irrigation rates rna~ be Increased as necessar~ during prOlonged periods of hot, dr~ Neather to prevent plGlnt mortality. During the second year after Installation, Irrigation shall be programmed to provlde.Y;," of Nater once a Neek. HONever, If more than 10% of plant replacement occurs, Naterlng r·ates Nill be maintained at a rate of .Y;," of Nater every three days for the duration of the rnonltor'lng period. A chart describing the location of all installed or open zones and corresponding controller numbers shall be placed Inside the controller and given to the ONner's representative. The Irrigation bid shall Inclucle a one-~ear Narranty against defects In materials and Norkmanship from the date of final project acceptance. The Narranty shall Include system activation and Ninter·lzatlon for the first year and Immediate repair of the system If It 15 observed to be malfunctioning. INSTALL SPLIT-RAIL FENCE.AHD SIGNS Contractor shall construct split-rail fence per Detail I on DraNing 011.1 along the top of the Nail along the proposed buffer boundary. AOA shall approve fence location pdor' to construction. Contractor shall Install Clt~ of Renton Native GroNth Protection Area (NGPA) signs (per Detail I on DraHlng 011.1) at 12' spacing along the fence. RESTORE EXISTIN6 NATURAL OR LANDSCAPED ARE/6 EXisting natural or landscaped areas that are damaged during construction shall be restored to their original condition, unless Improvements or modifications are speCified for those areas. CLEAN-UP Contractor shall be responSible for the removal of construction materials and debriS on the site folloNlng Installation of plant materials. PART 6 -FINAL ACCEPTANCE PLANT HARRANTY Contractor's Narrant~ shall Include replacement of plants (same size and speCies shoNn on the draNings) that prove either to be mlslocated or unSUitable as to plant material standards. Except for loss due to excesslvel~ severe climatological conditions (substantiated by 10-year recorded Neather charts), installed plant materials are required to be guaranteed for one year against defects and unsatisfactory groNth, except for cases of neglect by ONner or abuse/damG1ge by others. Plants replaced shall be relnltlated under plant guarontee conditions. Any changes or modifications to this plan must receive prior approval from AOA. FINAL ACCEPTANCE Upon completion of planting, the Contractor shall provide AOA Nlth a set of clearly marked prints designating the actual locations of plantings Nlthin the mitigation area. Contrador shall keep a complete set of prints at the job site during construdion for the purpose of "red-lining" changes or modifications to the approved plans and shall update said Information on a dally basis. AOA shall approve planting locations. If Items are to be corrected, a punch list shall be prepared by AOA and submitted to the Contrador for completion. After punch list Items have been completed, AOA shall revleN the project for final acceptance of plan Implementation. The date of final acceptance shall constitute the beginning of the one-year plant guarantee period clnd 5-year performance monitoring period. MAINTENANCE Contractor shall revleN landscape maintenance recommendations Nlth a qualified Netland biologist from AOA Nho Is familiar Nlth the stated goals and obJedlves of the mltlga'olon plan. Contractor shall maintain trees and shrubs, as needed, for a period of one ~ear from final acceptance, to maintain healthy groNth and habitat diverSity, Including a) tighten and repair tree stakes, b) reset plants to proper grades and upright POSitions, and c) correct drainage problems as reqUired. Contrador shall be responSible for Noterlng plants Immediately upon Installation, and again over the entire planting area upon completion of landscape Installation. Irrigation is reqUired Nlthln the Netland mitigation area(s) for at least three groNlng seasons folloNlng planting to ensure adequate plant establishment. Contrador shall corred erosion and drainage problems as reqUired. Contrador shall remove irrigation s~stem 3-~ears after planting. Upon completion of the one ~ear maintenance, an Inspection b~ AOA shall be conduded to confirm that the mitigation area Nas properl~ maintained. If Items are to be correded, a punch list sha II be prepared by and submitted to the Contractor· for corredlon. Upon corredlon of the punch list Items, the project sh,oll be revieNed by AOA for final closeout of plan Implementation. 4" DEEP SITE-NIDE H06FUEl MUlcH BLANKET SET PlANT STRAI6HT AND PlAcE ROOTBAll ON SOUD GROUND OR ON COMPACTED BACKFilL BACKFilL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL, TAMP SOIL TO STABIUZE ROOTBAlL. DO NOT DISTURB ROOTBAlL BACKFILL REMAINING PLANTING HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTALLATiON NOTES. <J']~~[~S~;,;;q~~---SCARIFY SIDES OF PLANTING HOLE. MAKE SURE ROOT BAlL DIAMETER HOLE HAS <SOOD DRAINAGE. BACKFILL PLANTING HOLE 1/2 FUll WITH NATIVE SOIL, Ll6HlLY COMPACT SOIL AROUND ROOTS AND AlLON WATER TO SETlLE. DO NOT LEAVE AIR POCKETS. BACKFILL REMAINING PlANTINB HOLE PER SPECIFICATIONS. AMEND BACKFILL AS NOTED IN THE INSTAlLATION NOTES. ~ FINAL BRADE. 6A~e-~OOT T~ee/6H~U6 PLANTIN($, TYP. SCALE, NTS ($,eNe~AL PLANT I N($, INSTALLATlc'N NOTeS I. PLANT TREE ~/OR SHRUB 1/2" HIGHER THAN DEPTH GROHN AT NURSERY. 2. FOR CONTAINER TREES ~/OR SHRUBS, SCORE FOUR SIDES OF ROOTBALL PRIOR TO PLANTING. BUTTERFLY ROOTBALL IF ROOT CIRCLINe IS EVIDENT. 3. HATER IMMEDIATELY AND THOROUGHLY, HEAVIER AT FIRST, 2 OR 3 TIMES PER HEEK THROUGH THE DRY SEASON, THEN LESS UNTIL ESTABLISHED. 4. FERTILIZE ALL TREES AND SHRUBS HITH AN APPROVED SLOH RELEASE FERTILIZER APPLIED AT MANUFACTURER'S SUGGESTED RATES. 5. ALL PLANTIN6 PITS SHALL BE AMENDED HITH A SOIL MOISTURE RETENTION AGENT TO ASSIST IN KEEPING THE SOIL MOIST DURING THE DRY SEASON. NOTes OCT 22 200B RECEIVED I. BASE INFORMATION AND CIVIL ENGINEERIN6 PROVIDED BY BAIMA! HOLMBERG, 100 FRONT STREET SOUTH, ISSAQUAH, HA 98021, (425) 3'12-0250. 2. SEE CIVIL PLANS FOR DETAILED INFORMATION RELATED TO HETLAND HYDROLOGIC SUPPLY, DETENTION POND DESIGN AND GRADING, OUTLET CULVERTS, EROSION CONTROL, SITE DEVELOPMENT GRADING AND DRAINAGE. 3. THERE SHALL BE NO GRADING HITHIN THE DRIPLINE OF THE EXISTING MAPLES (2) IN THE BUFFER. 4. SEE SPECIFICATIONS ON DRAHING H2.1 FOR DETAILED INFORMATION RELATED TO PLAN IMPLEMENTATION. 5. SEE MITIGATION REPORT FOR ADDITIONAL INFORMATION RELATED TO HETLAND MAINTENANCE, MONITORING AND CONTINGENCY MEASURES. .c. <'. ·c. "T <'. ,0 <'. cS ~I I I I I I ~ ~ III 2: .§ 8 ~ III ~ 'S: 'r-.~ ~ ~ ~ ~ () "' J---------------------~~ Date 08-29-012 0 Scale AS NOTED ~ ~ ._:p~r~o~j:e~c~t!#-=3~15~5======~§2 .. <~ Sheet # ~~.I " ;;~ .' -g t: ~f o C" 1. .......................................................... .0 .......................................................................................................... ~~ .................... , .................................................................................................................................................................... L. .................... J©~ \ .2 " '1, ,., o N II >- G o ...J o () w c W ..J -<t I- W C w ~ o z o UJ GJ 0' o 1-+-+-+-+-+-1 .0 c" / DAYLIGHT 4· w"~,,,._ THROUGH WALL BOTTOM BOTTOM BLOCK 1---'- T BOTTOM SlEP 171.5 TO 1 3165 SF ADDITIONAL BUFFER BOTTOM SlEP 173.5 TO FACE Of/WALL 0.25' FROM-,.(. PROPERlY -,-I , , I ,L _ , ,., "''' , ~ ,,, "'~ ~; ~J BOTTOM STEP 171.5 TO DA'riiGtt[:;· D!::I~--..:.J~~Cf ·l]-IRDUGH WALL --\ '>I , .. " -,-I , , , • L_ , .. ~ ... ~ I ,-,...7', " <C ..: I r.... I I, I I .... .1' -..' -I-", I ~, -~.I' 0' PRIVATE DRAINAGE EASEMENT STEP 8' MAX. ECOLOGY BLOCK WALL -SEE rL.1n-t1S····-- FACE OF / ··-··-fiilTT(lU SlEP TO 1773 .. -.--) ----J / C_ -~---- OF THE NE 1/4, \170 __ '" PRIVATE DRAINAGE & ACCESS EASEMENT --1- \ C~NECT 4" PVC WALL TIGHTLlNE\ TO CB 65.5 TO , , TOP C~.'''''' TOP ~.,-- 1 10' UTILI EASEMENT, TYP. W~ 24\\N, . \0 \ I ~b \. \ 0 \ , 93.5 TO 195.5 I ,. .. -1-... , I I I I -< L _....... I .... .1 4 FT HIGH WALL I BOTTOM I I I I TOP SlEP TO 197.5 193.5 -,-,. .......... -,-, " , : ~~ /-\ '" ... : /-\ 6 FT HIGH WALL 10' , , I r-r' -,-, J r ...• 1-,-r'I' r ... r"'" -,-r .... I A -,- 1/1/1--~~ 11\/1111\1 I -" 1---11 II-f" I 1-"'1 1_\ I • , ~ ___ " I I I ...... I ~ I ..... '" I I ....... ' \ I I 1._ I \ I , , " , . '" .... r ... I ~ I I I ~-....... J \ \ \ .II ,. ... ,. ... I I I ~ ... I .. r ... " , " -,-" I I I I ...... L _....., .. , GEOGRID IS TD BE SECURED TO BLOCK BY CONTINUING THE FABRIC OVER THE TOP OF THE BLOCK TO WITHIN 4" OF THE BLOCK FACE. PLACING THE NEXT BLOCK ABOVE, THEN TIGHTENING THE FABRIC AND PLACING SOIL OVER THE FABRIC I 1'''' -,-,...- I I I I -"\ L........ I ..... I ZONE OF COMPACT S _ / / / / -$ TEMPORARY BENCHMARK I I " -,-I I I J I / L_ ," I -t Mirali 1v1lCagrid 3XT Geotextile Fabric, the geogrid matenal is to have a minimum long term design strenglh (LTDS) 011500 pounds per loot or greater. See the sections above lor geogrid length and location Original & Finished G\ 1L /ffff/ .---' I f//ff 0. ~ //f/// ,\ "--6 IN. THICK ZONE OF ~ ~ '/ / FREE DRAINING CRUSHED ROCK 8 FT HIGH WALL 5 E, WM 30' ......... . \" Stf;. C06 \ \ \ \ \ 1f .3.,0 SCALE 1" ~ 20' \1"" .... 71 1""'1'" ..... '~ \ I I I I I-'" J .., I I I ,. I I -t I I "". I ',,, \ \ I ..... _,_ ... I I I I I .. -"'" I I \ \ \ \ \ - \' ".,-J I I I L _ .. .I I \ \ \ \~ \ ./ 2ft ./ \ \ \ \\ \\ \\ \ , \\ '. 6ft \ MSE I ECOLOGY BLOCK WALL SPECIFICATIONS THE REINFORCEMENT MATERIAL SELECTED FOR THIS PROJECT IS MIRAFI MIRAGRID 3XTC GEOTEXTILE FABRIC. THE GEOGRID MATERIAL IS TO HAVE A MINIMUM LONG TERM DESIGN STRENGTH (L TDS) OF 1500 POUNDS PER FOOT OR GREATER. THE REINFORCEMENT SHALL BE ROLLED OUT, CUT TO LENGTH, AND LAID AT THE PROPER ELEVATION, LOCATION, AND ORIENTATION. ORIENTATION OF THE REINFORCEMENT IS OF EXTREME IMPORTANCE SINCE GEOGRIDS VARY IN STRENGTH WITH ROLL DIRECTION. THE ROLL DIRECTION OF GEOGRID SHOULD BE LAID IN THE DIRECTION OF MAIN REINFORCEMENT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CORRECT ORIENTATION. REINFORCEMENT SHOULD BE PLACED COINCIDENT WITH THE COMPACTION LIFT NEAREST THE DESIGN ELEVATION ON THE DRAWING. GEOGRIDS CAN BE PLACED DIRECTLY ON THE EXISTING FILL SURFACE. THE GEOGRID IS TO EXTEND OVER THE TOP OF THE BLOCK (EXCEPTION IS THE BOTTOM GEOGRID) AND THE NEXT BLOCK ABOVE PLACED. AFTER BEING ROLLED OUT, THE REINFORCING MATERIAL SHOULD BE TENSIONED BY HAND UNTIL IT IS TAUT, FREE OF WRINKLES, AND LYING FLAT. NO OVERLAPS WILL BE ALLOWED IN THE DIRECTION OF STRENGTH. ADJACENT ROLL WIDTHS SHOULD OVERLAP A MINIMUM OF 4 INCHES. THE REINFORCING MATERIAL SHOULD BE CUT TO LENGTH AS SHOWN ON THE DRAWING. A RAZOR BLADE, SCISSORS, OR SHARP KNIFE ARE ACCEPTABLE INSTRUMENTS TO CUT THE MATERIAL. SHOULD IT BE NECESSARY TO SECTION A ROLL WIDTH, A HIGH SPEED, ABRASIVE SAW OR VIBRATING KNIFE-EDGE WORKS WELL. EXTREME CARE SHOULD BE TAKEN TO PREVENT WRINKLE DEVELOPMENT AND/OR SLIPPAGE OF REINFORCEMENT DURING FILL PLACEMENT AND SPREADING. WHEN PRACTICAL, FILL IS TO BE PLACED IN THE DIRECTION IN WHICH THE REINFORCEMENT WAS ROLLED OUT, TO AID TENSIONING. HOWEVER, IF FILL MUST BE PLACED TRANSVERSE TO THE ROLL LENGTH DIRECTION, SLIGHT (4-INCH) OVERLAPS BETWEEN ROLL WIDTHS WITH THE TOP PIECE OF REINFORCEMENT BEING THE FIRST TO RECEIVE FILL, WILL PREVENT PERMANENT FOLDING OF REINFORCEMENT. RUBBER-TIRED EQUIPMENT IS ALLOWED TO PASS OVER BARE REINFORCEMENT AT SLOW SPEEDS, LESS THAN 10 MPH, AND WITHOUT SUDDEN BRAKING. TRACK EQUIPMENT SHOULD NOT BE ALLOWED ONTO BARE REINFORCEMENT. TO AVOID DAMAGING THE REINFORCEMENT, THERE MUST BE A MINIMUM OF SIX INCHES OF FILL ON TOP OF THE REINFORCEMENT BEFORE TRACKED EQUIPMENT CAN BE OPERATED. REINFORCED BACKFILL SHALL BE PLACED AND COMPACTED IN LIFTS NOT TO EXCEED 6 INCHES WHERE HAND COMPACTION IS USED, OR 8 - 1 D INCHES WHERE HEAVY COMPACTION EQUIPMENT IS USED. LIFT THICKNESS SHALL BE DECREASED TO ACHIEVE THE REQUIRED DENSITY AS REQUIRED. REINFORCED BACKFILL SHALL BE COMPACTED TO 95% OF THE MAXIMUM DENSITY AS DETERMINED BY ASTM D698. THE MOISTURE CONTENT OF THE BACKFILL MATERIAL PRIOR TO AND DURING COMPACTION SHALL BE UNIFORMLY DISTRIBUTED THROUGHOUT EACH LAYER AND SHALL BE DRY OF OPTIMUM, + D%, -3%. ECOLOGY BLOCK RETAINING WALL SYSTEM UNIT DRAINAGE FILL SHALL CONSIST OF CL.E"N 1" MINUS CRUSHED STONE OR CRUSHED GRAVEL MEETING THE FOLLOWING GRADATION TESTED ACCORDANCE WITH ASTM 0-422: SIEVE SIZE PERCENT PASSING 1 INCH 100 3/4 INCH NO.4 NO. 50 75 100 o _ 10 0_5 IN ONE CUBIC FOOT, MINIMUM, OF DRAINAGE FILL SHALL BE USED COR EACH SQUARE FOOT OF WALL FACE. DRAINAGE FILL SHALL BE PLACED BEHIND UNITS TO MEET THIS REQUIREMENT. LEVELING PAD MATERIAL SHALL BE PLACED TO THE LINES AND GRADES SHOWN ON THE CONSTRUCTION DRAWINGS, TO A MINIMUM THICKNESS OF 6 INCHES AND EXTEND LATERALLY A MINIMUM OF 6" IN FRONT AND BEHIND THE WALL UNIT. SOIL LEVELING PAD MATERIALS SHALL BE COMPACTED TO A MINIMUM OF 95 % STANDARD PROCTOR DENSITY PER ASTM 0-698. LEVELING PAD SHALL BE PREPARED TO INSURE FULL CONTACT TO THE BASE SURFACE OF THE CONCRETE UNITS. FIRST COURSE OF UNITS SHALL BE PLACED ON THE LEVELING PAD AT THE APPROPRIATE LINE AND GRADE. ALIGNMENT AND LEVEL SHALL BE CHECKED IN ALL DIRECTIONS AND INSURE THAT ALL UNITS ARE IN FULL CONTACT WITH THE BASE AND PROPERLY SEATED. PLACE AND COMPACT DRAINAGE FILL BEHIND WALL UNITS. PLACE AND COMPACT BACKFILL SOIL BEHIND DRAINAGE FILL. FOLLOW WALL ERECTION AND DRAINAGE FILL CLOSELY WITH STRUCTURE BACKFILL. MAXIMUM-STACKED VERTICAL HEIGHT OF WALL UNITS, PRIOR TO UNIT DRAINAGE FILL AND BACKFILL PLACEMENT AND COMPACTION, SHALL NOT EXCEED TWO COURSES. -METAL LIFT RING ~V V , STANDARD BLOCK I EXPIRES 7/9/09 GEOGRID TYPE, LOCATION, AND L~NGTH BASE BLOCK T~:DED-O·N:~INUS _\-~ MINIMUM 4 IN. PERFORATED PVC PIPE. SLOPE TO DRAIN AND CONNECT TO STORM LJRAIN SYSTEM PROViDE CLEANOUTS SEE THE REPORT TEXT AND SPECIFICATIONS MSE I Ecology Block Wall North & West Site Boundary Taylor Court Short Plat CRUSHED ROCK BASE CONSTRUCTED ON THE UNDERLYING COrlilPETENT SOIL, (MINIMUM 1 FT BELOW EXISTING GROUND) THIS DEPTH IS TO BE BE DETERMINED IN THE FIELD DURING CONSTRUCTION BY THE GEOTECHNICAL ENGINEER RECOMMENDED FOR APPROVAL CHECKED FOR COMPLIANCE TO CITY STANDARDS Call before you NOTE: Renton, WaElJington DATE Dennis Joule, P.E. BY _________ _ D~g. 1-800·,424·5555 EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CON1RACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION is MADE THAT ALL EXISTING UTiLITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTIliTIES NOT SHOWN iN ~EIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-4-24-5555 UNDERGROUND SERVlCE (USA) BY____________ DATE AVOID CUTTING UNDERGROUND UTILITY LINES. liS COS1L Y :'; 0 31700 S.E 46th Street. Fall City, Washington 98024 TYPICAL WALL CONFIGURATION '" z ~P~ho~n~e~L~FA~X:J(!4~25~)112~2~2-:!46~6~1~ ____________________ ~~==~====~~~~==~~~~~ __________ ~_BY~======================:_~====================~~:~~========~L-____ . ___________________________ ~~~~~~~~~~~~--~~~~~~J -i LJLLJ.....L....l.--L ______________ _ C,' \1 D'::G\ 16~':\ -,)2J:L;R\;j.v:; '--1':7:)-f;2..l--:_~jC;--: ('fe.d-,., : rlll u,~ ( 2,_,X)( WAI CITY OF RENTON SHORT PLAT # LUA-05-082-SHPL LND-20-0419 OWNERS DECLARATION KNOW ALL MEN BY THESE PRESENTS that we, the undersigned owners in fee simple of the land herein described, do hereby make a short subdivision thereof and declare this map to be the graphic representation of same, and that said short subdivision is made with the free consent and in accordance with the desire of the owners. HEREOF we have set our hands. STATE OF WASHINGTON) ) SS COUNTY OF KING ) ON THE J,3 ~DAY oFrgsSVAJ\Y 20d BEFORE ME, THE UNDERSIGNED NOTARY PUBLIC Irs ANDSOR THO: STAlE OF WASHINGTON, PERSONALLY APPEARED .JM'", r l25 TO ME KNOWN TO BE VlC£. peES \ Of. ",'1: OF BASIC VENTURES, INC. THAT EXECUTED THE FOREGOING INSTRUMENT, A~ID ACKNOWLEDGED SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AI~D DEED OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN MENTIONED AND ON OATH STATED THAT SHE. WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN, ~~i;tRT)l!RpEU~~QJ1'Att!!"'i~A'kA.().'-_ (l,>!h ... ~(~l:: DATED 0<.-Dl3-0'1 MY APPOINTMENT EXPIRES A1AiC~"""-::::"'-,-,-"~LI--I PRINTED NAME ST A TE OF WASHINGTON ) ) SS COUNTY OF KING ) ON THE J.2> ~D DAY oFfi:5'EVPlt.V 200(1-BEFORE ME, THE UNDERSIGNED NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON, PERSON ALL Y APPEARED IJAV\D 6J ~p'Of."-£ e... TO ME KNOWN TO BEf.Ke.c.UTlVe: VIC£, 2t,f:i\Pf~OF FIRST SAVINGS BANK NORTHWEST THAT EXECUTED THE FOREGOING INSTRUMENT, A~JD ACKNOWLEDGED SAID INSTRUMENT TO BE THE FREE AND VOLUNTARY ACT AND DEED OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN MENTIONED AND ON OATH STATED THAT Hf. WAS AUTHORIZED TO EXECUTE SAID INSTRUMENT. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR FIRST ABOVE WRITTEN. SIGNA TURE OF ~II " AJ ~. ,/ 1-6J.... NOTARY PUBUd-AIJA.»r.tt.. [Yt(W.,.t LAUA JfLrL DATED J-c9.3-0'1 MY APPOINTMENT EXPIRESf'nAACH 2.''l,'l.on PRINTED NAME H681ltfLf\AP-\t ~\oIlJl..GTf RECORDER'S CERTIFICATE .................. .. filed for recoro this ........... doy of ......... ,20 ....... ot.. .... H in book .......... of ........ at page ......... ot the request of WILUAM SHUPE HOLMBERG. KING COUNTY RECORDING NO. DEPARTMENT OF ASSESSMENTS Examined and approved this ____ day of ____________ , 20 ___ _ Assessor Deputy Assessor Account Number __ ~_~1_~ZQ_=Q~Q;; __ _ TAYLOR COURT SHORT PLAT S.W.1/4, N.E.1/4 SEC. 32, TWN. 24 N., RGE 5 E., W.M. LEGAL DESCRIPTION LOT 8, BLOCK 4 OF C. D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIV. NO.7 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD UNDER KING COUNTY RECORDING NUMBER 1626457 ON JUNE 5, 1922; TOGETHER 'MTH AN EASEMENT FOR INGRESS AND EGRESS FOR UTILITY PURPOSES OVER SOUTH 10.00 FEET OF LOT 7, BLOCK 4, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN TO SEATTLE, DIVISION NO.7, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 18, IN KING COUNTY, WASHINGTON. DECLARATION OF COVENANT THE OWNER OF THE LAND EMBRACED WITHIN THIS SHORT PLAT, IN RETURN FOR THE BENEFIT TO ACCRUE FROM THIS SUBDIVISION, BY SIGNING HEREON COVENANTS, AND AGREES TO CONVEY THE [lENEFICIAL INTEREST IN THE NEW EASEMENT SHOWN ON THIS SHORT PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISIONS THEREOF. THIS COVENANT SHALL RUN WITH THE L,L\I,ID AS SHOWN ON THIS SHORT PLAT. NATIVE GROWTH PROTECTION EASEMENT THE NATIVE GROWTH PROTECTION EASEMENT (NGPE) ON THIS SHORT PLAT IDENTIFIES THE: REQUIRED WETLAND BUFFER AREA FOR THE WETLANDS ON ADJACENT PARCELS. THE CREATION OFIHE NATIVE GROWTH PROTECTION EASEMENT (NGPE) CONVEYS TO THE PUBLIC A BENEFICIAL INTEREST IN THE LAND WITHIN THE EASEMENT AREA. THIS INTEREST SHALL BE FOR THE PURPOSE OF PRESERVING NATIVE VEGETATION FOR THE CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE STABILITY, VISUAL AND AURAL BUFFERING, AND PROTECTION OF PLANT AND ANIMAL HABITAT. THE NATIVE GROWTH PROTECTION EASEMENT IMPOSES UPON ALL PRESENT AND FUTURE OWNERS AND occuPlms OF THE EASEMENT AREA ENFORCEABLE ON BEHALF OF THE PUBLIC BY THE CITY OF RENTON, Tu LEAVE UNDISTURBED ALL TREES AND OTHER VEGETATION WITHIN THE EASEMENT AREA. THE VEGETATION WITHIN THE NGPE MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED OR DAMAGED, WITHOUT THE EXPRESSED WRITTEN PERMISSION FROM THE CITY OF RENTON. THE RIGHT OF ENTRY GRANTED HEREIN SHALL APPLY TO THE AGENTS, REPRESENTATIVE AND EMPLOYEES OF THE OWNERS OR SUBSEQUENT OWNERS OF THE UNC'ERL YING PROPERTY. 29 0.54 N. 0.22 W. 32 N. 1/4 CORNER FND C.O.R. #1834 MON. IN CASE W/ PUNCH IN 3/8" BRASS PLUG N. 1968394.337 E. 1303747.969 CENTER OF SECTION 32-24-05 653.24' 655.13' N 88'46'54" W 2612.95' o 653.24' N 88126'55" W 593.26' 30' N 88'51'09" W 0 n N 88'51'09" W N.T.S. LAND SURVEYOR'S CERTIFICATE 1306.48' 30' 2620.52' w BUILDING PERMITS NOTE NO BUILDING PERMITS WILL BE ISSUED FOR HOUSES ON THE LOTS OF THIS SHORT PLAT UNTIL THE ROADS (FIRST LIFT OF ASPHALT) AND UTILITIES ARE CONSTRUCTED AND APPROVED. NE COR SEC FND C.O.R. #1893 FND 3.1/2" BRASS DISC W/PUNCH N. 196688.907 E. 1306360.605 EASEMENT NOTES 1. THE PRIVATE DRAINAGE EASEMENTS ON LOTS 1, 2, 3, 4 AND 5 ARE FOR THE BENEFIT OF ALL LOTS IN THIS SHORT PLAT. THE OWNERS OF LOTS 1, 2, 3, 4, 5, 6, 7, 8 AND 9 SHALL BE EQUALLY RESPONSIBLE FOR DRAINAGE PIPES, CATCH BASINS AND OTHER DRAINAGE FACILITIES WITHIN THESE EASEMENTS. 2. THE PRIVATE DRAINAGE EASEMENT ON LOT 9 IS FOR THE BENEFIT OF LOT 8. THE OWNER OF LOT 8 SHALL BE RESPONSIBLE FOR PIPES AND OTHER DRAINAGE FACILITIES WITHIN THE EASEMENT. 3. THE NEW WATER EASEMENTS ON LOTS 7 AND 8 ARE FOR THE BENEFIT OF THE COAL CREEK UTILITY DISTRICT. 4. THIS SHORT PLAT IS SUBJECT TO TERMS OF PUGET SOUND ENERGY EASEMENT UNDER RECORDING NUMBER 20080915000304. EAST 1/4 CORNER FND C.OR. #1835 MON. IN CASE W/ PUNCH IN 3/8" BRASS PLUG N. 194023.847 E. 1306288.614 TA:YLOR COURT SHORT PLAT VOL./PAGE NE LINCOLN PL NE [ NE 35th PL SURVEY NOTES BASIS OF BEARING THE EAST LINE OF THE NE >4 OF SEC 32 T. 24 R. 5 AT A BEARING OF N 01-32-50 E. INSTRUMENTATION INSTRUMENT USED: 5 SECOND ELECTRONIC DISTANCE MEASURING UNIT. FIELD SURVEY CONTROL WAS BY CLOSED TRAVERSE LOOPS, MINIMUM CLOSURE OF LOOPS WAS 1: 22,000, IN ACCORDANCE WITH WAC 332-130-090. REfERENCES SP-1 WESTMONT SHORT PLAT V. 120, PG. 108 SP-2 HENRY HOUSE SHORT PLAT V. 145 PG. 235A P-l WHITE HAWK V. 174, PGS. 9-11 RESTRICTIONS SUBJECT TO AGREEMENT, TERMS AND CONDITIONS WITH KING COUNTY WATER DISTRICT NO. 107 UNDER RECORDING NUMBER 8903300453. w C) <t D.... ~ .-J o > BAIMA & HOLMBERG INC. EI\JGINEERS & SUR V E Y 0 R S 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 (425) 392 -0250 This Short Plat correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate State and County Statute and Ordinance in .. No.OY ... , 20 . .6B ... OWN. BY DATE 8/18/08 11/25/08 JOB NO. 167.3-023 1673-023 . Ii" rJ..~,j.J I ... W.~~.II[f.~ ... JEF SHEET CHKD. BY DWG NO . SCALE ~L-________ ~M~g~r~. __________________ S~u~p~t.~o~f_F~~~e:c:o~rd:s~ ____ -L __________________ ~C~e~r~ti~fi~c~a~te~N~o~.~.~ .. ~.l~).:~i~~~.~ .. ~ .. ________ JL ________ , _______________________________ JL~~~~~~~~~~L ______ ~W~S:H~ ______ L_----__ N~/~A ______ -l ______ ~1~~O~F~_2~ __ J 1 c. ~,.~ ,I· '.J., '1, ',[ CITY OF RENTON SHORT PLAT # LUA-05-082-SHPL LND-20-0419 ' .... , .... ;, ... , ... , ..... , .......... " " .... , .. ; I I I I < I I I I I ....... I I I I I I I I I .. 4:_ ..... .... ..... I .......... 4: _ ~ .................... , ~ ,L, "''''' , r-" ~.... , ..... " ..... -c -c I -... I I I I I 11\ I .. , .. , -t ,,, ... , -" "" 1._ BUILDING PERMITS NOTE NO BUILDING PERMITS WILL BE ISSUED FOR HOUSES ON THE LOTS OF THIS SHORT PLAT UNTIL THE ROADS (FIRST LIFT OF ASPHALT) AND UTILITIES ARE CONSTRUCTED AND APPROVED. \ \ FOUND R&C LS#5524 0.03 N 0.01 E \ \ NEW 10' PRIVATE NEW 20' PRIVATE FOUND R&C \ ---- .1./ DRAINAGE EASEMENT DRAINAGE EASEMENT \ LSH29537 ----'~--~2.0~-t--~~------~N~8~8l'lLl'~29~"~W~ ______ ~r-__ ~t-____ ~~~~~ __ -1~ ____ ~~~ ____ .~~0~.0~4 S 42.05' 249.51' 0.01 E 99.58' 55.00' 32.49' 52.89' T \ ... , ... , , r-.... " ""'"", 0( .( I ., , I I I I .. I II I " , ... -t , .. , .. , -" &~ " " \ NEW 10' \ PRIVATE , DRAINAGE ;~" • "EASEMENT =*: (:) .J.. I 1'\ ".1 \" J ,_ '\ I r 1 1 1 1 3 4 L T--- 3::t---..-NEW 10' 2 • PRIVATE Co frJ DRAINAGE ,!O t<) EASEMENT ~cxi , r-.. (/) 6=22'43'51" R=50.00 L=19.84 ~ . l{) l{) _ l{) ~..f , to (/) 6=23·28'08" R=25.00' L=10.24' 25.78' ---- 1 29.86' ,-, _r\ ~;~ '-' "-\ --~ ~_I (V) ~~~-- ~;: c:) ~:~ ,,_. I '\" I I I ,"", L.L.J ~.I1 ,_, C~: (;~ I ... _ '\ .. ::I~ '\ I ,.--, ~ ~ ,L, .. , ..... I ,-.. ~ ..... ... ... A ........ . .c I ., I II II' ..... " .... ,·t , ... I .. , -,,, "" \' \r- \UJ 37.~ RtDUCtD BUfftR -\-, . 5.48' I • NATIVE I ~ GROWTII / ri PROTECTION 'VI OJ EASEMEN T CJ I N1~ nl' I (L(L (/)(/) ~~ '..-I'<t Nl{) am ;i'!'1 °1° zz (NGPE) 1 / / Y !J/ ,,--I. S?( :;-1 70,00' N88'09'15"W N88'09'29"W (SP-l) 6 , , " \ RIGHT OF WAY DEEDED TO CITY OF RENTON, REC. NO. 21' 21' _ S 88'10'02" E 85.50' 0.5' PUBLIC SIDEWALK EASEMENT ALONG R/W REC. NO. ________ _ L~O.59 R~O.OO Ll~7'58' 24" 7 I I I NEW 15' WATER --1 EASEMENT I 94.41' 298.53' 298.51' (SP-l) .-15' -. EXISTING HOUSE TO REMAIN 8 tiQIE. THE EXISTING HOUSE ON LOT 8 SHALL BE lin ~NEW 15'x15' WATER EASEMENT AL TERED TO PROVIDE A CONFORMING REAR YARD 113.63' ,A " " r .......... A'''' " II r,. .. I I I I I I + I ,. I I ~; ' .. -: • '\'" \ \ \ I ~ ...... I I ...... ,... I I / L~ I~J l ! to I 9 20.49' \ \ \ I~ ~ \ \ \ 30' \ \ \ \ RECORDING NO. ---------- I •• I I I -,-,..-I I .. \. I I , ',1'/ :-;: : t:. ri /-\ 1/\' r\ ..... ., I ...... , :,'!t , ~JI .. ;. :~J I .... -,-LU~ \ " 'tl :;0" ~ 69'''----'!J'6 ~g. \l FOUND MONUMENT / \--- IN CASE \ 1 1/2" BRASSY / 0.08 S 0.11 W ( \ FOUND MONUMENT IN CASE, I 1/2" BRASSY 0.09 S 0.00 W 4.98' \ I ~ \ ~~ \ \,,~ \ \ \ ~~ \ \ -.-n' "-r \l_U: .~'. -"" ....... : ~~ /_\ I ..... : L...' -0 ~~ \ \ \ %~ \ I~~ \ ,~~ \ \ \ \ z\ ~ \ ... o z - u.i z \ , \ \ \ \ \~/~\ ~ . \ \ ~ \t>. ~o' "'"\ \ \ \ \ ~o' \ / z w w c r:c w co <C \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \-\ VOL./PAGE LEGEND SET MONUMENT IN CASE o FOUND REBAR AND CAP @ SET r REBAR AND CAP, LS# 11332 :-~ SET TACK IN LEAD IN CURB ON PROPERTY LINE PROJECTED FOUND MONUMENT IN CASE --- I 1 F~UND MONUMEN r ----~NCASE' 2 3 4 5 6 7 8 9 I 1 1/2" BRASSY \ 0.11 S 0.10 W ,/" \ / \ LOT AREAS 1 5,'~91 SO FT 2 4,550 SO FT -- 3 5,577 SQ FT 4 6,71'7 SQ FT 5 5,881 SO FT 6 9,964 SO FT 7 5,708 SO FT 8 9,541 SQ FT 9 7,080 SQ FT LOT ADDRESSES 2024 NE 37TH PL, 2018 NE 37TH PL. 2012 NE 37TH PL. 2006 NE 37TH PL. 2000 NE 37TH PL. 2001 NE 37TH PL. 2007 NE 37TH PL. 2017 NE 37TH PL, 2025 NE 37TH PL. w G « D-~ ~ o > i I LINE TABLE LINE LENGTH BEARING Ll 10,78 N32'39' 37"E L2 11.87 N22'18'09"E CURVE Cl CURvE TABLE LENGTH RADIUS DELTA 6.78 37,50 10°21'29" TA:YLOR COURT SHORT PLAT BAIMA & HOLMBERG INC. ENGIi'IEERS & SUR V E Y 0 R S 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 (425) 392 -0250 L3 28.75 NlO'12'48"W ~- L4 9,99 N28'32"56"W L5 3.43 N61'29'00"W -, --'-'- C2 44-.28 C3 12_00 C4 21.56 ~- 37.50 67"39'31 " 3750 18°20'08" 37.50 32°56'04" -.~- o 5 10 20 30 ~! I SCALE 1" = 30' DWN. BY DATE 8/18/08 JOB NO. 1673-023 JEF 11/25/08 DWG NO. 1673-023 CHKD, BY W.S.H. SCALE 1"==30' SHEET 2 OF 2 _ 3 '~' ;.'~ ----- " ." , n ~; ," n " ,,' 1'-' '::' u , ' CITY OF REN110N SHORT PLAT # _._------- 10' PRIVATE DRAINAGE EASEMENT -,-, , , , • <. •• 20' PRIVATE DRAINAGE EASEMENT " I \ 3165 SF ADDITIONAL BUFFER r---I --T ---I ---~ ------- , I , -,-' I j f I ! '" , . , ... -,.. . , I " I ". ", -t ~ , , , 10' PRIVATE DRAINAGE EASEMENT \ I ..... '1 .. ,~,. , .... ~" ,,~, .. ,;, \ ,~,1!t:~,'~J-~J~~U',J \ \ , --\- \ \ \ \ -,-, , , I • L •• ~, ... , I ,. ....... , .. ' ... "" .. ..0; I -, I I I I I I , .. '\ " .. , -t .. " " -" I, .... , ..... " ..... , I I I '" , •• I.i-t , ..... -,-'" , I I I <I I....... I .. , -:', ~ F..r ~N ~l[') Om :tIt" 00 zz I I I~ I I I I I ,----, I~ I \ I I \ I I \ I I \ I I 4 I I 6,720 SF I I 40X40 I 5 5,322 SF I t-.. It .""0' t I §3J I I Pif?' 50' 37.5' REDUCE[) BUFFER 40X40 I II '" ~J <1 6 7,489 SF 45XSO N88'09'16"W N88'09'29"W (SP) \ -,-~". ~,-,-, . , /-\ I ~, 1\ I I , , ,,-... " , \ \ ~~ / , ", -,.... r ~ 0, j I I I I , L. ,,,, , I I 2 3 4,550 SF 40X40 1 \ \ \ 5,577 SF b.=2T28'OB" \ \ I R=25.00' L L=10.24' L.~~-I--, ~ ROAD A 5,491 SF ------- 1+00 wr--__ _ N 88'10'04" W I __ , <D. t{] • ro ~ . . '" o ~ '" 00 +z '" 1+78.38 2+01.17 2+51.17 85.50' ~~~ ~~ ~~ ~~ ,~ (~ EXISTING HOUSE '-FOOTPRINT \ 2120 SF.± \ \ \ \ 8 \ \ \ ) / 9 7,OBO SF 40XSO I i 1 ............ lihoI \ 9,54~ \ ~ ... r~ \ \ I I I \ I ~-..iiiL. 298.53' 298.51' (SP) , ~,-,.. ,. I '" r, L _ ,,,, ,,, 15' WATER EASEMENT --; / / / / --I / / / ----------" L __ J r--15' SEWER / EASEMENT I ,.-,. r- I I 'I -, ~-~,,' .. " -t--15' SEWER]"' / / / EASEMENT I "" -,-I I I I L _ .. " , , , . , \ \.. L L / ~j / . ~/ I TAYLOR COURT SHORT PLAT / "/ ./ MONTEREY CT N.E, \ \ \ \ \ \ RECORDING NO. VOL./PAGE \ \ \ \ , ' ' \ ~ \~" ~" ... •• _,...~:,~ .. ,:_\., t' , • ' '1""';' ..... -' '"" \ ,I" .. " ... .... • " . . , ~, ' .. -:: . "/; ~t \ • \1. " LEGEND t.O T : SET MONUMENT IN CASE \ , ..... -,- I I I I L _ ... , , • FOUND REBAR AND CAP @ SET REBAR AND CAP LSQ 11332 o 5 10 20 30 I !! ; I SCALE 1" = 30' I ~ .. '" , " I , ".,,,,,, .. " -,-,.. ..... ",-,. ,. ... \ \ \ \ \ \ \ \ , \- \ \ \ \ ~ ./\ \ \ , \ \ \ \ \ \ \ \ --~-----~ o 5 10 I ; ; 20 30 ; I SCALE 1" = 30' ''---~'- w o « CL "---- -l o > B1£¥i(t E1 R fI~L¥~~~~ o~~C . 100 FRONT tTC>C"C"T SOUTH (4 DATE ISSAQUAH, WASHINGTON 98027 392 -0250 OWN. BY DKO 4/29/2005 JOB NO. 1673~023 DWG NO. 1673-023 CH':D. BY KSJ SCALE 1 "=30' SHEET 2 OF 2 1,,(,·"_ '~I--':! ij z m 'l - - ----------- ,~~~--~-r~~",.-.-----------------------------------------------------------'---------------------------------------------------------------------------------------------------------------------------------------------------------------------------, § ~., ~ , '~,:::::~ '":'':;;:l::::'~:::: \1 <I \ 'm,Q' ,W"-OO" PO RT ION 0 F TH EN. E. 1 /4, 0 F SEC. ~ 8 U) ~ ~ ~ 0 ~ CB# ' TYPE I EASEMENT =-}~~~~1---"6-~-& 2g~:I~:~~EC48 \ LOCKING LID 32, TW N 24 N., R G E 5 E., W. M . ~ ". g ~~~~~:~:~--------249, EASEMENT \. _TOP, OF DITCH CITY OF RENTON, WASHING-rON til ~ CD .c E -o :c olI I--.L---/ r \ \ ADDITIONAL eUFFER _ --X----X-'-" ···-cJycx-.-··, -_·-X __ .'l( / 10' PRI,~'.i\ TE I i- I-I \ \ \ \ I I 4 6,720 SF BUFFER MITIGA TlON PLANTING WlTHIN SENSITIVE AREA EASEMENT \ \ \ / I I f / i :' 1--- ! / --- FOUND MONUMENT IN CAS~2':J31W;S-Y----- \ ~j]=-~~~~J~~ __ III :=59.6~ (24" ADS) \ ;\ \ \~ i-'" 'Z. \ ~ \ -\ 1'" \ \ \ \ \ \ \ \ \ TOP OF DI\CH /\ \ \ \ \ \ \ r-----,--<"<--.----. '" t--- > W [j u >~ "J, ww o 5 10 20 30 IoJ-I I I SCALE 1" = 30' ---,-----,-----,------,------,-----,-- N q OJ '" 80 o n II NOTE ,,'j' "C ~ ~-~~I----·I----ie ~ + Nu. o ___ ,;; -(-----~___",..L:::.:::=t=::::--,...J----LOW POINT EV = 56".8",,8 f----H Ld OW POINT S A = 0+3·1.0 , 0:: CL CL « ~- CJ n. I,,' , ' '-J I-+-+-+-+rr+---I " o W ;:-f- N ~ o I-+-+-I-r+--I !-, >-m II H-I-+-t-t--I c, 0: ~ ::> "' o z -< F ~ o ~ z o V1 GS 0:: I-+-t-H-t----I o z '" ,_,I I '1 ") , I I , ,., "I '.1 ~!- " , '1- :~ 1:1-" " ,~, , , '~ n I ALL ONSITE TREES TO BE tiEMOVED 5' 5' 1-SI[EWALK -I-PLANTER -I <1 STRIP <ILl • Ll4 <1. " A . <1 41' " d <1 4 <1 • • • • • e • • • <1. • LANDSCAPING DETAIL NTS 2 GAL WlHITE ROCK ROSE (CISTUS ALBIDUS) PLANTED 5' O.C" TYP, 4" POT CREEPING ST. JOHN'S WORT (HYPERICUM ASCYRON) PLANTED AT 24" O.C" TYP, (2) STREET TREES PER LOT, TYP, (RANCHO COLUMNAR SARGEN T CHERRY) ~5' LANDSCAPING STRIP ALONG 'THE BACK OF SIDEWALK, TYP. .-SEE LOCA 1l0NS ABOVE "' o OJ 2+50 '" oj r-- ~g; <nu ",t---.'" ,.. t---'" '" 2+00 OJ PVI STA = 0+50 :;; PVl ELEV = 56.47 V1 1+50 ROA A 1",30' OR It 1",5' ERT .. 1+00 "' N " r---+ oj o "' A.D. 11.00 K = 4.55 0+50 \ N '" + '" o "' 8 x w I ~ oj 01 + o 70 60 50 D TUM ELEV 40.00 0+00 NOTE: LEGAL DESCRIPTION LOT 8, BLOCK 4 OF HILLMANS LAKE WASHINGTON GARDEN OF EDEN NO. 07; LESS COUNTY ROAD. TAX PARCEL: 334570-0205 SURVEY NOTES BASIS OF BEARING THE MONUMENTED CENTERLINE OF PARK AVE N DATUM ASSUMED BENCH MARK VERTICAL DATUM FOR THIS SURVEY IS ASSUMED. TEMPORARY BENCHMARK USED IS A SANITARY SEWER MANHOLE LID LOCATED APPRIXIMA TEL Y 16 FEET FROM THE SOU THEAST PROPERETY CORNER ON A SOUTHEAST BEARING, ELEVA TlON = 87.47' ASSUMED REFERENCES RECORDS OF KING COUNTY, WASHINGTON INSTRUMENTA TION INSTRUMENT USED: 5 SECOND ELECTRONIC DISTANCE MEASURING UNIT. FIELD SURVEY CONTROL WAS BY CLOSED TRAvmSE LOOPS, MINIMUM CLOSURE OF LOOPS WAS 1: 22,000, IN ACCORDANCE WlTH WAC 332-130-090. I EXPIRES 11/30/06 Call before you 0.9. 1-800-424-5555 UNDERGROUND SERVICE (USA) AVOID CUTTING UNDERGROUND UTILITY LINES. IT'S COSTLY EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILI rY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-8DO-424-555" '" I' [I , .' PORTION OF THE NE 1/4, SEC 32, TWP 24 N, \ \ 1 I I " /, ... , "" r-, I " ,-, .--~ 1-'-", ~ , 1-( 1--1\1 I I 11\' I I I 1\ L _ ...... ,-, I I -< _ I I I w,\ _, I 1\ \ \ \ o N II i o z « -I 0- W 0-« () en CI z « -I T 3165 SF ADDITIONAL BUFFER -,. , , , , ... ". ~"~, r'r~" ""~,,,.~ ,~,~!t:).' ~)-~),,~~:~J PROPOSED BUFFER \ 10' PRIVATE DRAINAGE , EASEMENT-+-~"c --" -'~ '-:/ ',I, I \_~ ,I I • '-•• ) -:-: " ,,".1" .. " r~" .~,,, r' ,. -0(1 ""'I_"""r' "'-~'''''' ",.,," .l "l.c \ so' / 1.W[Tl!\I~11J ~ SENSITIVE , 'I... _, • \ \ / I I~~~~~~I~NE~~~G EA~~~~NT WITHIN SENSITIVE ________ .I/AREA E~, MENT-/ -SEE WE LAND / 1 MITlqA TI PLAN BY ./ w -ALTMANN OLIVER r ~ o +ASS7AT~S, LLC , , I ,"., " « « I • ~ I I I I 1 ". I ,,~ " -+ ," I '" -... , I _, -~ I ,J' ",,' ,-"" ,,'''' 1-+-I-+--I-+-_bJ-f ! z o Vl ~ cr: --- / / --- , , ~ -,- I I I I ~ -... " , I I I I , I I / / -,-r'\ _ r' -,- t r ~ '" I , ",-, "... , I ...... r • , .. , .. ,,-t, .. I..L." " .. ""' .. ',,., r", .. ",,.,,, ,., IIIII -< Ilrlli/ .. AIIIIIIII .... ~_ '" , .. , .. "" '" ~--, , ... " " " , .. -,-, , , . . .. -. ~,~, , ,-... " """" ~ -< I ~, , I I I I I J<, .. ~J~'-.'''' , .. -, .. " .. ,_ 1 0' Pf~IVATE DRAINAGE EASEMENT 4 5 \ / I 10' UTILITY ') EASEMENT, - TYP. 6 \ ~ . " •• . ,. 'r--,.--,-, ....... ,-,- , f, , ' .. I 1/1/ ,... ~_ I 11", 11\1 I •• \. -'-.... I , , , " , , " .. , • I " ... , r ~ I I I I , ,,-... J I \ \ \ \ 20' PRIVATE DRAINAGE & ACCESS EASEMENT \ \ \ \ ,,\ \ \ 0 \\, .-..lr \ o • '\ \ N88-11 '38"W 249.52' L 3 f----Ho' PRIVATE DRAINAGE I EASEMENT 2 11 0' UTILITY EASEMENT, ~ TYP. \ ------j$ --.----------~.------ 7 15' WATER EASEMENT t I I I I I I I I I I - I I -~~~~io~--~. ____ -[ ~",,,,,-- (2) STREET TREES PER LOT, (RANCHO COLUMNAR SARGENT CHERRY) 5' LANDSCAPING STRIP ALONG THE BACK OF SIDEWALK DRAINAGE EASEMENT WITH MIXTURE OF DROUGHT-RESISTANT ''-!-_ PLANTING AT 24" O.C. -OREGON GRAPE -SALAL 8 -NATIVE: SPIREA -NATIVE: ROSE I ~ 15'x15' WATER EASEMENT 9 N88'1 0 56 W 298.53 ,. _ 1 , ~ ......... -,- ~ -... -I' ,I-,.. I '-.... I , ' .. , \ , r ..... 1 A -1- 1-" 1 '_I 1 , \. -I \ , I ~ ~ -,- I 1 I , L. 'J , " " I I / , /,,-,-r" I "I "'I I..'~ I ,~ I -T I I I / f-- "'Z _ WW "'>='" -w W I (fl(fl -< _-L. w __ -$-TEMPORARY BENCHMARK I , ~ -. -,- I , I I L _ 'J , , -. I I I RECOMMENDED FOR APPROVAL co <.0 to n W N co on '" ~ o z RGE 30' --Z w a.. o t- O Z --• w . z w > « z w w CI a: w aJ « 5 E, WM \ \ \~ 'b \ \ \ \ \ , - , , " " -,-,--I , " ,.,' / \III .... -1 t I 1--1--1 ,_, \/1/ K • • , " I 1..._, " , , y , ... \/ Ar~' r ..... , AI~ \ I '" 1-.... I ... I 1 , " . ~ / ' "'''. \ , , ... -,-A I It! I .. -"..., , \ \ \ \ \ \' ,,-,-, , I 1 ~ -,,~ , \ \ \ \ " , , , • _ - t \ \ \ \ v \ \ \ CHECKED FOR COMPLIANCE TO CI1Y STANDARDS Call before you I\r 1,,1 BY DAJE I"tl--H-++-t--t ---------- 0,9. 1-800-424-5555 1\: DAJE AVOID CUTnNG UNDERGROUND UTILITY LINES. IT'S COSTLY SCALE I" = 20' I EXPIRES 11/30/08 NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY 10 DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF I\LL EXISTING UNDER- GROUND UTILITIES PRIOR TO COMMENCING CONSmUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTII.ITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSllliLiTY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR pI<OPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-,,5S5 UNDERGROUND SERVICE (USA) Iii, BY ___________ _ fi UU-.lJ..l~~~L ______________________ . __________________________________________ . _______ ..l~BY::..:===========:.J__==:=========-..:D:AJE:..=====.1. _____________________ .--:._.-:::_ .. C".7, 7""7,_~ __ 7,_"7,_7 __ :-_7,--,_-,,':':_~..,.:_..,._.,.~~:-,~-,,..~_.,.:;_-_~-,_-___ -" -,'7 j -.J ------------- OPEN CUT AS REQ'D REMOVE---.. & DISPOSE OF EXIST. ASPHALT. ALL WORK TO CONFORM WITH CURRENT CITY OF RENTON TRENCH RESTORATION & STREET OVERLAY REQUIREMENTS. PATCH PER DETAIL 1, SHT. 15 I.n ! 66+74. 100+00. w/4'xS'x12" THICK RIPRAP PAD REMOVE & DISPOSF--/, OF EXIST. 1S"CONC. rc~o -~. -2728 / I ./ / / / SEl/4 SEC. 32 ,TWP .24 N. ,RGE. 5 E. ,W.M. N.E.) "-"-"-"-"-"-"-"-"- ENTRANCE "-,,- N.E. 35th ST. /\0, I I 6' ASPHALT RA~P 12: 1 MAX. TAPitR OF VERTICAL ~lJR W/ASPHA~T./ '.'l/ '0' ;I /'j (.,( . \ 0.r!§' 6)/\ / I 0'" 'D;: f\. / Q;-,.;v C>, • ~Ay c;,,; /; / '" 'V ';-0'6'5 g "./1 ~ './ _9::.j; I /" , / / ,- / \ \ \ \ \ \ \ \ \ I I I '~1'O' &0 ! c{5' '0OV f " ':f.A : f "/~V II / "r\;' / /o Il/; ; Q;-/ '.J / , / / / SCALE: 1" =40' CONTOUR INTERVAL -2' 4~ T 80 I ._.1 _____ _ ~ lL. o 0::: 0.. .......... z :'5 0.. f-Z w :::2: w 6 0::: 0.. l- (/) W a::: u o a::: o LL LL ~f:$~~c:=::::~·· STA. 71+64. ~ 31.1'±RT ... /' ~:::2: ~ (/) / / / / ...... , ..... , ......... , ............. , . , .. . 256 •. (j) . . . . . . . . . . . . . . . . l--. , ........... , ...... , ... . z UJ ::;; LoJ~ · o. 240...· .. ~ &: '~N · .::;; , :+ n If) <0 I[~ ~ -.['-. N ui f--(j)' to ~ N . CD II • co Z If) II Z. . > '.c:N OJ w · ........ ..J in· a .-i ... +-' .f;j. . .. «:·d .. . 0:. ~ + 0... . n . ,_ ,I-/r-... r .c • lO.c • .::t-U :(j) W +='W +I 1-'> N •• N 'CD 'Z«~' w """:'............ 1--"-' . . -.J . · ~o . « w . 232 : ........ IQ C!. (f) .~ . : tnt.;,! .... : · Z '-( 0 0:: (,!) . · O'<toUUJ' . · -" wco . . 0+6 WlOO (j)<CI~ 0::. ~ : ill ~ · n If) . . . , " " , ...... " .' . " ... : '+ *f . · ill N ['-. OJ + ... co '<0 . II :<0 11 0:: ;2 '11> () ~ w co ~ . ~ N;:!W II : (j) l.d > w ~ w : <0"1. "-EXIST. GROUND "\ ~@ <C;ROAD . . . : ... @. ,'G'< . . ,0,,'0 ~0 ''0 ............. . 'V . PROPOSED:GRADE @ [ (22'RT) 21.19'RT. L2:S,LE":;' 18"CP INTAKE 45A .. 256 INV. 261 ;8± . (MATCH aOTTOM . OF EXIST: DITCH) 25LF "'18"CP . , ... @11.0870' : ... " .. CB A5 (TYPE :l-L) TOP: 262.53' : • INV. 259.03 ······.,·······,:,,···248 CB 44 TYPE1-L TOP 254.4± MATCH INV. 250.90 .. FINAL GRADE) . . ............... , .. ~ ..... . "':""'240 . . .............. "232 .. w~.< f--f-'f--Z(fj(j)/ -. / ./ / /. .y. . ................. , . , ....................... , , , . , , . , ... , ... . 224/ / :..-/. / ./ ;/ CB 43 TYPE1-L TOP 232.65 .. !NY, . 2;2~ .. 15. / / / .... \ ..... ,J.\ ........ .I ................... . OUTFALL 438 67 INV. 219.90 (MATCH BOTTOM OF EXIST. DITCH) 68 . . 112th PLACE N.E. J 69 · . , SCALE: 17= 40' H . ..... .1:':'. 4' . .v. 70 ................... , ....•...... , ..• '" .. ,224 I ......... . 71 72 ---- CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 GROUP FOUR,Inc. 16030 JUANITA-WOODINVILLE WAY NE BOTHEU, WASHINGTON 98011 (425)775-4581 • (206)362-4244 • FAX(206)362-3819 SURVEYING ENGINEERING PLANNING MANAGEMENT fiLENAME' J'\97-6006\SC11e~o 'tI12fron~-Vl) JOB NO,: 97-8008 sell NNFD NU I • 119gB w <.:> ~ z o 0::: lL. LLZ 00 f->-z f-w uo::: II z o Vi G5 a:: o z ~ , ,',12 I Ii II' " .i Iii l' CITY OF RENTON SHORT PLAT II \ "" ~ T: \ I ...... \ .. , '" , ,.. ,. .. " , ... '",,., \k .. ~ .... -.. " .... -... , -... , .. , < "t'" 11'11'111' \ . ~ , \ \ -l.-- : . ~ -. 5 10' PRIVATE DRAINAGE EASEMENT 5,322 SF -PROPOSED BUFFER'---~ -~ I -1 " -i~- F I Il , J I ; I -' I ...... -r I I I 1 .. -.... . , .... -..-"\ t_ ',:: ... ~ 'vFv N~:n om :tl~ 80 zz 1 1 r~~ 1 1 I 1 37.5' _\ REDUCED BUFFER \ 6 ~ 9-~ .:\ I ~«,~ ~'t-~«,~ I 7,489 SF {S-'t-~0 I ~ / / / ((' /L / / 70.00' N88'09'16"W N88'09'29"W (SP) -.-,.." .. .. .. -r-I .... '1 I I I , ".,.... I I ..... -..-,.. .. ~ -' .. :: ' , . , " ,-, 99.58' --.... _- ~ , , , I ..... ---- 55.00' 20' PRIVATE DI<AINAGE EASEMENT I \ \ 40X40 10' PRIVA E DRAINAG EASEMEN 40X40 40X40 \ \ / I \ 3 5,577 SF (5257 SF NET) 2 4,550 SF 6=23'28'08" R=25.00' L=10.24' ROAD J\ I I -" ':+01. if 1'---. j---r-----'--=''=----=-===-.::::J 94.41' 298.53' 298.51' (SP) I , .. -,-" ~_ ' .. 1: ~~ IS' WATER ---/ EASEMENT I / / / L ~l --I I I L I / / / r-1~/ SEWER I E/,SEMENT I f"', .,. r-t.' .. ): :) / / '",j ~ _// MONTEREY CT N.E. \ \ 1 5,491 SF 9 --;--IS' SEWER]- I I I EASEMENT I " ... -..-~_ ',): ~ t --Ja:' Vl '--" I~ I~ 0 IZ TAYLOR COURT SHORT PLAT \ \ \ \ -z w a. 0 f- 0 Z -. LU . Z LU > « z LU LU c 0: LU co « RECORDING NO. ~ \,.> I \~ I ~ I, ~~ "P-: I '~ \ \ \ \ , I " I ... -.. ~ I A : -- \ \ \ \ \ I \~ \ I \1 ~ \ Y ~ ---~\ '\ \ ~! \ "'\ 01 \ ' g, \ \ ! \ \ J \ \ , \ I \ \ \ \ \ j \ ' , \ \ \ 1\\ \ \ \ \ \ \ \ VOL./PAGE LEGEND SET MONUMENT IN CASE <I FOUND REBAR AND CAP @ SET REBAR AND CAP LS# 11332 o 5 10 20 30 ~. I SCALE 1" = 30' N o 5 10 20 30 ~. I SCALE 1" = 30' [1FVELOPMEm PLANNING CITY OF RENTON NOV 1 4 2005 '''~:r.::('t''::~H;q'~t·r~ a:~~' Yh1L~~ V !~: tJ w Cl « CL "-. -.J o > BAIMA & HOLMBERG INC ENGINEERS & SURVEYORS· 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 98027 OWN. BY DKO CHKD, BY KSJ (425) 392 -0250 DATE 4/29/2005 SCALE JOB NO. 1673-023 DWG NO. 1673-023 SHEET 1"=30' 2 OF 2 ---------