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CD a o~ -> S· ~.c -.J '" a VJ if ., , / f OetentlonPondFieloeotlonand(Jpero SpacePlont"'9P1on,FI"'~d REV.JiIO.I 01\1& I IJE!ICRIPTII:IM ~ 1;11 ! II Ii I ~ ~ ~ ~ ; I ~ ~ i ~ -, Ll.Z l~ 00 j' )of-~ !::ffi ~~ 011: ,;;:, I~il 411 ~ H ~@ 'I ~ J ill:1 -Iii '·1 I ','II IIII e e "i'!i:~·:':-<l'~~~;;:~·~'::~;:::::·-;E::::!- PORTION OF THE N 1/2, NE. 1/4 SECTION 3, TW? 23 N .. RGE. 5 E., W.M PORTION OF THE 8. 1/2, 8.E 1/4, SECTION 34, TW? 24 N, RGE 5 E., W.M KING COUNTY. WASHINGTON .t?8 e 8 e NOTES e 1.4iU,'''' V. 011 3405 ACII£S +/w \\ 1.0UNIfSI'[IIACRl ~UNIT$ '~]ii 25t,nts.r.CiII5M.o.at£s+/-lO2,2USF.OIIB84.lC!1ES+/-5t,411 V. 011 III ACltES +/_ zo,l22 $.f. 011 0. .. ACMS +/- t 1" = 100' 0' 100' 200' Sf[ JIItA-1.'1.:1.1« s.F. OIIl4.lIS"'" +/- ~ S5_SANT.oJIY5['IIE!I 5 .. STOIrn,. s(WE~ o _GA5UN£ 'II _'II,,~LJN[ o _OASVAI,.\1: • .. WATtR VAlYE (I.WAlUIlI£TP tJ .. flMHl'DII ..... r • _CATCHIAS:H R:~~TYOU:PO.J: 0" \,lIGIIT I'OST B .CU, ..... CHOIt ~.I1I-PO'/OV.lULT/TIIMGf'OIIIoI£R ~:~P£O c _CEO"" o _D(CIDU(lI$ r _11'- M .... .o.PtE p .. N08U f1I .. ~ ._5(CTlClNCIJIIN[Jt I _CU.o.IUER COIItIDI e • n.o .... OH.INCASI: O_flC).Pll:I»'.COIlASIIOTtD • .5[l1/rLII··/C~I2I'" 'o(IITlCALDA'lUW:M"'t1l1M11{ClI'1'0fItEHTCf'I) CITY OF I'IOHl* COtHRCl PaNT NO. 1141 FOlMIll"fl.ATIlftASSOl!iM INC.o.$(.l.T1H[ CONSTIIUCTEOIH1[JIS(C~orNE201HI'I...o\CtAHO DUV.I.U. ... YEI\I( ELEVA11(IHoo 428 .• 1 f'[tT CIVIL ENGINEER OfFEENCINEERS ~ :l ~ o lJ932 SOUTIlE"ST 15S1TIl f>V.C[ RENTON, WASi1INGTON llao~ PHONE; <425-2110-J<412 CONTACT: DARRELL 0f1"[, P,E. LAND SURVEYOR H.f.NS£NSUII'I'ETlNG 17420 l111fH AYES( RENTON, WASHINGTON 1180511 PHONE: 425-2J5-8-44O L') I zpL >: ~: a {~h: 0:: 88. :::>. en 1= v Z i~; fIl § ~ S Z 9 :2 "~ 0 :.: ~ "' "' e>: r.. I>: o u ::> 0 ,.. >-I>: j ~ " z 0.. ,.. i! ,.. z U ~<~;] ~ -< ~ e 0.. * ~ g :3" ~ ~ ~ ~ "' >-"' 1>:", Q 0.."" >-~ ~ j " Z j ~ S CONT"CT: ROONEY HANSEN, PI..S r ,-,- SliEET or NOTE: THE UHO(RGIKllINO UTlUTlES SI'IO'IIN HEREON AAE lI"'sro V~E t~~~gT~~ORIM\..J,. c:~'t~?~ ...... ,t. ~~8ls ~~~NTE[tl liE I£R1nED PRIOR TO CONSTRUcnQN, CAll ,-eOO-'24-~'55 rORuruTYLOC",TOR5. 10 lW=50' ® ~ CITY OF ~ RENTON .. .., 6/29/0~ LANGLEY RIDGE AT MAY CREEK I.::::. I :;l'..:!u~~~~ A::~~~:;' RENTON. WASHINGTON :; I;;!:!::: III t t:.:; Ii; Ii: '::3:;:;: tj ;;:; ~ ~~ • nliPn h .. :l.·.·ii-~=.~ •••• , ••• I~·!i I i q; I ~. i iH F .~~ .g~.' • " ~ o"~ ~ i i j n~! ~ I ~ ~ ~n~ i ~ g n n ~ i ~. q -! .- 1~lu~n nHH ",~~. ~~~"O ~ .. a ~ · ; n • ~ U I~ •• ~ ~ n m~~ ~ ~o~=~ " :":';t:IE0I!!! Ul 8!i:~ ~ ~~~:~ ~ ~al '" m~~ ~ g~~~~ : °r>~_ z :tN~~; Cl m~·lii ~~!~ ~ . g .. §-.~ " h n ~. I~ ~ ~ ~J!~~ ~i~d !'§iO ··'.l !il;~%a ~~~i· ~~~'j ·~~t !:.~~ ii&i: •• 'h ... ;~ ~.~~e ~i~sS !:U~ ng;l .~.,<; \§~~ ,0;: iij~ili 'I" .,§ O~i .:...-..=.::.. ;~ ~ ~i ~ m· ~:~~ ~~.; ",_ ... ~ ;i:::: ...... ':' ' ij~~§si .: ~ :~ S~ ~"" ~i;' ~~~~ ;1 i-i; ~~ ~i J: .' ;;: ~ .. ~:ti ~o~ ,-. ~!. II " " ;: ". ~~ "h -~ /Ii"'''l ~~. ~~: ~~i' ,0. i~~ ~f~ P-i' .~~ 3§~ I~· i~~ n;g Ii. iii ij ;:~~~; .~~ · ~··~I ~ .. E ~~s~; 3.; i ~ .. ~i'~ ~~ g4-i; ~ ~ iij~~il! !: algq i }.;:~ :. a .~ • .:.e' io' n , • ~a~il ~i ~~i: ~ ~ •••• ., .ho · .~i.~ ., .~~~ ~ "Q~!iltl5 _i!~ Ii'!i! q bg;; <. ~.' 5 iU~ ~~ n i ~i·' ;, " ~ :2~ ~~ !i ~a ii il" z' ,'~ i~ j: .~ I, ~ ~ ~~ LEGAL DESCRIPTIONS. PROPERTY OWNERS. EASEMENT TABLE AND AREA TABLES ~; ". ;~ ,0. .. ~~ n I~ '. m:· ~ ~!:I~ :5 ~ :i ;~ ~ ~. " . ,~ '#1. ~ ... r ~; ~q~ ;~, ., ~ -'. I i; . o~ ~!iI " "1. !!! ~i 0 ij • 8" ; .. ~ ;~ ; ;. . " ~ i~ i~ U~ ~n iii ~ • :. .~ .. ". '. ~~ h ". i; .~ ., I , '.~. ~i.o "a" 'i2§ 08." ;~~i ~~:! .. ~~ ~B.;: ~~~~ i~~~ ;!i~ ·~i· '~., ~ ... ~!d i~~i ~SiS !:a~ ~~~: ~o·. S.~; ~,'~ a'· .iii. '''VI ~I!I I~I ~I.EI y ~ o ~;: Ij ;~ h ~. ~ I~ i; i S!il '8 ~ ~ ~ d ~ ~ ~ ~ d ~ ~ ~ ~ ~ G • I ~ ~~ ij ~!:. !~ ~~ i .~;S ~!: filJi i'1t!'::! ~~ ~: ~ ~~g~ = .• , •• ' . §; :~ il a~~' •. i· • ~."' ;:. ~~ ~ ~ .. ~ ~~ ~~ ~ ~I~I ~§ j.: ~~. iii .; il ii· ~~ ~~ ~ .;~ "~ ;~ ~ .'0 ii :~ ii~ ~~ 201. 1.. '~~i ;~; .~ ~~ ~§; -:tE ~'." :. ..~ .~ ," i" i~' d' .: ~~~ ~"a .. :; ~h il,~' ~ ;~ i~ .~ ;;p ,~ ~P ~~ .~ ,~ I; ~ ~i! :ij~ i~i ~ I" ~ ~ .. ~~~ ~~i ~ ! I i !3!.: ~~g ~:f:81 I:i • ! ~7 ~!@ ~~ .... :~~ ~~~ ~ -, '.' i" n~O ~.E .=li'~ i~~ i~~ " ~~ !; §i ~~ .~ ~. ;~ ., •• ~~ ~. ':~ F -. :. ~~ ,:;( ~ ~ ~ ~ § i':" " § ~ 5 i~ ~&; '~~ ~o .~~ ~~ ~C! ~... ~'1j ma: 0° ~g li~' ~;~. zZ 'ji ... ~ """9.1i1 pCl.l i~; a~~. i ~ii ::~; ~ m j~ ~~ ~ .... "* 1. I;l!il 0 ~~~ i"~ ~ .:. ,iii~; ~ 'o~ ~~ " ~ ~,< <. !~ .~: ~~~: 8 .~~ " §~ " I.' ~~ e. .<i ~~ .~ 51;! a'g ~~ ~~ i· ~. :H ; 0' i • " i~ ,~ m~ ~e me ~,:m,; ,-·~8" it iSi!o .-~~ m ~: ... :.~ i·· • m .§o i.i ~.z ~ ~ , -, ~ I ~ ~.~ ~'s i~i ~ ." t'l :0 ~ o =i "" ill il~ ·1 QI CHlaDrt: <5 ."'''' PREUMINARY PLAT OF LANGLEY RIDGE AT MAY CREEK FOR LANGLEY DEVELOPMENT GROUP, INC, A HANSEN SURVEYING 1.\XD~.c:ollStlUA11ft3 17420 UftH UK. s,K..J:Dml1l. 'IJ.tIIOO$II 'I'D.; .m-Z>>__ PQ: U5-a5-_ 1 .• -,.: ... : : IlIt'\.'''' 'Qo.lid RENTON. WASHINGTON ..ut 2 .. 10 ''"0'"0 00 :":" ::J,., 0 0 '>:,>: ~~ ;I1,., t'i[;l ~:>: ~~ ~:>: ~ '-M ~}~ o ... ~'" "rs [;J ~,.,,, tIlc~ ~'>:~ ~.~~t.) ,.,'" 'B'B ",,,, ... co ,,>:,'>: ~~ MM ",'" f'lf'l ;>i;>i ~~ ~ ~ Ii Idlll! I ~ ~ ~ ~ ! c < ; ~ i i .. ILZ !j O~ it >Z r ~W ~ ~~ ~~ II Q ! 8 8 r~"g~~?, rO\JNoMON IN ~~S[ rOUNOMON} ~ ~ ~---T-- PORTION OF THE N 1/2. NE. 1/4 SECTION 3. TW? 23 N. RGE. 5 E.. WM PORTION OF THE S. 1/2. s.E. 1/4. SECTION 34. TW? 24 N.. RGE. 5 E .• WM KING COUN1'Y; JfASHINGTON '~'"'~1 '''CASE (' . cti 27' I 27 • '" ~ I ~ ;:!; "'. N8B'Ot'51'"W ,C'/. .. c~V.<'fJ'I" .. "f' 8 8 8 8 8 S. E. 100TH PI. --------------- e f I" = 50' O' 50' 100' IASlSOI'8[AII:JoICS"NNll'eJ/91 ~ SS_SAIIITIoIIIY!t«lI ~:~LDC~ 0" GAI'#Lv£' ... WATDlVAl.'4 ~:~~=T ... CAlCMBASH ~:~pcu : :::':i.. ~--1II_I'01IDIIV"""'TflltAHSfllRWD: ~:~PED. C .aII"" ~ :::001 ::=.FlfI ... 1tC1lON C(WIoIDt I _OUAll1tllCOlllO e .. ftCI._.INCASE O_FND.PfIOP.CQIlASMOTtO ... SIT lira. w/C#' PI ..... 'oOIncAl.O.l1Ulll:O.'oO'_CQTYOI'II£NTON) ClfYatROnCINCON11II(I.~'NO.'&41 ~~fM1t.~~= t1ti"\t,~l~ NCl D!JVAU.Avr.M£ nL\I.l.l1ON-428.4, FnT ~~[~~M~D~li~~~~r~r~ BE 'd:R!f1ED I'ttIOR TO CQNSTRUCnON. C"IJ. 1-800-424-55$5 FOft Ul1UTY LOCATORS. ~ II {~I~! ~J Ul !:: i Z &!a ~ ~19 53 !e u x: ~ ~ ~ . r..i>: §; !:l 0 u 0 ::> :>< i>: "j< "' .. .. ::Ii .... i! ~ 0..... Z I >o<a:~ ~I>l~o. ~ Iil z g g .. !:iSis: ·~I ~ &l:>< f:l :l g:::l :>< .. '" ::l S j '" ; j .._-,.." 10 "". •... ~!:Ii "0 § 01.., !i ... NO.LeNlHSV ItA "NOJ.N3t:1 >I33I:r.) A vn .l. V 3eQI1::I A3"1eNY' tRO-iElJ"'"'Rt~.. --.:I....:mIo _ .. A lIQLa:I: , .. _" JWm IIDLI IWn'nIl:IilII03 " SIIQUdDS an DNlA3AHflS N:!lSNVH NO.LN31:1 ~ .,j0 A.LIO CD'V ":)NI 'dflOH!l J.N:iI'Id01:iA:iO A:i'I!lNV'l B'" )/:i:iH:) AVI'I J.V :i!lOIH A:i'I!lNV'l ,W J.fid AHVNIl'ln:md .LNYlI([Ynb ~SV311.Ll10S ~QA"" Wl / _ .... 0 't' __ 41 _l:IddV3.1't'a AS .OS=.~ <> i :1 <> ~ ~: - 0 O~. l .- NOJ.eNIHSY M "NOJ.N31:l ICO-«:I-CD zt.. Ot11I-CI-At '1B _l'._· .... ,.."lIUIllIDa DNLl.3AHnS N3SNVH NO.LN31:1 ~ =10 A.LIO QiIi' "::>NI 'dflOHn J.N:iD'idO'J3A:10 J.:flnNV1 .'" X:1:1H::> J.VN .LV :1nOm J.:flnNV1 .m .LV1d J.HVNINrI:1Hd JJNlIavn!> ~SUHJ.lION mOAV'l ~O'l ,DS= .. l g I ~ )0 ~ ! I " " ~ : i i oJ .. ILZ !i 00 Ii >1-! I- Z f _w '" 011: • ~D if d@ q ~ J IITl:1 -~!i I !ill I ! g JO' INCRESS/ECRESS [SIn. REC,20011220002563 (RECIJ494207) N 01'18'26" E 16.00' .R£,I.CLEAREDOF • IATl'o'(Y(CEU,T\O'l ~ PORTION OF THE H 1/2, HE 1/4 SECTION 3, TWP. 23 H, RGE 5 E., w,M. PORTION OF THE S. 1/2, S.E 1/4, SECTION 34, TWP. 24 H, RGE 5 E, w,M. ',>, -J ~ • ;; -~ ;; UIotITS Of NATIY[ VEC(JATION(T'!'Pj 8 AREA TO BE REVECHATED ... REA .. 30,048 S.r. OR 0.69 Ac. +/- XING COUNTY. "ASHlNOTON il ---AlA Y VALLEy RD. 8 I e SHIrl'S 9 &. 10 SHms5&6'-- 8 / 8 t I" = 50' o· 50' 100' ~ 1ASlS0001!JtoI,IIN:SISlWl1111J/ll .J.Wl!Il SS_s.u.rrARTU'IIItR , ·'TOII".'IIOI G _WUNt ._MOUN[ • .. GAS ~,t,LYE • .. 'II'Alt:ItV",-'.£ ~:~~= • _CAlOjB.l.SIH 2:~=pcu ~ :~T::~ -.-II_PO'/IDIVAULT/!III1oN1filMIP !:=~ o _DlatlUOUI · .~ III .11""" ,. .NOIII.lflllt W ...... • .. 1EC'ftON 00IIHElt I .. WAllfElIICOItNOI ~:::'·=.~~NOfDI ._cnl/2·I.II.W~f21414 YERTICA.lD"nJloI,N.I.,<)10111(ClTYr6l1fNlllN) CITY OK RENTON CONTMll POfIT NO. 1141 =Bf~r~c= (fNH~T~ AND ntVATIOIj .. 42841 mT NOTE: THE UHDOICROUHD urunE! SHO\IIiN HEREON AIlE BASED ~~i1;r~~~~~~{~~i-~1!~D FOA UTIUTY lOCATORS. ~ II ~ I~' {~.~s (Il ~.! z &! ~ ~~ ~ ~~ :I: r..i :<: ~ § f:l -r.. ~ §; <;i! 0 u 0 ::> >-~ "'j;i t!> ~ I p. ~ ~ I >--.: = ~ eir.l~P. • ~ ~ ~ :3 I ~ ~ ~ ~ r.l >-<=> jg:~ >- ... t!> ~ 9 j t!> j ! 10 ~ I I Ii I: I ~ ~ I « « ; ~ i i _. ILZ !i 00 1-> ... i! ... Z t· _W "i Oa: • VEGETATION RETAINED/REVEGETATION AREAS TOTAL GIIOSS TllACTSltt TOTALOPt:N'AC(TIIACni 1,4IJ,I445..,OII:)4.05Aa.+/-10CI.CIOllOfTOfAl..AMA 81',Jt11 I.r. 011: '.81 Ac. +/-!l5.Z5li(6T'OlALmA TOTALN~'I1YE..u£TA_lII:t""G j .",.'1V.CII20.12Aa.+/- ~MO[TAnCNIMCPDI"Aa:1IIACT1 1O,0001 ••• (IIII. ... Aa../- IIto'[C(TAllOHIN NtWLOTI 101,107 L., 011: 1.:M.toe. +/- 181.67,.,.0lIl4.1 ....... /-I n.2'lIOIFTOfALW'" I,O!II.,l14 U. 011: n.lO .... +/-I "." OF fOTAL MtA 0'" e,11rl~f-:J i-C:,,~\'l.oqp 8 8 PORTION OF THE N 1/2, NE. 1/4 SECTION 3, TWP. 23 N, RGE. 5 E., W,M PORTION OF THE S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N, RGE. 5 E., W,M KING COUNTY. JfASHlNGfDN 8 , 1" = 50' 0' 50' 100' IWltSDr8£AltNO$IINADlIU/91 ~ ~:=~ (I. DASlK • _ .... u 1M o _QASVAL\t: • ..... f(ltVALYE ~:~~= • _tA10411AS1N ~:~I'CL! !::!TAM~ 1I·1'O'IIDt"Alll.T~ ~:~I'Q). C _COIN! ,.""""", ~ : ':.t.PU ,. _110&(" · .""" • • 5£CTION COfIIC1I I _WNlTtJlCOItICII e·"".-'ltCAll[ (I _ fND. 1'IIa". 0CIIl AS N01tD • -an 1/t'lA. w/Cl' 121*4 n If,! u I!~ II'W' !5f'~~~~:::~~~~~~~~~~~~~;J.~~~[:::::==~1_1'oU11CAL DAM/: HAW 1" (aTT Of IIDI1ON) aTTOT.IDHON CON'lllClLI'aMTHo" .. , rntHIrPl.ATMASSId< INCA5(UM ~tlmtS£C1lOHorN[:tOTHIl\ACl:NG Q.£VA1\CMoo4a,41F'ttT .r --e-._'l1J>.j,">l!! ~C~K -,-~ I ~III ~~:.:::.'-II i LW(TL.lNDS ........... ..... ~ i: L/~A~~.) -__ -·1 ____ '--.. .. "=_.--.. .. :~.~ I 6 "-k:~' ,11111 :::·:,?~~::~~:~f :I~$' , Ii 8 !.~~~~--~~.-. :.~ : \ '':; I ~ r;! :.;-, lI~ITS CK N ... nvr VEGETATlON(T""') 8 ~:r~~. , ,.,-----~:.:I\_--= *' . 5,,'0"5" E 4".19' :o,~ ~-... ," .~-~-~:£\, ~'"-:::::~:-.- g I •• , 1J2 .... /1l''''~ J39.29' (3 / Nom THE UNDERGROUND unuMS SMOIt! H[R[ON ARt BASED ~~l~IIUI.~':~~.~~TI.J~~rTE£O ,!.t ~.JlW ~rc:s. COHSTRUCTION. CALL 1-800-424-05M ~ •••. !t oJ I! , I ~ I!l !):: '. 1~.I! '~I:i Ul § ~; Z , ~ t~ ~ r..i 2'i ><: S! "" 0.: p "" cr r.. ~ .. 0 u ::> §l ~ ~ ~ " j::&i ~ ~ Po. E--~ :z: >-< " ::&i :z: ~ "" i! "" I z" 3 ~ 8 ~ ~ "" "">-Q :z: ~ ~ >- o """ ~ ~ j f;; " ~ j i 10 10 .a..-... " I I .4 "0 ~ "8 1 i ~,~~ i o : n ~ ~ •• ~ . ~ f-+1I-H" ++-+--1 01 .. " ... W61!S _ --.::a~ 111'41 0I0'tII'-1I3......:m ... ullQW:ll: ..... u'I'manGDa swn'.I:lOIlIICO elXQlMlllUl an DNIA&\HfiS NJSNVH y I !H ~ !!~~~au ~il ~~ ~ f I!;:~ il.gmi~~h.d~a~~fnn~h~ """1111 •• 11111'1111 11,"1.1 G ....... a-.oQo-.8B" ....... a .. _. "$0. NO.1.N31:1 ~ MOJ.DNDlSYJl 'No.LN3H )l33l1::1 XVf'I J.V 3::laIlI X:;rI::lNV'I .!IO J.V1d XHVNIPiI13Hd JJMlClVnb J.S3JIHJ.lION NOLLNa.J3lI NOIJ.VJ.l!!laA _~3.1'to AS ii~ iiI~=~~ ~ili~ §~~~I iai~~ "~~~~ di~ ~~O ~I~ I iU . ~~ g~~!I' r€~~ ~6~~ ¥~~~ nm SHEETS 3 .!c 4 CID ~ I~I __ -."''''' 01. 0 I~I tMCUIn: '-=50' I.!.:;~,I w - VEGETATION RETENTION SOUTHEAST QUADRANT PREUMINARY PLAT OF LANGLEY RIDGE AT MAY CREEK POR LANGLEY DEVELOPMENT GROUP, INC_ RENTON. W.ASHDfGTON 6/29/~ ~ CITY OF ~ RENTON LANGl..EY RIDGE AT MAY CREEK -"", f'IG1nIrw:If&Iding/N;llk: Worb DepL Grog<J~P.E.,~or RENTON. WASHINGTON --xx .... 6 .. 10 H~:i ¥ ~~ih ~ '.~H • II! ~ ~ " I!l' •• ~ ~~ ~ i ~!! ¥~ :~ ~: ,~~ I ~~ ! g ~/',~-' /' J ',J' ,/ .....--//'/, ..... ',.1'/,',/' ",' ~ J5>/~"-----J/ I~:V,'::/.I~"I;V'--.. /,~"://~~" • .,s. /,--' ' ""/-~M //// /''/ ~ (D 5 t • .0 ....... 0:: ... n.ae4.o¢O •• e ... ,., .... : ~~!~iWi Wii~~~l~!~~~§ii~ I~::h i i~ I~~ m~~iis~ ~ ~.i . f . ! 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Conceptual Drainage and Utility Plan am CITY OF ~ RENTON ICHECKED8\" DLO LANGLEY RIDGE AT ~y CREEK RENTON. WASHINGTON n ~2 FU ~ il~ ~ ~ ~ 2 R ~ ~ ¥ g ~ g ~ ~ l!~i~ j2'"f rn m o -I (5 Z -'" -I o :e z rn ;!: "U I\) '" Z ::D :. z Ci) m 01 m :. rn --I ~ ~ ;~§ ! fI l=-~ i'!,:' ~n ~l! i~ ~8 ~ i ! --i! l!~J ~~ iac: ~ ... "''' ....,,"" ~ ~ ~ Langley Ridge at May Creek ~ fi III§ ""'"' langley Development GrouP. Inc. I SHEETCONT£NT Conceptual Drainage and Utility Plan am CITY OF ~ RENTON 1lI ~ ------CDft.tal~~d.. . LANGLEY RIDGE AT fMy CREEK RENTON. WASHINGTON 516.00' I I J w N9 ~'" ~~ rn " m () -I (5 Z ~ -I 0 :e z rn :I: " I\l CAl Z :u > z Ci) m 01 m > rn ,;-I ;e ~ ... """"" B'l'1DA.TE 1-_50" I .:::. I .::.::.:. ® ~/j //1 'I / ~ I / /~I I f II '''-. "'-/ '~_J/ 1;//11; il"'t:., i! , , / /~ "/,,,:~,,/,j//!f,/,Ilif' I.' " , ! Me CITY OF '" RENTON ~~ptc~~ LANGLEYRIDGE AT MAy CREEK RENTON. WASHINGTON / / /" //_r/~-:.-';0A '/1;:;'//",'.' 1/ 1 '1/,1; //,#"///;7';1;' J.L//j); ;; '/ / &/ .'{ij';0I/ /1/' " ' / 'j / ,/1,///;,.,,/1/:;// ,'(//J / --' ,I I~", /L"(YI/j/: '/ ') I I , / ' '" .,;r" 7 '''" "i A / ' , ' ",,,' , , ,/ I! / '/;' J~~ "0" f'VhJ' ,/' / / ,!!;" ! :: ! ('if' ~ S. ( ,7 I / I ( )" '_, § g _~,"",. I , ( I " / 1" Il'i ': 1,/1, "".,>,-V~ j /i ' ~T"" ,.' " "I ,'0",',,,1,, ",-v / Af I" <.~ ,~ '1/ / '/ //1 ";~/"/ I . ,I" "'~" \.~ ;32»'~---;. ,I ,I JI'" I ",' ~ / " j" , 'I ' 1/;;; / " " ",' / [iii' /' //I!'!///I/////~ t \, I'l ,'i'~~' -~---'-""~1A \ lliJi ~ , I "" ,III I ' V', ~ ," ' / j' !vi ' II' ( / !/II"i 11'11 1\ '. ,),e" (,', ", if, ': ; 'II '///' '/ ,/'1 /.' I \.; , : '11; "/', ,,~, ,.:1 ...... / 'I / I J ' "," ' • '. 10///'//1//' )! ,Y'<ii '!-"v I,," I ~).I/(II!I,' I ~ ,,""" ';-' I 'I, ~, _ ~; , I, ; , ' r I "" .' " ~~, ; frt;;,! "~~~ ~ -"~:/f , '~ \' ,,,'1' ", ~/ I <ifoiITlJ"; (-",-_2-i ~, ' if' ;" /" , --' ' " \ ' . ' '" , ." 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'il f' !. !:' II i!-l r J I I "'i I-I-II+-.W. ,+-(1-+-, ,±!" 1-1H' i'i I li .••• u ... ~1 " Illj .fi, Ii 1'1' U~H~pj t j{ I I l~ I i ~ ~ i it :J I i / / ~ ~ ~ ...... c, Langle~ Ridge at Ma~ Creek OEd lund r;-~;! _ "____ • ~~p;, ara,ILscu.re \J1 • CLENt ~ !F nI.t ~ 1111* Langle~ Development Group, Inc, :,:,~;;':',::::,," I: "'ETOONTENt DnlGNEDIIn' ORAWNIIn' aECKl:D81' Planting Revegetation Plan & ~~ -.;:;::::r-&;;7.~ 1.--1-----1---------- .. ,. .......... ~ u6 ~~ ~j <I~ 83. ii§ tii~ g .J ~z ~r 00 l~ ~ ~. i: 7. ~~ _r.:I ,,' uet: j~ ~l In ~~ q~ ~II' ,i'· i!1 ii ~ I 142~ ~. --........ Plant Table ....... ~I kI-.t11'\c: ""lie 'c:-~ ~""'Of'N .. ICarpot.'~ e-- CII" GloIIV.I, .,.I\c:wI ,e..lIl l-Gtll)' oe , .... , ~ ., /;W!'It1 I &cl.-rtlnc.,... ... · ~ NotIIMI ~1_1r:g OIM ~ ~v.eeir'.!...,o".1.UII IE ...... W_~12-(io,1::J Tr ... _ ~T~eyiot:.ol leel_'nc .... _ ~1rIe&4- /l4;Wclrc~wn VIrIII ... '-'!Io-.1. lUI 0-NP" ! 2" C.I ;( Y, &.Iv. ,fICI Pl'otect .... H.... -Sel,llon e. ..... 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'··· .. ··· .. · .. ··':···l 'l/~!1 I .. ~ . L9m •. ~a: 71 " , I f ........ ! ..................... !: g"l 00 "S, : ' , ' ............... i r~" I ....... ·····,:· .......... ·· .. · ...... ·· ... ··: ,' .......................... " , .......... '.... ..................... "............... ·'1-.. ·""··· .. ··,' ......... · .. f, , , "S L69'~" ""1° , I(l():"~+j) . 8 peqj X.IUIJ ··········~~r 6 ~ ;; , .. ~fl .'" =-..."JIBIC.. 1-_~I® -Iii';:. I .... ........ B'I" I D4Tt I APPR ! I ~ CITY OF ..... RENTON ~~~ r lANGLEYRIDGE AT ~y CREEK RENTON. WASHINGTON I I ' I " ~/ __ , I,'il ,/___ f' I, ./ ' / /---~' /(r-~ ~ i I I 1-'----" --1-.:::.Jt I I I I ' . ~ / I I I I I i I II ----~~~~~~{d I I ~~TT~~ CD III III CD .-. -'" '" '" ~/ ~ /------,/ ~~I ---~, I t-I ----I I I I ~ \ , I ! I :----1 -~I I ! ! ~_~~~~I -L -! -------,' I ~+-~~~ 1------- I I I I i ~---I I i i , , i __ _ ~- ..... J * ~ ~ ( ... ·'Langley Ridge at May Creek ~ ~ '1lI~~' ~ ~ II ~ f:COMfBIT Langley Development Group, Inc. ~~mII. • .&. ID Conceptual Grading Plan ~W( ....... iY ~ I 01.0 L •• 11.0 YS 1(1 12/11 R!Y.MD.I ~1S 1.:L:/2OO& e::; CR m o -I (5 z !ol -I o ~ z CR :J: " 11:1 c.> z :u >-z G) m 01 m >-CR :i ~ ~ n ~2i ; !l p i ~~ ~ ~ :l Ii ;-I ! ih~~~n ~ z~~~~~i~ i: ~~!~~ ... ~ ~ $!i ~~b!i g~ Or- J;S;!I~I~A ~olii~~ I ai~=-~§ i~ ~ i a• , ~ --- 1==1====-='-=:--==_--' _---:: --I->---f;;:;----=---+--- !1ft CITY OF ~ RENTON 1dtChIine L- !ii! i iiI i~; ~ ='. t I:H ~:l& H.i !W ~ I!! -'I' ~~~i gl~i ~ ~!i ~f; iii w • q. ir~ .. -iii) '" Rl" C5 Inc. OEdlund • landacaps architecture F.>C'O<-€-E I~·., .. ... ,=-r\.o .... "S6.:.'~ Langle~ Ridge at Ma~ Cre""" i~ nm~ 1. ilgi!i ~q ~i; ~~. !i ~~:~;; ~ &!~:Q! IIB:i J ~'!iH ~ Jl~~Ji I :tl~fl c 'n;~!i ~ ~i~iQ% ~ ~,~ijH ~ ~i!qii .. ~~i~l~ ! !lH-t f .. 1! ii ':; 1 .~f.1 K~p ~l ib ; ; . !<lENTO"!. WASl-'INUTCN ".:'" -~, .I , , .~. fir: ~ 1 i { ~ ~ If l ill i ! • ~ ~ 1 ~i • i I ~ i ~ r i' { i , q -' ~ f i .~ ~ , & ~ I , I. t i I • ,I j i] ~ I .& ;1 f ~ t z ' .. ~ ., ~ ~~. Ii n ol~ I' ~I !i . -~I " ri 1 ______ --1 .. __ . o~ :3 " ~ii ----l () -------l~fL-·----.--__'4jl:sr---;-'-'iU--. r-l ~(D ~" ~ it ---.-.--~ o --.------ ...-o o -l :3 -~------ '"0 , II Ldngle~ Ridge dt Ma~ Creek. am CITY OF ~ RENTON ........ ------_._----------_.- ... N :0· ... '0 :~~\ :::) k~ uj/~ ~ :eli r-·~O D· '\' ,,((~,., ' , ':",NE,IG, HB,OR,HO'O'D:-·'·D·'ET,,_A,·I,:t',--·'-,-.·M,-AR ,\\~>,'TRACT '~~. ~ ~I,J,J ~._ ,.,. ~j' ~&. , ".' , \ \. $ \ ~,f . ~ '."~ 'Ii. ' , .~ l} , ' '\1,\ IVlf~ "?' .... ~~<r . . \~ . ~ , ' .• . 47 ~'& ' ~4 ~ .. _~~HLAo t S -AT --'" -----: .. g;s T L E ' ~~ ~ \ a~ '!.. I' 200' 400' 600' ~ I' _. _ ... _ .. ,_ f' ____ ... 200' I",",' n ® lf1 5 Ac. s iiI TRACT S TRACT C ; ~!h g 111° ,t: TRACTE 165 f@ --, Q.95Ac. ~ ' .. II ,I @ O.88Ac. 'eI ,""i~-' I-:k " .. ,/ If ';"-... ,', a\l{ ~ " \ \', I, \, "'-.J I "' ... 1 " .I" '.I .... COHp' VALLEY cp Re5t ® 1.00Ac. I , I, .I, III L'''',r RD. 51St §§ j .v~-. r: I~ :4 -"" I t4t ,~ -C ""n"ln.... 480 er. a c.i c.i d: 4: II (I) to en rO .;t u> ex) :II -V~(P"f a 0- -1'- ~ :J: . , .. ~ 1 i -ov't. Lot 2 , I~ 5rfE r5.87 Acres · 1 (2) · I t I . I Re:,l9ElJ1'AL-1 0 · '" 011 1 1 ! I ,. , I 0 5.P.677007 8! ~ -~~. M~f;; S T L~ E5~ ! . -iC 'It U ~ 1 .... ~ S .. E.IOOTH PL~' c§ 'Ok"l" r~ · IC~E'~ .... ... fI:J-"""""""- d « rO 1.1'1 cO ... R$\QEPTIAL- 5l,-e 011 ,~ ....... 011 rtI on ~ :::s Ii 4.~8Ac. @) l!t30 @ 218 3821 RESIP&)I1lAL-0 ,- " \.63 Ac. @j Z08.'l1 4.89 Ac. \ '" 110 ~ . .' -~ 7 111 y, a 2U2 '10 lLJ TRACT B OEVELOPMEM" PlANNING . CITY OF ReM"ON , : JUL 122005 RECEIVED ". > < SITE LANGLEY RIDGE AT MAY ·CREEK '[" ' - '0:::.: I" = 400' .~-_ ..... ) . i .sE 1 S1 Denis Law _Mayor December 28,2012 KerekEdwards . Westcott Homes 1951'5 North Creek P;:lrkway : Suite 300 . Bothell,WA 98011 - . " . Department of Community a~d Ec6homic Development . . .. -ct"thip"Vlncent, A,drninistrator . " " _. -. ' .. . Subject:, Request for Status ofM~'intenance and Monitoring .. Langley Ridge at May' Creek Mifi'gation" ' City of Rento~UAOS-@ '.,: .' . Dear Mr. Edwards: .' City of Renton M~nicip-al Cod~.requires that maintenance and. monitoring r~~ortsbe .... ~eceived q~arte.rly fOr the first yearandannually thereafter. The City has yet to·receive yo'ur 1st, 2nd, 3r~, a'nd 4th quarterlyrepbrts due on ibth of January, April; July, and . . . . OCtober of201ior your 1 st annual report which was due. on October 20th 2012. o • • '.' "., .' . This'lett'er serVes as notice that you have 30 da'v~ upon rec.eipt ofthis leiter tOsU~niir. thestatuso(th~ rnitigationproje~t, or the m~tter will be turned over to the Code' Compl!ance Section: ,.' . 'Please' 5ubniitthisand aU subsequent materials relating to th~ 'wetland mitigation·. project to my attention.-I can.be r~ached. at 42S:'430-7219'with any questions .. ' .' ... ', . '" . . -' ." . ',' " Sincerely, 7J'~"""'" .. . . . . . . ..•...•......•...•....... ~. Rocale Timmons Associate Planner . cc: City of Renton File lUA05-083 '. . Kyle Legare, Habitat Ecology and Design, Inc .. ' Jennifer Henning, Current Planning Manager Donna locher, Code Compliance Inspector • _ . • c • . • • • . . '., . , .' . '. . ...... ' R~nton citY Hall •. ·'055 South Grady Way .• Re':lton, washin~ton 98057 • rentcmwa.gov . " June 3,2008 .J. ~ I . \ • "~., .JII'. . . . .. . 'Mr. Thomas Foster . ';, 6450 Southcen.terBlvd .. Suitel06 . Seattle, W~hington98188" . . . . ' . . . ".'j. ,CIT~~.·: .. ·RE .. NTON ( . ". ..~ . '.' .' be'patimentof Conmituiity and . '.," Ecoi1omi~Development. . . ". Alex PietSch; Administrator' " .. . SUBJECT: ··LANGLEY RIDGEATl\1AYCREEK,LUAO~()83 . De~Mr. Foster:. .': . . "We have Consider~d·YourTequest andagreet,tuit now is the: tiineto~pinniencework o~ tht: remaining deferred platimpf0veniehts:"w~' are:herehy allowing'·yQu.1 O~4aysfr.omthe dat.e oHhis lettertbbeginworlcing .. ' ". . . . ..... . '.' :. . ... prease.schedul~.;~;iIle~ting\v~th·YOl,lf co~trictoraridthe :CityofRen.ton inspector; Th6mas . ·Malttar206~999-1833,. prior t().start:iIlg ""orl(.~,.<·'· '. '.' . ":',." :". ,>,: ' .. '. .{ ...... , '.: '~ . ...... I{rO~.~ay~.~#y .. qtt~~tidrisg~eas~·H9~.~ct¥~ke:B~~onat~75743q;7304,.6r .. e~ai(~t' "., ," ..... , . ~dpts()Il@CLJ:·eB-ton.'Y~;us., ....•...... ' ., . • , . :., . 's "; ". ~ ; .. ' ~'.-.,.. . SjIic~rdi; ; '. ., ~ .... ~~~ ..... In:ttricl> .. . ... .. ..... , . ·pevel()pment~erYl~es:§hperYi~6r.' : . ' ....•... PtlblicWorlcsJnspectioI).s& fel1~iis." Devel~prileht S~rvices])ivision' . . : '=~. '. ···'cc:i .' •. ' JeDIriferHenfung< MiChael. Dotson .. Thomas:Mairi ~.' . . LimdUse'Pile' " ... ,: " ... ", " " ", .. , .... .. ''',,'.; .. ' , " : . ',t, . ... -"'~ ; .. ;' .::-.' : .... ,'., Denis Law. Mayor '. '. May: 9, 2008 Mr. Gary Stump and Mr .. C. Thomas Foster 'umgley Development Group .6450 SouthcenterBlvd.; S4i,te 106 ' .. TukWila;W~shirigton 98188 . . .Re: .. '. Langley Ridge at May Creek . 2906 llwacoAvenue NE Rento!!. W A 98056 .. D~ar Mr. Stump and Mr: Foster: .. ' .. ,CITy.F'RENT6N"'· . '.' -'.' . ,,' . . Depalvnent :of ¢Qmiliunity~d .... . . ;.:·EconoriucDeveIopqient . Alex P:~~tsc~; .Admi.ni~trator .. MAY' I·: t· eI:JIlDiNGD1V1S10N .. ' " .. ' : '-.. ' .' "," ~' ... Thlslettet isto advise you.that the 9(Hiay de(errai periOdfor.iIiiptbvdIi.~ilts.·gran~ed iiI our:let~ of. J~tiary rio i008. has~ nO\y e~ii:ed.This:originalrequest' waS'ibta'90-ilay ae.feI:£iI1p.~t1od ~oall.':"i\V·tiIDe . ,' ... '. ':. to camp.lete· thefbllowiilgite~~ ....-< " · "::.' " .. >.:.>:'<':. .. .. ... ': ... '.' . ....... :::: . . ~ . .'. . .... . .. " ,'~ .. ' "t' '. '. ~ .' .. ~. ; .. f·, .' ,.: .. ' . '.' ., .'-.' . -.; . :: .......... ' .. ' 1. . Storm and Grading::.· . . .. . . a.' Grading ieflectSnlost,:C~tgradingpbin,·~.> . b, BriCk wail draillage . ...... .... . .... '. .: .. ..c. ·Stor.m~ater P9ndd~fi~iency ~. . .'d. Silt fencerepa.u-'.. ..... '.' . • . .: "e: . WintereroSi~J:.1·¢C?Il~~ol:.:". '!."i.;." ' .. f .... 'Address' arid;'repmer9'si61:f i#1ies' ". -.... , ... ' ....... ,", .... <~~. .. ... '.' . ,":' ".: .:' ~:,,' .. . . . ... , .. :, .... :. . ~; !." " .. ' . ... -.. .. -'. . . : ~ . "~".. . " '.' .' .. " 4~'StreetaridSidewalk': >..... . •.... ... -' ... . <: .. , .'. 'a~ Firewck'haD::uD.erheadnot·correct .... .~' .. ·b. R~piac~~.drlveWay··~wroaeli lot #25'" '.;" . '-.: . .C'. UWlblet~UispeCtentire·$idewalk .... .. ." . .' ... "".:. '. . •. ". ~ d: Inv'ei1edfue ac¢essroad' . .' ., 5> Sewer:. ' . .:. .' . . ·a,..Allpuncb list.iterits;· . . '6:' ·1Vnscella.neOus PiiDcl1.L~It~~: .' ':. . .. a, .. RepairSt9Il(~g~teirr?-gati.on b; '. Cleanpri\fate,stonrisy~te1:n ' .. . c. ResPoDcito invoi~s .. " '" . .' d.' Post andcliain ac.rossTrreaccess.·· . .', " ... , . ·.·f·· . . :." ~ v·' . .. '.- -:., ~"'-.... . ':,,: y i.' .'-.' ' ... . . .~ " '.' .:,::'. "'-.. ' '. , ," . -.. . . "~. ;.: .- . --'. , .. -' . '~" , :; 1 -':-:.' .' ...... . .' .. ,' .. ...... ' . ... " •. f: .. ·····,·····'1'·· " . Mr, 03iy ~~ ~~Mr, ~~ i ' Foster • . Langley Ridge at lyfay Greek ' . MaY,9. t008 .. . . 7. ·EnhancementtoWetland 81ui-Strett Buff~rs ,.. .. . . peritem#4"fiOni~.the Hearing ExruItin~r's rc;co~ndation on LUA05~83; date4 December 15. 2005.in.cltlde'erihail.cemeht to the wetiand·wi<fStream:'htlifers maccbrc;laiJ.ce withthe,pJan&· ' . . prepare~ byEintind and' AssOc'iat~s. dated.IyIay.30: 2005. sheits L 3;0. L 4.0R,and r,.·-S.OR .. 8.· ' submifFIl1JiI.A$~JjtillfMYIarSCJ~: ~j,..~te" ' if L \" L', 0 .~ 4 ,Z: As a condition of i:b:~ defeiral,-you w~t¢ reqUired ,tosubnnt a seci"uity'device iIi--theain~urit of $30,000 to :~ held by th~,City_ o(Renton. The City ofRentcm,WiU now proceed 'to utili,ze -these funds to compI,ete,' . thOse i~ems on tQe ponch liSt .witha, priority to life/safety concerns .. When' tiJ.efunds' are.coiDpletely ,,' " exp~nded; any:reinafuirig:work become!>,YoUfC;Ompany>S fiscal re~ppnsibility and liability,: /Uty ptinc~; 'list items' that I;enlainitico'inplete and are Sti1?j~tto City of Renton code reqUire"rilents.'Willbe :forWard~, fQ~ action to fueCode Com:p~iaDce 's~ction aI)d1or City Att?mey. . -.. .. . ' .' .: <rfy~~have ~yqu~$non~Pl~ COJltact:~'~ots:o~;,EngiiieeriD.g Specialist, at (42S) 430-7304 .. : . " .. , '.''-,: <;' '. ".'ct: ~. : :'~' '. '~'; : .... ,. . ~. ' .... , .. •... .. ' .' . 'f . ...... . "t" .. ',~' . ~ .... : ~ '.' : : .' ... :: :: ~'-' ' .. ;.: '. ~ , . '," . '; .. ~ . .. -':' ....... . . . : ~ '.. -':: . ' .. "" .. '. ' .. ".,..; :;-"" :.' .. . .. ' .--.. , .. : "' . .-:', ... , ........ -.: -:' .... .' '. , . ; '. ..... '.:' ... ~. '.' .. : ..•. '.' .. ' . . . ; .... ; ...... .'.' . .' . . . ~'.'. . . .:~ .. ~ . "'- ,.' :. : . . :~.".' . ........ ~ ~'t _ .. '_.... . •.•• ':. :" ..... :.-.. --.. . ',' -' . ..... . :' .. ,."" . '. ~: "', J.. '": ....... ' ... ':' .. ~ .. ' ..... : ~', .~ .' . ! ..... ;'., . " . : . " ',- . .... :: ....... . ~ . -'.' .. ." .• ' J"-.: -.... . -' .~..: "",,:-.- ".4 • : ... :-.. '. " . ..... ';.' .' ." . .',: .:: ..... . . ...... , .. . ,"~.' . .... ; .. : .. . .... : . " ' .. ; .. •.... . .... ." , . .. " ... . ' . ....... . ' -" .... -... -..: . . ': . '. ~ '. ; ' .. .' :._ ..... .... , . -'. .. :' . . -.. >." . .:. ' . .'~~. '::. .'. .: ~ . .. . '. .'. . ..... ,. .;: . ~. , .. ,-"-, :", '. ..' ~ '; , .' . .' ~ ".~~ ...... ·:a.' .. \~. Penis Law, Mqyor , April to, 2008 .'.' ~k Tom'Foster ". '. Langley Dev~16pment droup . 6450' SouthcenterBlvd. #106". S~attle;WA 9818~ . CIT~' I~F RENTO~ , .:partment of Co~unity Md, , , ' Economic DeyelopriIent . ,'.' Alex, PjeJscb,~dmi .. istrato ... ' ',' : i, . .; ~'." .: .-, '. ". Subject::·· ··.·Re(i:uirem~nts'for,theLangleyRidg~ We.tI~'~d:Resto .. atioriPr()ject: ... " . CityofR~ntonFilE;LUK01-059 ' ,. ", .' . ,::, .. :", : ; ..... D~ar Mr. foster:' .. ~ ... : . . : ,:: •· .. City. staffreviewe9Youf :w~tlandre~toratioJ1, maitltel1a~ce ~nd,'inonitoiingplan infebtu&I)' 2 boi , aiidasofthe'dateof this lett¢dinara~loJlhasnot been takell. Per Renton' s'cf'lticaf. areas .... .' 'o~inancet~e'folrowingjtem$a.~~,shit.,~u;fstanding:, . . " . ',' " :, " " ;; " ,.;." . ~. :~=:~ .. .... '. .~.<)~;.~ . . '. ,:',,\" ... ' ;.: ",:" ~ . .' ,> ~ '. '"" . . ~.·· .... AMaiilt~tI~ant~:a~d.'M.~~it'~~idg';~,()ritr:n¢t:A.dr~ftC folIowyqby'a Jrri~l) " ... ',mairitenanceandrrionitoriJig'CQiltrad,{orcontracts}'forbur reviewjJtiotto 'executionof the·c~·i1~;aGf.,The· dr~ftc6nt~act langltage must ensure . . '. .', . toinplianc~ w'ith.l?oth ~he,pyrfriml(uicestandards, ox' approyeqthe.,testor,HiQn plan' as :well the maitItehail~e',and I:nOnItori'Ilg standards of the 'Renton' . ' . . ·:·.·Ntu~·ic~fpal·Co·de: ... ·.· .. ·~~·.':·,:,,····.· ',:: '~:'< -,\,:. '. '. . . 'RMC 4"8"-J2,OD~:h~i.i"··'!The,q:m1pensati6nproject.shallbef!lOnitoreq:' • fora pe~ibdnece~s~iyt:O::~stablish tJ:lat perforrn<ince 's.tandardshave ' been'met)b~(,riotJo{apeiIQdiess than five (S}years.',1 . " ...•. • ........ ."" ·RMC4,.3,.050G2. "'Thi,e;r.eri()d~Wetlarids,Streams,.and.:L~,k.:es.:.<·· .. 'F'o~ wetfaridariciJo(stre.amJl~~ 'initigati611.plans,thesurety~evi~e: ~! shall',besuffiCieuHoguarantee thatstru¢tures,. improverh~nts~and, ..mitigation required ,hypenrtitcoI1didon perfom1 :satisfactbrUylor ~ .• . mininmm offive(5).years'afterthey·have.betmcompletedi,:. (Ord: ...... . '5137,4-25-2005)\' ..' .. , ";." .'. The scope of the contract must c1eafIycoverthe costofplaJit.maintenance(1narephicemenr,as, .. . wen. TheJariguage in'. the' c6ntractinustalsoguarantee thaf"'Struct'ures, imp:r6'vements,an'd . mitigation peIfoini·satisfittorilY'for(fp~ri()d6f5years" .. This includes f~ricesand :sigrlsas "wdLThe contract must'include :Clu~rterly monitorIng reportsf6rtheJirsf,yearand ahpu~l '. '," ".:. ," . ,'" ~ , .. .", , l , . \'",''' ~ :. ". ,--" .. ;- ...... ". :. " .. --'". ' .. ,,-." .' . ' . •... :. . -.. ~' '. .. ~ ~; .' - -,-.; . ;>,. \ ',.. --. . ' '.. ~: ," .. . r .. -'. ~. - . rep~rtsthereafh~L ·1hedraft90I1tTact l11ust.befollowedupwitha final signed contract oncethe' city approves thedf(ift version. .,' . -.. '. .. . " After ,plantipgs have·been 'installed; your ·~iologists ~re required to submit. as-built plans; or a cerdfjqate 0.[ i'nstall~tion, whic.h, Dn~e approved by.City .Staff, will'con~titute the b,eginning of . " yoii{fiv~7ye~i.rii9njtoJ:ing'p,eF.iod: .' .: ' ..... : .. -: .- ,' ..... .. IfYdu,have'imyqu~stionsaQ~utthewetlaiidrestoratiQli,In:ajiltertahce:ahqmortitaring proces's, .. -pl,ea~econ.ta9tJehhi~er'Henn.ingat (425):430~:n86> ...... .....,.... .. ' . '. ~ .... ' "" .. , .... ; '.'.-. '",: . . --".-.'-----.-.. . "-:' . ~ ;. .... ; ",-: ..... . .- . ~ ." ·.···cc: . , ...... . '. -'0 ' , ~ '. . .'~ , .' -.. ;. :-..... " . '.-'.' . :.»- .j, ...... : .. ,-,. .., " .. ' ,.-:. . .... _ .. , . , .... -.; . . .::~ .,.-. ",' :. -.~ • ,"J" . ',.4"'; .:", . . ",,' '. ' ",' : ~':, ; ",';' ., ~ .. : ".l. ", . '. ~ .. ;. ~: . "" ... -'.1 : ... ," :':~ ", .', 'I' \ , \ \ \ \ Altmann Oliver Associates, LLC 1'0 Box 5i~ Carnatioll. \VA !IKO 1-1 December 12, 2006 Michael D. Dotson City of Renton Planning Department Development Services Division 1055 South Grady Way Renton, WA 98055 DEVELOPMENT PLANj\~ING CITY OF R::NTO('~ JUN t: ~r,r:7 - u LuU RECEIVED REFERENCE: Langley Ridge at May Creek, WA SUBJECT: Wetland Buffer Restoration Proposal Dear Michael, AOA Environmcn tal Planning & Landscape Architecture AOA-3005 The following revised report summarizes the monitoring and maintenance requirements for the wetland buffer restoration work for the inadvertent clearing that occurred west of the detention pond at the Langley Ridge site. 1.0 CERTIFICATE OF INST ALLA nON Upon approval of installation, we will provide the City of Renton with a certificate of installation detailing plan implementation and our field approval there of. The plan is included with this report -see Drawing SK-1, attached (revised 12111106 per your previous comments). 2.0 PERFORMANCE MONITORING Per RMC Section 4-8-120D23, performance monitoring of the restoration 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 Michael D. Dotson December 12, 2006 Page 2 •• monitoring reports for the first year and annual reports thereafter." Monitoring field reviews followed by preparation and submittal of summary reports to the City will occur quarterly through the first year after construction approval, and annually through the second through fifth years (assuming performance standards are met). Each monitodng report will specifically address how each performance standard is or is notbeTng met: --fherepoit will iridude:a) phota=documentation, b) quantTflable--data--------- including percent vegetative cover of specific species, plant survival and percent cover of undesirable species, c) wildlife usage and d) an overall qualitative assessment of project success for the restoration area. 2.1 VEGETATION SAMPLING PLOTS AND PHOTO-POINT LOCATIONS Vegetation sampling plots and photo-point locations will be monitored throughout the five-year performance monitoring period. The plots will incorporate all of the representative plant communities. The same monitoring points will be re-visited each monitoring visit, with a record kept of all plant species found and their corresponding percent cover within each plot. Vegetation will be recorded on the basis of relative percent cover of the dominant species within the vegetative strata. All monitoring will be conducted by a qualified ecologist from AOA. Photos from established photo-point locations will be taken throughout the monitoring period to document the general appearance and progress in plant community establishment. Review of the photos over time will provide a semi-quantitative representation of success of the planting plan. The locations of the sampling plots and photo-points will be depicted on the as-built drawing included in the first monitoring report. 2.2 WILDLIFE Birds, mammals, reptiles, amphibians, and invertebrates observed in the restoration . area (either by direct or direct means) will be identified and recorded during scheduled monitoring events, and at any other times observations are made. Direct observations include actual sightings, while indirect observations include tracks, scat, nests, burrows, song, or other indicative signs. The kinds and locations of the habitat with greatest use bY each species will be noted, as will any breeding or nesting activities. 2.3 SUCCESS CRITERIA Success of plant establishment within the restoration arM will be evaluated on the basis of percent survival, percent cover & species diversity. ., · , Michael D. Dotson December 12, 2006 Page 3 2.3A PERFORMANCE STANDARDS FOR VEGETA nON SURVIVAL, COVER & DIVERSllY For woody planted species, success will be based on the following 1. at least an 100':10 survival rate of all planted trees and shrubs through Year 1 (includes the four quarterly review and reports) 2. ··8510 survival rate after Years 2-5 or 3. areal cover of pla_~~~_ o!:: recol?n~zed native species en: ... -15':10 at construction approval and through the first 3 quarters of Year 1, -20':10 at Year 1, -3010 at Year 2, -4010 at Year 3, , -50':10 at Year 4 and -60% at Year 5. 4. No single woody plant species will cover more then 30':10 areal cover at any time during the 5-year monitoring period to prevent monoculture of single species. 5. Success for herbaceous species will be based on an 80':10 cover of desirable plant species at any time during the 5-yearmonitoring period. 2.36 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 restoration areas. Such maintenance is necessary to achieve successful plant establishment and compliance with the 15':10 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. 3.0 LONG-TERM MAINTENANCE SPECIFICA nONS Maintenance will be conducted on a routine, year round basis for at least five years following construction approval. Additional maintenance needs will be identified and addressed follOWing each regularly-scheduled maintenance review by the project biologist. The project will be evaluated by comparing the monitoring results to the established performance standards to insure that success criteria are achieved at or before the end of the monitoring perjgd. Maintenance shall ,be implemented on a regular basis according to Section 3.1 below. Contingency measures and remedial action (see Section 3.5 below) on the site shall be implemented on an as-needed basis at the direction of the project biologist or the owner. Michael D. Dotson December 12, 2006 Page 4 ee The Maintenance Plan contains the following: a maintenance schedule, contingency and general maintenance items. 3.1 MAINTENANCE SCHEDULE (until performance 5tandards are met) Maint. Item Jan Feb Mar Apr May June July Aug Sept Oct Weed control 1 1 1 1 1 1 1 1 --~ ---_._--_.---~--.. -.--~.--- General Maint. 1 1 1 1 1 Pruning 1 1-8 = number of times task shall be performed per month. 3.2 WEED CONTROL Nov. Dec 1 1 Routine removal and control of non-native and other inva5ive plants (e.g., 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 restoration area. Such maintenance i5 necessary to achieve successful plant establishment and compliance with the 1570 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. Areas with reed canarygrass patches 3' x 3' or smaller need to be hand-grubbed. Patches greater than 3'x 3' shall be treated with a tWO-5tep process. 1. Area5 shall be weed-whacked selectively sprayed with Round-up only in designated spray are~!? (at least 5' upslope of any ponded area). Spraying shall be done at a time when a dry period of one week or more is forecasted. 2. Areas shall be staked with cuttings (see Staking List and Staking Specifications below). During April 1 through November 30, 1 gallon plants (minimum height of 18") shall be used in place of cuttings. 3. Staking List: Options for Planting (from wet to dry) Wetter Pacific willow Salix la6iandra Sitka willow Salix 6itchen6i6 Scouler willow Salix 6couleriana Black twinberry Lonicera involucrata Drier Black cottonwood Populu6 trichocarpa 4. Cuttings can be purchased or gathered from approved on-site mature sources. Cuttings shall be installed at l' O.C. spacing over the infested reed canarygrass areas and extending 2' in each direction, unless otherwise 5pecified. Cuttings shall be 2-year old wood, 4' length, ~" diameter, with all side branches removed and installed to a minimum depth of 12 inches. ,. •• Michael D. Dotson December 12, 2006 Page 5 ee Himalayan and evergreen blackberry control -small patches (areas <3' x 3') need to be grubbed out, large areas (>3' x 3') need to be cut down. New shoots (approx. 6" in height) which reappear should be spot-sprayed with Round-up concentrate (only in designated spray areas, see #1 above). 3.3 IRRIGA nON fhe maintenance contractor shall ensure that the temporary system is functioning properly from June 1 through October 31. During the first year after installation, irrigation should flow at a rate of W' of water ~ per week (unless otherwise specified). During the second year after installation, irrigation should flow at a rate of %" of water ance per week. However, if more than 10,},o of plant replacement occurs, watering rates shall be maintained at Y2" of water ~ per week. fhe maintenance contractor shall inspect the irrigation system in the spring and mid- season to ensure adequate coverage and function of the entire system. All repairs, resetting of heads and adjustments shall be performed when problems arise. In the fall, the system shall be winterized by October 3161; to prevent winter freeze damage. 3.4 GENERAL MAIN!ENANCE I!EMS 3.4A DEBRIS REMOVAL fhe Maintenance Contractor shall remove all trash and other debris on a regular basis. Contractor shall leave all dead plant material and other organic debriS (Le., leaf matter, fallen branches, etc.) except pest-infested vegetation. 3.4B EROSION AND DRAINAGE PROBLEMS fhe Maintenance Contractor, under the direction of ADA or the owner shall correct any erosion and drainage problems (e.g. bank or berm slumps, pond leaks, weir damage, sill clogs, etc.). 3.4C FORAGING AND BROWSING The Maintenance Contractor shall implement measures to prevent damage of plant material by browsing (e.g., deer, rabbits, mice, voles, etc.). 3.4D MAINrENANCE OF TREES AND SHRUBS Routine maintenance of trees and shrubs shall be performed. Measures include: tightening and repair of tree stakes and resetting plants to proper grades and upright positions. fall grasses shall be weeded and sprayed with Roundup at the base of plants to prevent engulfment. Weed control should be performed by; hand removal, installation Michael D. Dotson December 12, 2006 Page 6 •••• of weed barrier cloth with mulch rings, or selective weed-whacking. If weed-whacking is performed, qreat care shall be taken to prevent damage to deSired native species either planted or recolonized. 3.4E PRUNING ·OF WOODY PLANTS Woody plants shall only be pruned at the direction of AOA or to remove pest ·infe6tations{i.e., tent caterplTIarf--·----. -.-.-.... - 3.4F TREE STAKE REMOVAL With the approval of AOA, the Maintenance Contractor shall remove all tree stakes after the first growing season to prevent girdling of staked plant material. 3.5 CONTINGENCY ITEMS (Not part of r~ular. on-going maintenance) These items will be identified on an as-needed basis only. 3.5A REPLACE DEAD PLANTS The Maintenance Contractor should replace dead plants with the same species or a substitute species that meets the goal and objectives of the enhancement plan. Contractor shall notify AOA of species, quantity and size of replacement material prior to installation. _ AOA shall review material and staked locations prior to installation. Plant material shall meet the same specifications as originally-installed material. Landscape Contractor that installed the restoration will complete one-year warrantee replacement. 3.5B REPLANT AREA The Maintenance Contractor: should replant areas after reason for failure has been identified (e.g., moisture regime, poor plant stock, disease, shade/sun conditions. wildlife damage. etc.). Areas will be replanted with an approved species or a substitute species that meets the goal and objectives of the restoration plan. Replanting shall be completed under the direction of AOA or the owner. 4.0 MAINTENANCE & MONITORING SURETY DEVICE A letter of credit or irrevocable set aside letter will be set by the Owner to the City of Renton in an amount totaling 125':10 of the cost to guarantee satisfactory performance and maintenance of the restoration area for a period of at least 5 years. The surety amount is based on 125% of the contract amounts for 5 years of performance monitoring and 5 years of maintenance. See the signed contracts from us and the landscape contractor for the total surety amount. t. .j Michael D. Dotson December 12. 2006 Page 7 Should you have any questions. please call me at (425) 333-4535. Sincerely. AL rMANN OLIVER ASSOCIA rES. LLC Simone Oliver Landscape Architect Attachments 1. Drawing SK-1 -Wetland Buffer Restoration Planting Plan. revised 12/11/06 2. Signed maintenance and monitoring contracts cc: rom Foster .- Altmann Oliver Associates, LLC AOA 1'0 Box 57!:! Carnatioll. WA 91-l1114 --December-12. 2006 rom Foster 20840 SE 118th Place Issaquah. WA 98027 REFERENCE: Langley Ridge at May Creek. WA Fax ("~:)J 3:l~';,O\1 Environmental Planning & Landscape Architecture AOA-3005 SUBJECf: Proposal to Conduct Five-Year Performance Monitoring of Restoration Area Dear rom: Altmann Oliver Associates, LLC (AOA) has prepared the following scope of services and cost estimate for five years of performance monitoring associated with the restoration work to be completed on the Langley Ridge project in Renton, Washington. SCOPE OF SERVICES rASK 1. ESrABLISH BASELINE CONDmONS. To establish baseline conditions for future monitoring, a baseline evaiuation will be conducted to determine whether the site conditions are consistent with the approved restoration plan. The evaluation will include: photo-documentation from points located on the site, a general description of the conditions of the installed plant materials, an assessment of the irrigation operating system, and a general assessment of site hydrology. A baseline report will be submitted to the City upon completion of the assessment. TASK 2. LONG-TERM MONITORING. Monitoring will be conducted for a period of five growing seasons. Monitoring will be conducted quarterly the first year after construction completion and twicf;: yearly the second through fifth years. Monitoring will include an assessment of vegetation survival, percent cover of individual dominant species 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. Tom Foster December 12, 2006 Page 2 TASK 3. MONITORING REPORTS. ee Monitoring reports will be prepared and submitted to the City and Client on a quarterly basis for Year 1 and on an annual basis (in the fall) for Year6 2-5. Reports will include: photo documentation, quantifiable data from monitoring field review, summary of how performance standards are or are not being met~ maintenance recommendations, and an assessment of the success of the restoration project overall. TASK 4.-FINAL-APPROVAL. E6Cort City staff on a site review for final approval of the restoration 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 ESnMA fE Estimated costs to perform Tasks 1 through 4 are about $4000 for Year 1 and $1200 per year for Years 2-5 for a total monitoring cost of $8800. This estimate does not include construction review costs that will be necessary to obtain initial sign-off from the City. 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 Tom Foster, Owner Date I •.. - Altmann Oliver Associates, LLC AOA PO Box 'i78 Carnation. \VA 98111-1 Environmcn tal Planning & Landscape Architecture 2007 STANDARD CHARGES fOR PROfESSIONAL SERVICES ALTMANN OLIVER ASSOCIATES, LLC proVIdes environmental consulting and landscape architectural deSign services according to the following rates and terms. This Information IS reVIsed annually and the following information IS effective from January I, 2007 through December 3 I , 2007. AS50CIATES Semor Ecologist Landscape Architect DeSign AsSistant Field AsSistant IN-HOUSE EXPENSES Auto Mileage Reprographics 24x3G (bond, vellum, mylar) Reprographics 30x42 (bond, vellum, mylar) $95/hour $95/hour $G5/hour $50/hour $0.40/mlle $3,$10,$20 $4,$12,$25 All third party expenses are charged at cost plus 10% for admlnl.stratlve processing. These expenses Include: subconsultants; travel (meals, lodging, and transportation); miscellaneous serVIces and supplies (e.g., reprographics, publications, equipment rental, etc.). InVOices will be mailed monthly for serVIces rendered each month. Payment IS due upon inVOice receipt and will be considered past due thirty days from inVOice date. A 1% monthly Interest rate will be applied on past due accounts. In the event of default In the payment of services, all collection costs, Includmg attorneys' fees, will be paid by the Client. ~~ ff .... ~ ~. t::r.l • t.l~ Sf ~~ ~!I ~.I IIII r !l!-W I ~ ! \Uet.lal"ld eurrsr ~t.oratlon eo""d.r~ &,340 SF L·44>R ror pl.nllng wIthIn "pen 'PIC" are41, >G "'\ " \?,~G ::? ~G\/ .~ S oy\./ I I I I I I I I I I '\ I I ) I -, I / I I I I I I I 'I I I I: I I I: j I I; I I I I I I I c' I I " .. , I I I I ". '"'-.--.. -.. ----~ .. ~ ~ ~. . , .. ,-_ .. " .. ' ,---.-.-.,_." , ... , ... ---, 6c:J.n.rnc Name Ccoomon"'_ .Acer c:lrclMI.&.Im V""'Ma~" Aut 1M~«'P"i[1I.IrI Elrg·~ft'lllpl. A,1ft.I. Mbt. """ AI ..... Mal'ctllt 'ql,lIroIMi TaU Cregon Grape flll'llIaCUl!ptue lewrlll Moc.k. Or'ftg. Populvl uold'icJc4lrpa el.tCII.Ccntt::ll'lllCOG P'Nuc:llOU!olg' lI'Ienzl .. n DcIuA'4' Fir -""0'-Red PI""'1rIg On.ftt -1!~".'c,,,P" """"''''' .. ,8ylnpt'ctl"tpo. alba i........." ~.pIlCAW II.IihWm RIId C:edlr T'lrol1lo1ft~ II.hIu.CIovtlr -_.--.-,-, . 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CDftV4Ct.ct, yt..eln """II F'f'OVld. , 1II1,,1mI.im Qr CJN ..."IU,,, F*' pi'"', PQU"", IUnwr.cwr.'. r~ :~~~:.rr~:..~~-;:J,=I~:-':'~='~:=':~o.td IIIIIt ~ l"'oVlded DW prOJK\ 0wrIer. n, SHRUB PLANTING UDETAIL .......... ~1Otw.t.T_~.:ror :::0:--M,...., ,~ .. ~~, ........ L«Joft-.l ,.,~"" ... , ..........,== , II~I e i II~ --e !Illi t ; ~II "'Q ~ ~ c i ~ ::)1 B.~ i! I; "'Q!i~i~ I WJ~I ~ 011 -11!1~ e I..l :7> .. 1: ;0 Q) OJ 11 OC :7> Q) 1:7> -Q) OJ _ c OJ .. c ...J .. ...J l Do\Tt~ m .... ____ ""''''.--~ 5K,·1 'I" \ From: J "Offe Engin~(:rs" <darrell.offe@comcast.net> '". \ ." To: Date: Subject: Update: "Michael Dotson" <Mdotson@ci.renton.wa.us> Wednesday, September 06, 2006 9:05:02 PM Re: Langley Ridge Construction Stop Work (1) Tom called John, who is heading out of town until Monday night, he will be available to meet us on site on Tuesday morning to walk and flag the wetland edge. I will let you know from the field what we find. (2) I have re-submitted the revised mylars for the sewer based upon our conversation with Dave and you on Friday (9/1). Please sign, I'll pick up and run the number of copies for you and Frontier Const. Can we start construction of the sewer while we work this issue of the wetland edge? Darrell Offe Engineers 13932 SE 159th Place Renton, Washington 98058-7832 Business: (425) 260-3412 Fax: (425) 988-0292 Email: darrell.offe@comcast.net ----Original Message --- From: " "Offe Engineers" <darrell.offe@comcast.net> To: "Michael Dotson" <Mdotson@ci.renton.wa.us> Cc: "Kayren Kittrick" <Kkittrick@ci.renton.wa.us>; "Laureen Nicolay" <Lnicolay@cLrenton.wa.us>; "Thomas Main" <TMain@cLrenton.wa.us>; <TFoster@SeattleMortgage.com>; "Gary Stump" <garystump@msn.com>; <keith@frontierconstructioninc.com> Sent Tuesday, September 05,200610:21 PM Subject: Re: Langley Ridge Construction Stop Work > Update of what happened today: > (1) Tom Foster is to contact John Altmann (Biologist) to flag the > wetlands along the west side of the pond. > (2) Frontier, Gary Stump, and I will meet Altmann on site and Frontier > will put orange fencing along the wetland edge for delineation. > (3) We will have the wetland surveyed together with the area of > disturbance (pond construction) along that edge. > (4) I will plot on plan and present to you for discussion. > > Foot Note: we walked the westerly side of the pond clearing today. There > were no signs on any wetland flagging near or within 25' of the cleared > area. The pond construction has not required clearing to the flagged > "Clearing Limits". The clearing limit stakes are 20 feet into the > un-disturbed area west of the pond. > > Timing -depends on Tom and making contact with John Altmann. As I > understand the situation, the entire project is on a "Stop Work". > Therefore, getting this completed sooner, is BEITER. > , .. > Darrell > > Offe Engineers > 13932 SE 159th Place I > Renton, Washington 98058-7832 > > Business: (425) 260-3412 > Fax: (425) 988-0292 > Email: darrell.offe@comcast.net > > -----Original Message ----- > From: "Michael Dotson" <Mdotson@ci.renton.wa.us> > To: <darrell.offe@comcast.net>; <TFoster@SeattleMortgage.com> > Cc: "Kayren Kittrick" <Kkittrick@ci.renton.wa.us>; "Laureen Nicolay" > <Lnicolay@ci.renton.wa.us>; "Thomas Main" <TMain@ci.renton.wa.us> > Sent: Tuesday, September 05, 2006 2:58 PM > Subject: Langley Ridge Construction Stop Work > > > Mr. Foster, > Due to the recent discovery of work being done within a wetland buffer at > the subject site, all work must be stopped on the construction. Prior to > any work commencing on the site, the wetland boundary must be clearly > identified and marked. Once the boundary is identified we can make a > determination of what clearing within the buffer of the wetland may have > already occurred. Depending on the results of the delineation, it may be > necessary to have a Wetland Biologist submit a report and recommendation > concerning the impacts to the wetland. > > Prior to completion of the above-items work areas may be limited to > installation and maintaining erosion control facilities, or as directed > by the construction inspector. > > Thank you for your immediate attention to this issue. > > Mike > > Michael D. Dotson > Engineering -Plan Review > email: mdotson@ci.renton.wa.us > Office # 425-430-7304 > Fax # 425-430-7300 > > > cc: "Kayren Kittrick" <Kkittrick@ci.renton.wa.us>, "Laureen Nicolay" <Lnicolay@ci.renton.wa.us>, "Thomas Main" <TMain@ci.renton.wa.us>, <TFoster@SeattleMortgage.com>, "Gary Stump" <garystump@msn.com>, <keith@frontierconstructioninc.com> • CIT~F RENTON Kathy Keolker, Mayor February 7,2006 Langley Development C. Thomas Foster 6450 Southcenter Blvd., Ste. 106 Seattle, WA 98188 "'-..,t+ /' Re: Langley Ridge at May Creek Preliminary Plat, LUA-05-083, PP City Cierk Bonnie I. Walton South of SE May Valley Rd, between Coal Creek Pkwy & NE 26th St. Dear Mr. Foster: At the regular Council meeting of February 6, 2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting ail requirements of State law and Renton Municipal Code shall be submitted to the City forapproval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker CoUncil President Randy Corman Jennifer Henning, Principal Planner Property owners (7) --"----....:.-----'--------~-~R', EN T' 0' N'" 1055 South Grady Way -Renton, Washingtori 98055 -(425) 430-6510 / FAX (425) 430-6516 ® This p~percOntains 50% recycled material, 30% p~ consumer AHEAD OF THE CURVE ,' .. , FEB-09-200B THU 11:44 AM NORTHWARD . :. .. ' ""., FAX NO, 425 747 4157 " . p, 01/01 ........•. " ··CITV4tF REl'IITON .... '. . .' KathyKeolker, M8yin February 7,2006 . LangleY'DevelopmenL C. Thomas Foster 1560 140th Ave.: NE, #100 Bellevue, W A 98005 , 'City Clerk, Bonme I. Walton '. ". , Re: .... Langley Ridge· at May Cree1(~relimillarylllat; LUA-(j5~083, PP 'South ()f SE May ValleyRd, between Coal CreekPlcWy & NE26th St. . '. ,', . ; . .' .. DenrMr. Foster:· ' . . ' Atthe regu:l~rCouncilmeetingofFebruary 6, 2006, the,R~mton City CounCil~dopted the .' recoInmendation of tllehearirl,g examiner to apptove' the referencedpreliffiinary plat, , . subject to conditions to be me(atlater stages oCthe phitiing prate'ss.·· '. ' . . !. '; Pursuantto'RCW, a final plat meetingaitreqtur~ents bfState law Rl1dRenton,.· .......... . MtmicipalCode shaUbe submitted,to the CityfQ+ npp(oyalwithiri five ye~s of the date , ofpl'eJilninary plat appi·oval. . '. . " . If! can provideadditionalinfol1~nation orassistunce, pleasef~el free to calL' .. Sincerely, . .. " . . BOrlll1e'1 Walton· City Clerk .. , . cc: Mayor Kathy Keol1cer CoUilcil President Randy Corm~ Jennifer Henl1ing,Principril Planner Property OWl1ers (7) . , . " .. .. .; ~' . 1055 South Grady Way -Renton, Washington 98055-(425) 430-65101 FAX (425) 430-6516 ',RE N TO:N ..... . " AHE.'\D .oF TWII. 'CUllY!! ,. .. '~ I • CIT'4J>F RENTON Kathy Keolker, Mayor February 7,2006 Langley Development C. Thomas Foster 1560 140th Ave. NE, #100 Bellevue, W A 98005 Re: Langley Ridge at May Creek Preliminary Plat, LUA-05-083, PP South ofSE May Valley Rd, between Coal Creek Pkwy & NE 26th St. Dear Mr. Foster: City Clerk Bonnie I. Walton At the regular Council meeting of February 6, 2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements bfState law and Renton Municipal Code shall be submitted to the City for approval within five years ofthedate of preliminary plat approval. If I can provide additional infoITIlation or assistance, please feel free to call. Sincerely; Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner Property owners (7) -1-0-SS-S-o-u-th-G-ra-d-y-W-a-y--R-e-n-to-n-, W-as-h-in-gt-on-98-0-S-S --(-42-S-)-43-0--6-S-1O-'-F-AX-(-42-S-) 4-3-0--6-S-16-~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE .~ • • Owners Langley Ridge at May Creek Preliminary Plat Clifford & Diana Broussard 14111 SE May Valley Rd. Renton, WA 98055 John P. Andrews 22425 Bear Creek Rd. Bend, OR 97701 Fred & Suzzane Makowski PO Box 2215 Belfair, W A 98528 Einer & Marilyn Handeland 3018 Ilwaco Ave. NE Renton, W A 98056 Robert & Shirley Blayden PO Box 3029 Renton, W A 98056 Robert & Tamara Holmes 5416NE 26th St. Renton, W A 98056 Dan & Cheryl Stabbert 9400 Hilltop Rd. Bellevue, W A 98004 , , ell OF RENTON COUNCIL AGENDA.L f I:A~I=#=: ===27=~~.~t-:~.============== Submitting Data: For Agenda of: 2/6/2006 DeptlDivlBoard .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Langley Ridge at May Creek Preliminary Plat Ordinance ............. File No. LUA-05-083, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept. ....... . Council Concur Finance Dept.. ... . Other .............. . Fiscal Impact: Expenditure Required... NI A Transferl Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Langley Ridge at May Creek Preliminary Plat was published on December 15,2005. The appeal period ended on December 29,2005. The Examiner recommends approval ofthe proposed preliminary plat subject to the conditions outlined on pages 12 and 13 ofthe Examiner's Report and Recommendation.Conditions placed on this project are to be met at later stages of the platting process. An Appeal was filed on December 29, 2005 and later withdrawn on January 20, 2006. STAFF RECOMMENDATION: Approve the Langley Ridge at May Creek Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnetlagnbilll bh City of Renton PIBIPW Department e LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29, 2005 , . reliminary Report to the Hearing Examiner . LUA-05-083, PP, ECF Page 7 of 14 Objective CD-B. Designate low-density residential and resource areas as Urban Separators to provide physical visual distinctions between Renton and adjacent communities, and to define Renton's boundaries. The proposed site is within the Urban Separator overlay and complies with the overlay requirements. Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat includes both existing residences and 27 lots for eventual development of single-family homes, which would be consistent with the surrounding neighborhood. The extension of two existing stub streets (Field and Ilwaco Avenues NE) would connect to the proposed public street. Policy CD-45. Existing mature vegetation and distinctive trees should be retainecj and protected in developments. The applicant submitted a vegetation retention plan and is required to establish a contiguous open space tract, which will be left undisturbed. 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 establish and maintain all common improvements as part of a homeowners association or maintenance agreement. (b) Compliance with the Underlying Zoning Designation. The 34-acre site is deSignated Residential-1 Dwelling Units per Acre (R-1) on the City of Renton Zoning Map and is located in the Urban Separator Overlay. Cluster development is permitted. The Urban Separator is to establish a contiguous open space corridor, protect critical areas and serve as a separation between neighboring jurisdictions. A minimum of 50% of the gross land area of the development shall be dedicated as a non-revocable open space tract(s). The proposed Cluster development would plat 34 lots, creating for the future construction up to 28 new dwelling units (6 existing structures) and associated plat improvements. Approximately 55 percent of the site is proposed in open space. Density -In the R-1 zone there is no minimum density requirement. The maximum density is 1 dwelling unit per acre (dulac). When designated in the Urban Separator, density may be calculated 1 unit per gross acre. The density calculations provided on the preliminary plat based on 34 gross acres, would arrive at a net density of 3.9 dwelling units per acre (34 units I 34 acres = 1 dulac), which is within the allowed density range of the zone. The proposed plat complies with maximum density. Setbacks -The following minimum setbacks are required for R-1: front yard setbacks of 30 feet, side yard along a street of 20 feet and interior side yard setbacks of 15 feet, rear yard setback of 25 feet. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots to be developed appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. The existing structures comply with setbacks to newly established property lines of the proposed plat. . Lot Dimensions -For cluster development in R-1, the minimum lot size permitted is 10,000 square feet. A minimum lot width permitted in the Urban Separator is 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 85 feet. As the preliminary plat is currently proposed, lot widths range from 70 to 217 feet and lot depths are proposed from approximately 124 feet to greater than 300 feet. The lot range in size from 10,168 to 99,165 square feet. The proposed lot sizes appear to comply with minimum standard except when the access easement area is deducted from Lot 14. Therefore, staff recommends as a condition of preliminary plat approval, the applicant shall provide revised plan showing the net square footage for any lot impacted by an access easement (Lots 14, 30, 31, 32 and 33). The HEXRPT05-083.doc • January 13,2006 Neil Watts HANSON CONSULTING Jim Hanson 360-422-5056 Development Services Director City of Renton 1055 South Grady Way Renton WA 98055 Subject: Emergency access for Langley Ridge at May Creek Plat. Dear Neil: The Hearing examiner has required additional access to lots 33 and 34 of the Langley Ridge at May Creek Preliminary Plat. (See attached) Recommendation #2 indicates that the access is "subject to review and approval of the Fire Oepartmenttt. We have proposed an emergency only access from the east beginning at NE 26th ST and tenninating at lot . 34. This alignment uses the proposed storm pond access road and then continues north. The Fire Department has approved this emergency access alignment. The last sentence in the recommendation #2 states that "The applicant shall not create a roadway from NE 26th Street to lots 33 and 34". We believe thatthisptohibition is for a public access road serving lots 33 and 34 not for an emergency access only. City staff testified at the hearing that no further lots could use the private street from NE 26th ST for access. This statement may be part of the reason that the Hearing Examiner prohibited such a roadway for public access. The extension of the Emergency access will have little environmental impact since much of the roadway will already be constructed for the storm pond access and is allowed by the urban separator ordinance. Much more environmental impact could be expected of a new bridge roadway are constructed over May Creek. . Please concur in our interpretation of the Hearing examiners recommendation by signing below so that we may continue with the project. I will pick up a copy when signed. I concur that the proposed emergency access alignment as proposed and approved by the Fire Department is not prohibited by the Hearing examiners recommendation #2 and the plat may proceed ,~ ;n that design. I . Neil Watts: Ai elL tUi111 Date: ';;'[5 lOb • December 30, 2005 Stan Engler, Fire Marshal City of Renton 1055 South Grady Way Renton W A 98055 HANSON CONSULTING Jim Hanson 360-422-5056 Subject: Fire access, Langley Ridge at May Creek Plat Dear Mr. Engler: • Enclosed are preliminary sketches of the Fire Access road that we discussed at our meeting on December 28th 2005. The storm drain drawing shows the proposed access road for the storm pond. The storm access road will be constructed to City Fire Access standards and extended to the north as shown on the drawings. The Fire access road will terminate at a turn-around located within 50 feet of the Handelands house. (The farthest north house) Please review the drawings and let us know if the proposed emergency access meets with your approval. If you have any questions or concerns please give me a call at 360-422- 5056. After receiving your approval of the access concept we will ask the City Council to modify the Hearing Examiners recommendation and allow the emergency access within the Open Space as allowed by code. Engineering plans will then be developed for your review showing the specific roadway construction details. You: ';I~~ The Renton Fire Department concurs in the location of the proposed emergency access road as described in this letter and as shown on the attached sketch with the condition that access to lot 34 be maintained from the end of the turn-around. The proposed road meets the fire department requirements referenced in the Hearing examiners report for the Langley Ridge at May Creek Preliminary Plat. • December 30, 2005 Stan Engler, Fire Marshal City of Renton 1055 South Grady Way Renton WA 98055 HANSON CONSULTING Jim Hanson 360-422-5056 Subject: Fire access, Langley Ridge at May Creek Plat Dear Mr. Engler: • Enclosed are preliminary sketches of the Fire Access road that we· discussed at our meeting on December 28th 2005. The storm drain drawing shows the proposed access road for the storm pond. The storm access road will be constructed to City Fire Access standards and extended to the north as 'shown on the drawings. The Fire access road will terminate at a turn-around located . within 50 feet of the Handelands house. (The farthest north house) Please review the drawings and let us know if the proposed emergency access meets with your approval. If you have any questions or concerns please give me a call at 360-422- 5056. After receiving your approval of the access concept we will ask the City Council to modify the Hearing Examiners recommendation and allow the emergency access within the Open Space as allowed by code. Engineering plans will then be developed for your review showing the specific roadway construction details. Thank You: ~I/~ tmHanson September 30, 2005 HANSON CONSULTING· Jim Hanson 360-422-5056 Niel Watts, Development Services Director City of Renton 1055 So Grady Way Renton WA 98055 Subject: Meeting on Langley Ridge Plat, Storm Drainage. 1hls letter is a summary of the meeting of September 30th, 2005 concerning the Langley Ridge Plat. In attendance were Niel Watts and Mike Dotson from the City of Renton , Tom Foster, Darrell Offe and Jim Hanson. The project engineer Darrell Offe was bad questions about the interpretation of the 2005 Storm Drainage Manual which is to be used for the project. It was discussed that the Langley Ridge Plat is quite unique in that 65% of the property must be in a vegetated state either not cleared or re-vegetated. Most plats have nearly 100% cleared. Some portions of the plat are now developed with houses and have been cleared in the past, even used for farming. Mike Dotson has been in contact with King County concerning their interpretation of the Storm Manual. Mike indicated that areas that were developed prior to January 8th 2001 are not to be considered in the drainage calculations. They are considered existing impervious surfaces. These areas may be deducted from the calculations for the whole site. We then discussed how the wetland areas were to be treated. We agreed that the wetland areas were to be considered as able to retain surface water and should be considered the same as being forested. Icicle Engineering has conducted soils tests to establish that infiltration can be done for the storm water. The results were very good and copies of the tests were given to Mike. It was agreed that Darrell Offe would submit calculations for the whole site minus the areas developed prior to January 8, 200 1 showing that an infiltration pond at the tow of the slope on the property known as the Andrews property will work: for the project. We then discussed the issue of the comment by the Trans~rtation Division concerning site distance on Duvall Ave NE at the intersection of 100 . Their concern was that if the proposed City/County project for improvements to Duvall did not occur prior to the plat being recorded then the site distance would be a problem. Darrell proposed that if the site distance was not corrected by the time the plat was recorded that the developer would January 20, 2006 Renton City Council 1055 So Grady Way Renton WA 98055 , \:~j HANSON CONSULTING Jim Hanson 360-422-5056 CITY OF RENTON JAN 242006 CITY &.Ft:<ff~f8FF1CE Subject: Withdrawal of Appeal of Hearing Examiner recommendation, LUA-05-083, ECF, PP, Langley Ridge at May Creek Dear City Council: The issues in question that were contained in the Hearing Examiner's Recommendation for the Langley Ridge at May Creek Preliminary Plat have been resolved with City Fire Department and Development Services Staff. We hereby withdraw our appeal of the Hearing Examiner's recommendation on LUA-05- 083, ECF, PP, Langley Ridge at May Creek Preliminary Plat that was filed on December 29,2005. . If the filing fee can be returned please return the fee to Tom Foster, 6450 Southcenter Blvd, Suite #106, Seattle WA 98188. install a "c" curb in Duvall Ave NE prohibiting left ~ from SE IOOth. Those in attendance were in agreement Niel Watts indicated that the street modification requested for the tum-around design on the Holmes property was appropriate and would be approved shortly. Please sign and return a copy to me. Summary concurrence: Niel Watts Nil ttJdti 10/"/8 IT " $ oW? e-xf~C{C(t;oVf tke{;( apfYDt/a.f. -feY) '10. JPfOd,f,'ccduJl-, , .-1X11i7UJ~ tke 7t{vJ!l-av~ /11 /,'w oYb 4' cd-de-scu:.., ~1 h< covVtf/<[eJ 0'1 ike end 1> Oil, F,t'e-DctX ~ ~~av-e. 5ovu.e. c.o~f(evv'J ~ Ttt.-4 ap/yovaf'. 7ke. n1orJ,i,cailih1 u4 1I1c1ud; tke y'eqlA~v~ ruu:{ fUl Sfy'~V1Ir/PU fUl ~ 1~ hot</.U1 ;u;:r ct<v'V(t1f/~ ~ CWI PjJIY/JVfcl hide; tev';,l . tV,(' t{/ )0 f!/O 7 , ,L~gley Ridge at May Creek p!minary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 12 be extended. The applicant will be paying mitigation fees to offset its impacts on fire, roarls and parks and recreation. The new homes, once developed, will increase the tax base of the City. 7. The preservation ofa large portion of the site in open space probably makes better sense that dividing this 34-acre site into 34 separate, somewhat regular rectangular lots of one acre each. Steep slopes, May Creek and wetlands will be protected by the proposed development scheme. Clearly, prior development under older regulations was not as protective as the current regulations and resulted in a home closer to May Creek than would now be permitted. The new regulations, it appears, serve the public better and provide more protection for not only open space but the wildlife that utilizes the area. 8. While clearly new development will increase traffic and general noise in a rather rural, natural area, these impacts were envisioned when both the Comprehensive Plan and Zoning were established for this area. 9. In conclusion, the Proposed Plat should be approved by the City Council subject to the conditions noted in this report. RECOMMENDA nON: The City Council should approve the Proposed Plat subject to the following conditions: I. The applicant shall comply with the conditions imposed by the ERC. The applicant shall provide access to Proposed Lots 33 and 34 that meet City Standards subject to the review and approval of the Fire Department. This may entail widening the access roadway, increasing the load bearing capacity of the existing bridge or both. The applicant shall not create a roadway from NE 26th Street to lots 33 and 34. L 3. ~ t1/Y, 9\~\·· The applicant shall provide revised plans showing the net square footage demonstrating compliance for lot area for any lot impacted by an access easement (Lots 14,30,31,32 and 33). The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. ~() .. .. %~O o· ~ ·fWV/f1/eY 4. The applicant shall ensure all open space area including buffer impacted during construdion shall be restored and enhanced if required prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. I~&t 1) rt, C t~ f~ . 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording ofthe final plat. 1-.~.J It;? 6. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and public street. Additionally, these easements shall be posted for "No Parking" along the easements. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. rtdW\.& . 1,;o~/ L.angley Ridge at May Creek pfminary Plat File No.: LUA-05-0~3, ECF, PP December 15, 2005 Page 13 7~1 The applicant shall record a public 15-foot wide pedestrian trail easement across Tracts A, Band C. The City Attorney shall review the Trail Access Easement. A note shall be placed on the face of the plat. The trail shall be for future construction by the City to be accessible to the public. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 8. The Open Space Tracts A, B, C and D shall be posted with signs indicating the area as Non- revocable Open Space and site for a future public trail connection. The maiiite-3ance-greement and responsible party(ies) shall be noted on the face of the plat and added to t~e CC&R's This condition shall be subject to the review and approval of the Development Servo ivision prior to recording of the final plat. 9. The establishment of Native Growth Protection Areas containing the areas determined to be wetland and/or buffer, stream and/or buffer and protected slope 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 split rail fence shall be constructed along the perimeters of the tract with signs posted 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 prior to recording of the final plat. 10. The applicant shall provide documentation that any decommissioned wells are in compliance with code. The satisfaction ofthis condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. ORDERED THIS 15th day of December 2005. FREDJ.KAUF AN HEARING EX1\: INER TRANSMITTED THIS 15th day of December 2005 19 the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 Robert & Shirley Blayden PO Box 3029 . Renton, W A 98056 Fred & Suzzane Makowski PO Box 2215 Belfair, W A 98528 Jim Hanson 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Langley Development C. Thomas Foster 1560 140th AvenueNE#IOO Bellevue, W A 98005 John P. Andrews 22425 Bear Creek Road Bend, OR 97701 Dan & Cheryl Stab bert 9400 Hilltop Road Bellevue~ W A 98004 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, W A 98058 Clifford & Diana Broussard 14111 SE May Valley Rd Renton, W A 98055 Robert & Tamara Holmes 5416 NE 26th Street Renton, W A 98056 Einer & Marilyn Handeland 3018 Ilwaco Avenue NE Renton, W A 98056 Dennis Noland 5226 NE 24th Street Renton, W A 98059 ! • CITY OF RENTON It) DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-083, PP, ECF APPLICANT: C. Thomas Foster, Langley Development PROJECT NAME: LangleyRidge at May Creek Preliminary Plat DESCRIPTION OF PROPOSAL.: The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat. approval for a 34-lot subdivision ofa 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single-family residences. Access. for 29 lots is proposed from an existing stub street of Ilwaco A~enue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and stream. LOCATION OF PROPOSAL: South of SE May Valley Road between Coal Creek Pkwy & NE 26th LEAD AGENCY: The City of Renton MITIGATION MEASURES: _ 1. The applicant shall adhere to the rOi)'hrii'm.:.nt1~ir'n 'ror."'r.: .... by Icicle Creek Engineers, Inc dated June 20, 2005 during site 2, The applicant shall be required ·tn'ionor'tn ......... otherwise ~proved by the 3; The applicant shall install a silt be in place before clearing and nr"",tiin,n presented in the Vol. II 2001 construction of both off-site and nn·~:c.it~:t'.im months (April-October) unless nfkttho"'iillr,,,~lI~ln be disturbed. The silt fence shall i~·nn!fnrrn"'r~,.o· with the specifications nAr~t1rtlnn shall be reqiJired during the 4. Shallow drainage swales shall be and route the flow away from the construction area to a stabilized established in the ditch· by seeding or placing sod. Depending on site ditch with rock to protect the ditch frani erosion and to reduce the flow rates. The of the. drainage swales shall conform to the specifications presented in the Vol. " 2001 Manual. Temporary pipe systems can also be used to convey stonnwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as we/I as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland, Stream and Habitat Study dated June 30, 2005 prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, ...JlV' monitoring and construction of the project. 9. This project shall be subject to the 2005 King County Surface Water Analysis and Design Standards. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. ERG Mitigation Measures •• 1-· 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip assOCiated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. ERG Mitigation Measures Page2of2 ·'i CITY OF RENTON ... .-.< DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA05-083, PP, ECF APPLICANT: C. Thomas Foster, Langley Development PROJECT NAME: Langley Ridge at May Creek Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Langley Development, is requesting SEPA environmemtcU review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single-family residences. Access for 29 lots is proposed from an existing stub street ofl/waco Avenue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements . . The site contains critical areas, protected slopes, wetlands and stream. LOCATION OF PROPOSAL: South of SE May Valley Road between Coal Creek Pkwy & NE 26th LEAD AGENCY: The City of Renton The. following notes are su,ppl'enJefl'~~Q.folirrill't!p,j'~'rovidrec/ Because these notes are ore'Ill"ea ag/nliornl1alion environmental determination. lIn..,mu 'slupjecr to the appeal process for Planning 1. RMC section 4-4-Q30.C.2 limits approved by the Development .... .,..,\1'<'<:.<> approved extended haul hours at . 2. Within thirty (30) days of I"nrnnll>t~\n ·l1if'<nr~l1linn "'rn~~Inri'i!l"'\1 through Friday unless otherwise "or\lu".~" D'iilis,ion reserves the right to rescind the aDII)HcanttSll8flrzm'<U4I)Se~ or plant an appropria~e ground v~JetilttO'Q~SIr}f where no further construction work will 'cover over any. portion of the site occur within ninety (90) days. £ .. TI"",'U te8Stlr'e§"'suoo·,as or plastic covering as ~pecified in the current King County Surface Water between the dates of November 1 st and . this work is required prior to final inspection nnclttUCIl '~u~_aq~>.ptE~d by the City of Renton may be proposed Development Services Division's approval of 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. Property Services 1. See attached memo from Sonja Fesserdated August 18. 2005. Fire Prevention 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 structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. A full cul-de-sac shall be required for Lots 30, 31 and 32. 3. All lots on a dead end access roadway, 500 to 700 feet in length, shall be required to have a sprinkler system. This would apply to Lot 30. 4. Street addresses shall be visible from a public street. ERG Advisory Notes '. • _ P'lan Revi~w -Drainage 1. This project site is in the May Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 2005 King County Surface Water Design Manual for flow control and water quality. The drainage report submitted by the applicant was not complete and did not conform to either of these design standards. 3. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required for Lots 30 -33. Lot 34 shall contact Coal Creek water. 2. Extension of an 8-inch water main from NE 24th Street and Ilwaco Ave NE shall be required. Watermain improvement plans shall be designed to City of Renton standards. 3. System Development Charge (SDC) is $1,525 per single-family lot (within the City service area). These fees are collected at the time a construction permit is issued. Plan Review -Sewer 1. City of Renton sewer serves the west portion of the proposed development. A new sewer main extension shall be required. Sewer service for the east portion of the proposed development is served by a main in NE 26th Street 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. System Development Charge (SDC) is $900.00 per single-family lot (within the City of Renton service area). These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units. residential in size are required to provide full pavement width per standard with curb, gutter, street ~ignage, streetlights and sidewalk along the intemal new roadway and along the frontage of the parcel being developed. 2. Sidewalk connections and channelization to the neighboring development shall be evaluated at the time of construction plan submittal. 3. Memo from Transportation Systems dated August 24, 2005 shall be forwarded to applicant separately. ERG Advisory Notes Page 2 of 2 \ , t .. t· "i~ './ FlWruary 6, 2006 • Renton City Council Minutes • Page 27 .... ,_ .. _------------'::.-- Finance: XML Interface Software License Transfer, . Valley Communications Plat: Defoor, Cedar Ave S, PP- 05-093 Plat: Langley Ridge at May Creek, SE May Valley Rd, PP- 05-083· '-.. Human Resources: Police & Fire Chiefs Exemption from Civil Service Transportation: FlexPass Program, King County & Sound Transit & Pierce Transit Utility: Annual Consultant Roster CAG: 05-001, Sunset Sewer Interceptor Phase II, Robison Construction Separate Consideration Item 7.c. EDNSP: Community Marketing Campaign, Hamilton/Saunderson and Feasibility Studies, and Permit Preparation services in 2006, with the option of extending the roster annually in 2007 and 2008 upon department approval. Council concur. Finance and Information Services Department recommended approval of an agreement with Valley Communications Center to transfer ownership of the City's software license for the custom XML Interface that delivers closed computer aided dispatch incident data for fire and police to internal systems. Council concur. (See page 29 for resolution.) Hearing Examiner recommended approval, with conditions, of the Defoor Preliminary Plat; 21 single-family lots on 6.91 acres located on the 700 and 800 block of Cedar Ave. S. Council concur. Hearing Examiner recommended approval, with conditions, of the Langley Ridge at May Creek Preliminary Plat; 34 single-family lots on 34 acres located south of SE May Valley Rd. between Coal Creek Parkway and NE 26th St. Council concur. Human Resources and Risk Management Department recommended approval of the exemption of both the Police and Fire Chief positions from civil service. Refer to Public Safety Committee. Transportation Systems Division recommended approval of a contract with King County, Sound Transit, and Pierce Transit to continue the FlexPass Commute Trip Reduction Program for City employees in the amount of $22,770 for 2006-2007. Council concur.· Utility Systems Division requested approval of the annual roster of consultants chosen to provide General Utility Engineering, Hydraulics/Hydrology, Soils/Geotechnical, Geohydrology, Plan Review, ConstructionlInspection, and Corrosion Control services in 2006, with the option of extending the roster annually in 2007 and 2008 upon department administrator approval. Council concur. Utility Systems Division submitted CAG-05-001, Sunset Sewer Interceptor Phase II; and requested approval of the project, authorization for final pay estimate in the amount of $8,638.72, commencement of 60-day lien period, and release of retainage bond in the amount of $95,793.40 to Robison Construction Inc., contractor, if all required releases are obtained. Council concur. MOVED BY CORMAN, SECONDED BY PALMER, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 7.c. FOR SEPARATE CONSIDERATION. CARRIED. Economic Development, Neighborhoods and Strategic Planning Department (EDNSP) recommended approval of a contract with Hamilton/Saunderson Marketing Partnership in the corrected amount of $132,500 to administer the Renton Community Marketing Campaign. Councilman Clawson noted that Council approved the contract in the amount of $112,500 on 119/2006, and asked why more money is needed. City Attorney Larry Warren explained that the contract is funded by lodging tax collections in the amount of $62,500, stakeholder contributions in the amount of $50,000, and EDNSP's "Business Recruitment" budget line item in the amount of $20,000. Although budgeted for, the $20,000 was not included when the contract was originally presented to Council. January 13, 2006 Neil Watts •• HANSON CONSULTING Jim Hanson 360-422-5056 Development Services Director City of Renton 1055 South Grady Way Renton WA 98055 Subject: Emergency access for Langley Ridge at May Creek Plat. Dear Neil: L fAA-os-/}8 3 The Hearing examiner has required additional access to lots 33 and 34 of the Langley Ridge at May Creek Preliminary Plat. (See attached) Recommendation #2 indicates that the access is "subject to review and approval of the Fire Department~~. We have proposed an emergency only access from the east beginning at NE 26th ST and terminating at lot 34. This alignment uses the proposed storm pond access road and then continues north. The Fire Department has approved this emergency access alignment. The last sentence in the recommendation #2 states that "The applicant shall not create a roadway from NE 26th Street to lots 33 and 34". We believe that this prohibition is for a public access road serving lots 33 and 34 not for an emergency access only. City staff testified at the hearing that no further lots could use the private street from NE 26th ST for access. This statement may be part of the reason that the Hearing Examiner prohibited such a roadway for public access. The extension of the Emergency access will have little environmental impact since much of the roadway will already be constructed for the storm pond access and is allowed by the urban separator ordinance. Much more environmental impact could be expected of a new bridge roadway are constructed over May Creek. Please concur in our interpretation of the Hearing examiners recommendation by signing below so that we may continue with the project. I will pick up a copy when signed. I concur that the proposed emergency access alignment as proposed and approved by the Fire Department is not prohibited by the Hearing examiners recommendation #2 and the . plat may proceed ~n that design. . Neil Watts: AJe,~«.Jiltz Date: l;j't/ub CIT~WOFRENTON February 2, 2006 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274, ,City Clerk Bonnie I. Walton Re: LUA-05-083, LangleyRic:lge at May Creek -Withdrawal of Appeal of Hearing Examiner Recommendation . Jim, Inrespo~se to your meIIioofJanuaryZ6~: i006, th~Appeal of the Hearillg Exkniner's Recommendation on theLarigleyl~:idge,atMay¢reek project has been withdrawn. The City's finance system indicates that a refund Fheck, in the amount of $75.00, lias been issued to Tom Foster. If the:check has not been recei ved by February ,17, 2906, please ' notify us and we will trace its' deiivery.': Thank you. Bonnie 1. Walton City Clerk/Cable Manager cc: Tom Foster, 6450 Southcenter Blvd, Suite 106, Seattle WA 98188 -1-0-55-S-o-u-th-G-ra-d-y-W~a-y---R-en-to-n.-W--:-'-as--:-hi-ngt-on-98-0-5-5--(-4-25-)~,43-0-~6-5-1O-I-F-AX-(-42-5-)4-3-0--6-5'-16-~ . * This paper contains 50% recYcled material, 30% post cOnsumer 'AHEAD OF THE CURVE apCkHist 02/08/2006 1:41PM Bank code: usbank Check History Listing City of Renton Check # Date Vendor Status ClearNoid Date Invoice ------------------- 244985 01/27/2006 104569 TOM FOSTER Refund 1 checks in this report t Page: 1 , Inv. Date Amount Paid Check Total 01/24/2006 75.00 75.00 usbank Total: 75.00 Total Checks: 75.00 • Page: 1 • r ~ , <:::l:!- ~ ~ ~ l>J • • Page 1 of 1 Debbie Evans -Check No. 244985 -Tom Foster's Refund for Appeal Withdrawal From: Debbie Evans To: Beardsley, Natalie; Schuld, Tracy Date: 2/2/20069:30 AM Subject: Check No. 244985 -Tom Foster's Refund for Appeal Withdrawal cc: Walton, Bonnie NataliejTracy, I understand that you are holding the subject check. Please mail this check to Mr. Foster today, and we will generate a separate memo to him documenting that you are in the processing of mailing the check. If you need Bonnie's authorization to do this, please notify her of this. With the new check policy in place, I attempted to generate a report of the check being issued for our records, and the attached file is all that I could generate. This attachment is absolutely worthless; would you consider creating some type of single check report that can be used in our process to close out issues where a check needs to be issued to a vendor, and sent directly to them under the new policy. Thank you. Debbie Evans City Clerk Division 425-430-6513 file:/IC:\Documents and Settings\devans\Local Settings\Temp\GW}00002.HTM 21212006 \. '" .. ~" ~ City of Renton Finance Department. • Request for Claims 1 Date of Request 1112412006 1 Date Required 1113112006 Requesting Department AJLS/City Clerk I Authorized Signature I ~'J. uJ~ I REASON FOR CHECK Name I Debbie Evans I Amount 75.00 I Deposit Refund Refund Finance Receipt No. I 002-00093090 I Receipt Date 1213012005 I Other Describe Circumstances Requiring Issuance of Check: Refund fee for Appeal to Council on file LUA-05-083, as the result of withdrawal of appeal received on 1120/2006. CHECK PREPARATION INSTRUCTIONS I Amount 1 $75.00 Payable To Tom Foster Address 6450 Southcenter Blvd, Suite 106 Seattle, WA 98188 Soc Sec or IRS ID No Charge to Account(s) 000.000000.000.3450.0081.00.000003 D ~ D Mail Check to Payee Return to Dept. Other: CHECK AUTHORIZATION -Finance Department Use Only 1;l7/.J-O() , I Approved 1 1 Date a 1f. ~ I{ lf91S"' I D I Claims I Check No: Check Request.doc\d Rev: 10/99 jim hanson January 20, 2006 Renton City Council 1055 So Grady Way Renton WA 98055 • ')OU'+LLO I fU • HANSON CONSULTING Jim Hanson 360-422-5056 Subject: Withdrawal of Appeal of Hearing Examiner recommendation, LUA-05-083, ECF, PP, Langley Ridge at May Creek Dear City Council: The issues in question that were contained in the Hearing Examiner's Recommendation for the Langley Ridge at May Creek Preliminary Plat have been resolved with City Fire Department and Development Services Staff. We hereby withdraw our appeal of the Hearing Examiner's recommendation on LUA-05- 083, ECF, PP, Langley Ridge at May Creek PreHrnioary Plat that was filed on December 29,2005. If the filing fee can be returned please rerum the fee to Tom Foster, 6450 Southcenter Blvd, Suite #106, Seattle WA 98188. ----------------... __ . -._----- • ,'t !4.lCopy. Fee ~ppec:ll Fee r I January 20, 2006 Renton City Council 1055 So Grady Way Renton WA 98055 • •• HANSON CONSULTING Jim Hanson 360-422-5056 CITY OF RENTON JAN 242006 CITY &.~<W~~EBFACE Subject: Withdrawal of Appeal of Hearing Examiner recommendation, LUA-05-083, ECF, PP, Langley Ridge at May Creek Dear City Council: The issues in question that were contained in the Hearing Examiner's Recommendation for the Langley Ridge at May Creek Preliminary Plat have been resolved with City Fire Department and Development Services Staff. We hereby withdraw our appeal of the Hearing Examiner's recommendation on LUA-05- 083, ECF, PP, Langley Ridge at May Creek Preliminary Plat that was filed on December 29,2005. If the filing fee can be returned please return the fee to Tom Foster, 6450 Southcenter Blvd, Suite #106, Seattle WA 98188 . . ~. \ From: To: Date: Subject: Stacy Tucker Thompson, Nancy 12/1/20054:00:52 PM Address correction Here is the correct address for that returned mail you received for LUA05-083 John & Shirley Andrews 22425 Bear Creek Road Bend, OR 97701-9614 If you have any further questions, please let me know. Thanks! Stacy M. Tucker Secretary Planning/Building/Public Works City of Renton (425) 430-7282 • , PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: 360-422-5056 eml: jchanson@verizon.net ( contact) Robert E. & Shirley L. Blayden PO Box 3029 Renton, WA 98056 (owner) Fred & Suzzane Makowski PO Box 2215 Belfair, WA 98528 (owner) Andrew Duffus 2905 Ilwaco Avenue NE Renton, WA 98059 tel: 425-255-9405 (party of record) Lee S. Bailey 18833 96th Avenue NW Stanwood, WA 98292-6110 tel: 360-652-9465 , :,,' , (party of reco~d), " <', . '"t.~ ,,1. " i ,.:: _, .v.~_ ~ '!t.~ :~\:~: '. Betty & Charle~, Reamy """'"'' 2502 Lyons AV.~NE ,:':,. ,.~ •. " Renton, WA 98059 ,," tel: 425-204-8788 ' (party of record) Carl & Denise Strasser 5113 NE 24th St Renton, WA 98059 (party of record) Trudy Curtin 5208 NE 24th St Renton, WA 98059 (party of record) Updated: 10/12/05 LUA05-083; PP, ECF C. Thomas Foster Langley Development 6450 Southcenter Blvd ste: #106 Seattle, WA 98188 tel: 206-499-8491 (applicant) John P. Andrews ~E RJn n, A 6 (owner) Dan W. & Cheryl A. Stabbert 9400 Hilltop Road Bellevue, WA 98004 (owner) Dennis & Mary Noland 5226 NE 24th Street Renton, WA 98059 tel: 425-226-7946 (party of record) Allen Vadney 17705 SE 124th Place Renton, WA 98059 tel: 425-271-7146 (party of record) John D. Todderud 5316 NE 24th Court Renton, WA 98059 tel: 425-228-3307 (party of record) Randy & Diane Hayes 5220 NE 24th St Renton, WA 98059 (party of record) Mike Jacklin 5029 NE 24th St Renton, WA 98059 (party of record) Clifford H. & Diana L. Broussard 14111 SE May Valley Rd Renton, WA 98055 (owner) Robert A. & Tamara J. Holmes 5416 NE 26th Street Renton, WA 98056 (owner) Einer 1. & Marilyn J. Handeland 3018 Ilwaco Avenue NE Renton, WA 98056 (owner) Jean Rollins 9605 143rd Avenue SE Renton, WA 98059 (party of record) Paul T. Hays 5304 NE 24th Court Renton, WA 98059 tel: 425-255-3505 (party of record) Ruth M. Hunter 5106 NE 24th St Renton, WA 98059 (party of record) Tyre G. Boss 5100 NE 24th St Renton, WA 98059 (party of record) Jim & Julie Bonwell 2914 Lyons Ave NE Renton, WA 98059 (party of record) (Page 1 of 2) .r .• Mark Cruz 14116 SE 100th PI Renton, WA 98059 tel: 425-254-2868 (party of record) Ernest & Julie Stellingwerff 4915 NE 24th St Renton, WA 98059 (party of record) Rick Velasco 2317 Graham Ave NE Renton, WA 98059 tel: 425-255-2109 (party of record) Eric Johnson 2205 Elma Avenue NE Renton, WA 98059 tel: 425-227 -8425 (party of record) Tamie Boydston 2508 Lyons Avenue NE Renton, WA 98059 (party of record) Updated: 10/12/05 • • PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Gilinda Mioduszewski 5209 NE 24th St Renton, WA 98059 (party of record) Betty Lou Carter 4908 NE 24th St Renton, WA 98059 tel: 425-235-4982 (party of record) Marquita Jacklin 5107 NE 24th St Renton, WA 98059 tel: 425-753-0733 (party of record) August R. Tabacek 5331 NE 31st Street Renton, WA 98059-3766 tel: 425-271-1195 (party of record) Julie Evans 4914 NE 24th St Renton, WA 98059 tel: 425-254-0208 (party of record) Robert & Sheila Carter 4909 NE 24th St Renton, WA 98059 (party of record) Mark Madfai 3010 Ilwaco Avenue NE Renton, WA 98059 (party of record) Robert C. Kaufman Attorney at Law 2100 116th Avenue NE Bellevue, WA 98004 tel: 425-451-1400 (party of record) (Page 2 of 2) Kathy Keolker-Wheeler. Mayor November 9,2005 Andrew Duffus 2905 Ilwaco Avenue NE Renton, WA 98059-3764 CIT~RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator Subject: Langley Ridge at May Creek (LUA05-083, PP, ECF) Dear Mr. Duffus: Thank you for your letter of July 27,2005, regarding the proposed Langley Ridge at May Creek preliminary plat. I apologize for the delay in responding to your letter. At the time you wrote, "the project application was in the process of being reviewed for acceptance, and the public comment period had.not yet begun. In your letter, you requested infonnation regarding the design, capacity, hydrology, and stability of an existing. pond located-on site, and the proposed storm water infiltration facility. You also urged the Environmental Review Committee torequire several mitigation measures for the proposed plat related to the stonn water f::tcility •• ' On AUgll;St 30,2005, the EnvironmentalReviewCqrnmittee issued a Determination of Non- Significance -Mitigated (DNS-M). Twelve (-1:2) mitigation measures were required, including: adherence to the recommendations of the geotechnical report; limitations .on earthwork to the drier months of April through October; installation. of silt fencing and drainage swales in confonnance with Volume II of the 2001'D~partmentofEcology Stonnwater Management MaIlual; daily review arid maintenance of erosioIl and sedimentation control measures during constrtlction; submission of weekly reports on the' status and condition of the erosion control . plan; certificationofthe installation, maiJJ.tenarice. and proper removal of the erosion control facilities prior to recording of the plat; adheret;lceJo "the recommendations c<;>ntained in the Wetland, Stream and Habitat Study prepared fottheapplication; conformance 'with the 2005. KihgCounty Surface Water analysis; andpaym~ht ofthe applicable Fire, Parks; and Transportation Mitigation Fees for the project. . Your comments were included in the project file, and were available to staff and the Environmental Review Committee as they assigned mitigation measures to the project. Presently, the project is on hold, pending 'the receipt of additional infonriation. When the infonnation is provided, staff will continue processing the application, and will schedule the public hearing. . . ~R""··· ------l-O-SS-'--'So-u-th-G-ra-dy-W,-ay---R-e-n-to-n,-w,-a-s-hl-·n-gt-o-n-9-g-0S-S-----.,---· . E N TON , * This paper coniain~ 50% reqded material. 30"10 post consumer AHEAD OF THE CURVE I • Andrew Duffus November 9, 2005 . Page2 Thank you for your comments and suggested mitigation measures; You have been added to the party-of-record list forthe proposal. Should you have additional questions,. please coritact Nancy Weil, project manager; at (425)430-7270. . .. . Sincerely; :fJ4eA1~111t1l:t et /It( ft- Gregg zlininermi;IAdmmlstrator Plamiing/BuildinglPublic Works Department . cc:· ~~eBta1-Review~Cijjjffii"i@e Alex Pietsch~EDNSP Administrator .' NeifWatts, Development Services Pivisiorij)irector' . 'jennifer Henning, Principal Pl&ilier~, . '..' Lys Homsby,'Utility Systems;r>'iyi1>i(jn::t>irect~r . Ron·~traka, Utility Engill~ering Superylsor ." . NliIlCY Weil,Senior Plan,iier . . .' ., , ',. ":'; CITY OF RENTON APPEAL OF HE&G EXAMINER'S DECISIONlREtMMENDATIONJEC 2 9 2005 TO RENTON CITY COUNCIL I/VlJr FILENO. LUA-5 -~2 -a::> RECEIVED w-e:> <Ql)-"; cc.r. I' ..;ITY CLERK'S OFFICE APPLICATIONNAME LAN6/.tfi l../ "R1'bC(PE AT Llt?lAY C:REE"I< PB·c/-IIMIAfAn.y-PLAT The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated pee. 16" ,200$" 1. IDENTIFICATION OF PARTY APPELLANT: Name: LAM6LE'( 'DEVELO'?A/llZN V- ~ REPRESENTATIVE (IF A ,j. A...v .~ Name: J', Yn JJ.tiJ rryYL,.;r~,J.. Address: } Sfoo I J/.D-JIJ ~ ()£: NEa;oo BELt eVufiL uJll nODS Address: )1I/Y{P '/'IJA~ ~{j~ MT VE1< o.JOAJ I [ 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: FINDING OF FACT: (Please designate number as denoted in the Examiner's Report) No/~2.' Error: 5e-e-&lTAC£4"Z:> Correction: __________________________ _ CONCLUSIONS: No. ~ Error: ______ ...... S::;....:e:=-=E=--_ .... A!1~Z77J.L.JL1L_=C=Hc_D"_='_"""""~ _________ _ Correction: __________________________ _ OTHER: No. ~ Error: _____ '----=s.:.....:e.;::........::..'i!: ___ 8,£...7l7J(;dB:c.L.#>,.-.~'_''f)=__ _________ _ Correction: __________________________ _ 3. SUMMARY OF ACTION REQUESTED The City Council is requested to grant the following relief: (Attach explanation, if desired) Reverse the decision or recommendation and grant the following relief: _-Je-X:t--Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows: Other Date Please refer to Title IV, Chapter 8, of the Renton Municipal Code, and Section 4-8-110F, for specific appeal procedures. H:\CITY CLERK\APPEAL\APPEAL to Council.doc ~ e: t!.;-/ 'I IJI..J (J (" /I '( Y fl/fl; I Wa. +Is, Dev_ $ v~ Fre..d t< iLIA. .fn, tJ¥J _ f.I.. . p- I • City of Renton Municipal cl Title IV, Chapter 8, Section 110 -APPe. 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of -the City. (Ord. 3658,9-13-82) 4-8-11OF: Appeals to City Council -Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City ClerkshaU notify all parties of record of the receipt of the appeal. 3. Opport,!nity to Provide Comments: Other parties of record may submit letters in support of their positions withi~ ien (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658,9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050Fl, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) ~ ... I December 29, 2005 Renton City Council 1055 So Grady Way Renton WA 98055 • HANSON CONSULTING Jim Hanson 360-422-5056 • , .. Subject: Appeal of Hearing Examiner recommendation, LUA-05-083,ECF, PP, Langley Ridge at May Creek Dear City Council: Finding 17, The :fire Department wants standard access and certification that the bridge could handle a fully equipped Fire, Engine. The existing access roadway services only two existing houses within the plat. The Fire Department has a standing policy of not requiring an access to be upgraded when no new lots will be served by the roadway but only existing houses. The Fire Marshal's office 'agreed that no improvement to this access will be required on numerous occasions'prior to the Hearing. Finding 29, The examiner is in error by stating "The applicant responded tothe need for improved access to proposed lots 33 and 34 with a suggestion of extending the easterly roadway easement from proposed lots 30 to 32 to the north. The creation of a roadway for such purposes would carve up the contiguous open space and defeat the protection sought by the City standards". The Urban Separator Overlay regulations in Section ill, E, 1, f ofOrd. 5132 (attached) specifically allows emergency access easements within the Open Space when there is no practical alternative way to provide service. In this location there is no practical way to provide service since providing a new bridge across May Creek is not practical when only serving two existing houses within the Plat. Conclusion 2, The examiner is in error in that: A new bridge and access roadway to serve the two existing houses is needed across May Creek and that it is the requirement of the plat to construct such access. The Fire Department has assured the proponent that the Fire Department policy did not require such access improvements since it does not serve any new lots. The examiner also states that the emergency access roadway crossing the contiguous open space would detract environmentally from the open space. Emergency access' roadways are specifically allowed within the open space by City code and would have much less of an environmental impact than a new roadway and bridge across May Creek. The examiner does not tognize that an access roadway is arrAequired within the open space to serve as access to the storm drainage pond. Only a short extension within· the open space corridor will be needed in order to provide emergency access via this route to the two existing houses. Recommendation 2, The examiner is in error when stating "The applicant shall not create a roadway from NE 26th Street to lots 33 and 34'. The City code allows such roadways and it is the only practical way to provi4e emergency access to the two existing houses within the plat on lots 33 and 34. The proposed plat will dedicate over 55% of the land to open space, no new hoUSes will be constructed accessing from May Valley Road or impacting May Creek. Without the plat additional lots and houses could be constructed within the fragile corridor creating much more of a substantial impact on the Creek, the Fire Department and the T~portationsystem. The applicant has met with the Fire Marshall and has reached a tentative agreement that an emergency access road from 26th Street will meet the access requirements of the Fire Department for the two existing houses. The City Council should modify the decision of the Hearing Examiner to approve the preliminary plat not requiring a new access roadway from May Valley Road and a new bridge but to allow the emergency access roadway from NE 26th St as allowed by City code. . Thank You: ,~ ORDINANCE NO~ 5132 c. Approval of a building permit for an addition of 300 square feet for a priimaJrj use structure or 500 sqUare feet for an accessory structure sball require recordation of a ¢maservation easement, protective easement or tract and deed restriction on critical areas and v ... ,,' ........ Native Growth Protection Areas. d. Land dedicated as open space sbaIl be located within the mapped •. G<lD.ti~~llJS Open Space Corridor unless a modificaUonisaPProved pursuantto Section 4-3- Uses.AlloWedIn Contiguous Open Space .. a,. Passive ~onwi1h nodeveI~ of active~on t3cilities' i;ex:¢eP:t.witbin a municipal park.. : .. ' 'Natural ~ pedestrian trails. , , 'Anim8J ~(sinaIl, mediwD atldlarge) prOvidedtJmtfenCing~ ..• ' . conditions m4-i.ll().E.3.g, below .. ' ,., d. e. f. , , Existing ~deDces and ~~ andstmctures. Small antitnedWm utilitieS1JI)(J1arge~Und utilities. Access Easem~. ,.', ' ,. (1) ~tiliti~~emsand ~ service aCcess roads may be ';\:;;'c\ Hi. 1Q<~4'\\ritbiin ~ntiguous Open Sp8ce Corridors for the limited purpose of providing service to' ··March 2005, fofwllich there is no practiaIl alternative way to provide ;':[ScmVicc::~ \J.I.UJ.UI~··and emergency serrice easements shan be developed with penneable surface -'.' -;: .... ;'. ; '. , . . . 'D&t~ .. .:...'~~~~=.+:::;=~~~. ",! .. - .;~., ~ ,.o!. :. ~ _. : '. , .. ' ~ i . ." . ."'" ",c;;J' ,Copy Fee ··~ppeaj.Fee ,-,", ~.' . , • 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 15th 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: ~- ,2005. Notary Public in and for the State of Washington Residing at :t> )+A e.1 ( , therein. Application, Petition or Case No.: Langley Ridge at May Creek Preliminary Plat File No.: LUA 05-083, ECF, PP The Decision or Recommendation contains a complete list o/the Parties o/Record. • • HEARING EXAMINER'S REPORT Minutes APPLICANT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: • I • December 15,2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Langley Development C. Thomas Foster 1560 140th Avenue NE, # I 00 Bellevue, W A 98005 Clifford & Diana Broussard 14111 SE May Valley Road Renton, W A 98055 John P. Andrews 22425 Bear Creek Road Bend, OR 97701 Fred & Suzzane Makowski PO Box 2215 Belfair, W A 98528 Einer & Marilyn Handeland 3018 Ilwaco Avenue NE Renton, W A 98056 Robert & Shirley Blayden PO Box 3029 Renton, W A 98056 Robert & Tamara Holmes 5416 NE 26th Street Renton, W A 98056 Dan & Cheryl Stab bert 9400 Hilltop Road Bellevue, W A 98004 Langley Ridge at May Creek Preliminary Plat File No.: LUA 05-083, ECF, PP South of SE May Va1ley Road between Coal Creek Pkwy and NE 261h Street. North ofNE 24th Street. Approval for a 34-lot subdivision of a 34-acre site intended for the development of single-family residences. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 22, 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 Tlte following minutes are a summary of tlte November 29, 2005 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, November 29,2005, at approximately 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. Langley Ridge at May Creek p.ninary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 2 The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original appl ication, proof of posting, proof of publ ication and other documentation pertinent to this request. Exhibit No.3: Overall Plan Exhibit No.5: Conceptual Grading Plan Exhibit No.7: Vegetation Retention Plan Exhibit No.9: King County Aerial Map with City of Renton zoning overlay Exhibit No. 11: Ordinance 5132 Exhibit No.2: Neighborhood Detail Map Exhibit No.4: Preliminary Plat Plan Exhibit No.6: Conceptual Drainage and Utility Plan Exhibit No.8: Zoning Map Exhibit No. 10: ERC Mitigation Measures Exhibit No. 12: Supplemental Drainage Report The hearing opened with a presentation of the staff report by Nancy Weil, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055 this site is located in a new overlay district that was implemented into the City called the Urban Separator Overlay. The site does contain wetlands, steep slopes and May Creek runs through a portion of the northern section of this site. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated, which included 12 mitigation measures. There were no appeals. The site is in the Residential-Low Density designation of the Comprehensive Plan and the proposal is in compliance with the objectives and elements of design for land use, housing, environmental and community design. The site is in the R-I zoning designation. As part of the Urban Separator Overlay, cluster development is permitted. The Urban Separator is designed to establish a contiguous open space corridor, protect clinical areas and serve as a separation between neighboring jurisdictions. It requires a minimum of 50% of the gross land area of the development to be dedicated as nqn-revocable open space tracts. This requirement has been satisfied. ' Typically the density calculation is based off the net acreage, with the Overlay the calculations is made from gross acres. The density for this site is I unit per acre. There is no ability to further divide any of the site based on the density that is proposed. The cluster (new) lots to be developed are to the south of the site. There are two access points proposed off of existing stub points, Field Avenue and Ilwaco Avenue that will be extended to connect to a proposed new internal street (Road A). There is an existing single-family structure located in this area and a second structure that will be converted to a single-family structure, each on individual lots as part of this development. The area to the center is the open space designated area, May Creek is in the north part of the area, the rest of the property drops to the north and is accessed off of May Valley Road. There are two structures included in this section that would remain and have access from the current access easements. Langley Ridge at May Cceek p,inary Plat File No.: LUA-05-083, ECF, PP December 15,2005 Page 3 , The third section of the development will gain access from NE 26th Street by a current existing easement. These lots were annexed into the City of Renton and building permits pulled in King County for the development of two existing houses on Lots 30 and 32. Lot 31 is the only vacant lot to be developed and will require a building permit from the City of Renton. Lots 14,30, 3 I, 32 and 33 need to show their net acreage once the deduction of easements has taken place. All of these lots exceed the minimum requirement for this zoning, there should not be any difficulty maintaining the required square footage. Verification of parking and building standards will be necessary at the time of building permit review. The Urban Separator requires forest/vegetation clearing to be limited to a maximum of 35% of the gross acreage of the site and also requires that 50% of the gross land be dedicated to open space. The applicant is containing more that 55% within the four open space tracts proposed for this site. The storm detention facility will be located in Tract C and designed to meet the criteria for the Urban Separator. A planting and re-vegetation plan has been submitted. Additionally, a recreational trail will be provided by an easement and the applicant proposes an easement that will allow for the future construction of a IS-foot wide trail to cross Tract A, Band C and will eventually continue up to Tract D. That will be a City trail and no construction date has been determined. The Examiner stated that the City Attorney may have to be involved to make sure that legal title and descriptions are appropriate. Ms. Weil continued stating that all lots comply with size, shape and orientation requirements of the subdivision regulations. Public streets would be dedicated and constructed to City standards. Access from NE 26th Street is through an existing 20'easement, this easement will be expanded to a 26' easement, three hammerhead turnarounds are proposed to provide turning radius and to access the three lots. A second point of access is the proposed internal public street to be constructed and modified to a 42' width and connected to Field and Ilwaco ending in a hammerhead at the end of the street and a private easement that extends to Lots 14, 15, and 16. There is access through the Summer Wind development. To ensure the private access easements are accessible, the applicant will be required to install "Private Road" signs indicating the address on those private 'access roads and to have "No Parking" along the easement. This will ensure emergency vehicle access. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. A geotechnical report was provided as well as a water, stream and habitat assessment. This site has two Category 2 Wetland areas and the May Creek. There are some areas of steep slope indicated. All of these critical areas and their buffers are included within the proposed open space tracts. There is a small portion of the buffer area that seems to extend to the rear of two lots (Lots 23 and 25), both of these lots are long lots and should not impact into their building area. Due to the depth of the lot, staff did not feel that the lots should be made smaller in order for the buffer area to not be a part of those two lots. It should however, be noted that those two lots are part of a Native Protection Area. A portion of May Creek runs along the northern area of proposed Lots 33 and 34, the existing building on Lot 34 is within the buffer area for May Creek. Since it is an existing condition, the applicant will provide Tract D to protect May Creek and its stream buffer area. The section of May Creek that is located in Tract A will not be impacted by any of this development. I • Langley Ridge at May Creek p'minary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 4 • Prior to approval, a Native Growth Protection Area will be established containing the areas determined to be wetland and/or buffer, stream and/or buffer and protected slope in accordance with City code. The applicant proposes to clear no more than 35% of each lot. Because of some of the vegetation coverage on Lots 1 -II it has been indicated that they may be clearing more than the 35% in order to do the infrastructure and improvements and have a buildable pad for the proposed structure. Re-vegetation of these sites is proposed by the applicant. All future property owners will be required to maintain the vegetation and landscaping. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. The Storm Water Detention facility will be located on Tract C next to Lot 30. A drainage report was provided and the site will be developed per the 2005 King County Surface Water Design Manual (Level 2). The major portion of the site is within the City of Renton water service area, the easternmost parcel is in Water District 90 service area. The northernmost parcels are within the Coal Creek Water and Sewer service area. The site is split three ways for water and 2 ways for sewer. There are concerns about decommissioned wells on the site, the applicant will be required to provide documentation that those have been properly decommissioned. A recreational trail easement will be provided by the applicant and constructed by the City at some point in the future. The applicant is requesting a modification for this contiguous open space Urban Separator area. The code requires a percentage of actual width, minimum open space to be connected to another contiguous open space parcel by a 50-foot corridor, the applicant is asking for a modification. The subject site is divided between the Renton School District and the Issaquah School District. Lots 30, 31 and 32 fall within the Issaquah School District, which has indicated that they can accommodate the additional students and subject to the applicant paying the appropriate Issaquah School District Impact Fee. Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that the applicant is in concurrence with the staff report. ( The applicant will be providing the 50-foot width of connection, the only thing they are asking for is a slight modification along the north property lines of the newly developed lots. The gray shaded area on Exhibit 11 representing the open space corridor is pretty much a straight line across those parcels and they would like for the open space to follow the ridge line so theback of the developed parcels and the native growth protection easement and the open space would follow the ridge line rather than be squared off. The other slight modification is in the south-central area where two existing homes are, there is a slope there and they would like to follow the slope line rather than the line indicated. The open space corridor did cover a part of the property where King County has already issued a building permit for a new house (Lot 30) there is a new house being built there, and so they did not count that as part of the open space, even though they are providing more than the 50%. They are providing a connection to the neighboring property, which allows the corridor to come up and connect to the open space tracts to the north. (Tract D). They are also providing more than 50-feet to the southeasterly line in order to connect the open space tract to the undeveloped tract to the east. There is only one lot that is close to the minimum lot size when you deduct the easement and that is Lot 14. They will move that easement slightly to the north by approximately I O-feet to meet that minimum lot size. There is plenty of room on Lot 16 to take care of that. Langley Ridge at May Creek prAnary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 5 • SE 100th Place is the public right of way at the southwest corner to Duvall. The maps are poor, the City has indicated that it is in fact a public right of way extending from the plat out to Duvall. There is a small portion of right of way that they will be dedicating at the very southwest corner of this proposed plat to fulfill that right of way width. They may be clearing more than 35% of the vegetation on some of the lots, but the re-vegetation will be more than 71 %. They are trying to save as much of the native vegetation as possible. A portion of Tract A will be cleaned up and re-vegetated, that will be the portion north of May Creek. None of the wetlands or steep slopes will be impacted by the plat. There will be no construction in those areas. Darrell Offe, Offe Engineers, 13932 SE I 59th Place, Renton, W A 98058 stated that with regard to lot area the net areas of the following lots have been recalculated based on the subtraction of the access easements per the City code: Lot 14 -10,720 square feet Lot 16 -19,704 square feet Lot 30 -20,263 square feet Lot 31 -15,530 square feet Lot 32 -25,705 square feet Lot 33 -94,665 square feet Subsequent to the ERC conditions they have met with staff regarding the 2005 Manual trying to determine what it means and how to interpret it. Staff requested a Supplemental Report to evaluate the infiltration facility that is on the project. The report was dated November 3,2005, if it is not in the record, he would like to have it entered. Basically a sinkhole was found where they would be allowed to dump as much water as possible and it would never be found. The conceptual pond is twice as big as it needs to be and it will be finalized at time of the engineering plan. Dennis Noland, 5226 NE 24th Street, Renton, WA 98059 stated that he lives at the far eastern end of the existing subdivision Newcastle Terrace. He does support the City and the property owners and this development plan. The impact of traffic is of concern, where it meets with Duvall off of SE I OOth, the main concern is the southbound traffic. Coal Creek Parkway heading south crosses the May Creek Bridge and goes up a steep incline and then makes a hard bend to the right and becomes Duvall. He suggested that a left turn lane be installed for safety reasons and with the increased amount of traffic flow to and from this new subdivision. The other concern is NE 24th Street (east/west) is sorely in need of resurfacing, there will be an impact with the increase of traffic flow and would like the City of Renton to look at that situation and perhaps expedite the resurfacing of that street. Debra Rogers, 5326 NE 221ld Court, Renton, W A 98059 stated that she is a resident of Stonegate and a member of the Board. As a Board they submitted some information to the Development and Planning Group in August. Specifically regarding the easement off ofNE 261h Street that is a Stonegate private easement to these two lots, previous requirements by King County when this property was in King County adhered to certain development provisions that would exist only on two lots. The easement is currently just shy of20 feet and they are curious how this will support the proposed four additional homes. Ms. Weil stated that the easement would be widened to 26-feet with three hammerheads. Ms. Rogers inquired where the two parking spaces per home would be on Lyons Ave or in the location of the new homes. The Examiner stated that parking is on site only. Langley Ridge at May Creek plninary Plat File No.: LUA-05-083, ECF, PP December 15,2005 Page 6 • The easement that provides access to the proposed lots is sufficient to accommodate with the hammerheads. The Examiner stated that if there is a private easement, then it might have restrictions on it. As this easement comes off of 26th, it is not clear what the restrictions, if any, are on the number of homes. Private restrictions on the easement would be enforceable. Ms. Rogers stated that it then is a private matter between Stonegate and the development. Lee Bailey, 18833 96th A venue NW, Stanwood, W A 98292 stated that he would like some clarification on water easements. There is a holding pond in the northeast corner of Summer Wind, and the storm drain that is in NE 24th in Newcastle Terrace drains to the north to May Creek. He had a conversation with the developer of Newcastle Terrace years ago, who stated that he had received an easement for the storm water to go north to May Creek, there were no holding ponds in the 1960's. Are there impacts on that storm water due to Lots 30 and maybe Lot 14 where the watercourse goes to the north? He believes that Summer Wind also uses the same holding pond. Stan Engler, Fire Marshal, City of Renton had a concern on Lots 33 and 34 as to fire access. These are existing homes and the land around them is being calculated for density in other areas of the site. The access off of May Valley Road is very difficult for fire access and he has concerns as to their ability to serve those two homes that have been annexed to the City and the bridge across May Creek is not passable by the fire vehicles. The access off of May Valley Road is very difficult for the Fire Department to use at this time. There is a right-of-way that goes due north to May Valley Road that could be utilized. Mr. Noland stated that Mr. Bailey's concern on the water issue, the outflow from NE 24th Street is connected to the retention pond in Stonegate. That happened when Stonegate was developed because of the concern of open outflow of storm water heading north and east from Newcastle Terrace. Kayren Kittrick, Development Services stated that she was the project manager when Stonegate was developed. It was a plat that came in with King County and then was built under City of Renton after annexation. There is a 25-foot access easement off ofNE 26th, it was part of the plat and part ofthe plat conditions. It is 20-feet wide because that was the County standards, City of Renton has standards and that is why it widens to 26-feet beyond the 20-foot easement that was created with the plat. The four lots are the maximum that that easement will serve. Regarding NE 24th being resurfaced, she will forward that information to the transportation division, they will evaluate and priorities get set according to the condition. It is very common that when new roads go in, the City tends to bump ones in the area up the priority': list. SE 100th where it comes onto Duvall, left turns off of Duvall. The new Duvall improvements are being constructed next year, and as part ofthat there are a lot of safety improvements that are being looked at. She was not sure exactly what was looked at for that location, but it is under the City of Renton up to the bridge. Fire access is an issue and no one has been discussing it. The fact that under the City of Renton Fire Code the house on Lot 34 would be required to be sprinklered. There is serious concern from Fire about serving these lots due to the small bridge across May Creek. Some certifications would do a lot to alleviate their concern about crossing it. They find it difficult to serve both Lots 33 and 34. Pavement should be required at a 20-foot minimum. There is a 30-foot easement noted in the report that crosses the western property line up to May Valley Road. It would also go through that particular area that they are trying to not access. These two lots are part of this plat and therefore have to meet Code provisions. The existing building (shop) was reviewed for the Traffic Mitigation Fee, per the square footage the shop generates more than a single-family home, so it was easily credited as a single-family home. It will have to go through a building permit process, energy code review, and a fire code review. Langley Ridge at May Creek pnlnary Plat File No.: LUA-OS-083, ECF, PP December IS, 2005 Page 7 • Ms. Weil stated that there is a property owner here and Mr. Hanson addressed about a section of SE 100th Street out to Duvall and how the improvements would come down. She asked Mr. Hanson to just clarify for the property owner located to the west, any improvements there and any impact on that property. The Examiner stated that unless the City condemns right-of-way, they have no right to touch this person's property. They can work out agreements, but they cannot trespass or in any other way affect his property. He was not sure what they planned to do as far as radius curve or anything else to smooth things out. Mr. Hanson stated that all construction would be within the City/County right-of-way with the exception of a small portion of right-of-way that they will be dedicating at that intersection. There should be sufficient right- of-way to do all street construction. There should be no impact on any private properties. Ms. Kittrick stated that when the final design is in, that will determine all final calculations and at that time it will all have to be within the right-of-way, not affecting anyone's property. Mr. Offe stated that in regards to Fire access to Lots 33 and 34, they did not know that this had become an issue, but felt that they could deal with it. If the Examiner allows flexibility, currently an access is being brought down the south side of Lots 30-33 to provide access to the lots for Fire protection and to provide access into the future detention facility. This access is required for both Fire protection and emergency use, it is also being used as access to maintain the detention facility. They could work a way to extend that into Lots 33 and 34 for Fire protection if required, as opposed to trying to find a way to certify an ancient bridge. The Examiner stated that he would have to check and see where and how that fits into the protecti(;n zone. Mr. Hanson stated that road would only be for emergency access, not for general access. There is a provision in the open space overlay to allow for such emergency access roadways. Those things were anticipated that they might be needed in this area, not to serve Lots 33 and 34 however. The house on Lot 34 is a new house and is sprinklered and was approved by King County. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at approximately 10:52 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Langley Development/c. Thomas Foster, filed a request for a clustered development 34- lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. Langley Ridge at May Creek p.ninary Plat File No.: LUA-05-083, ECF, PP • December 15, 2005 Page 8 5. The subject site is a multiple parcel assemblage located between May Valley Road on the north and between Coal Creek Parkway (Duvall Avenue NE) on the west, NE 26th Street generally on the east and NE 24th Street on the south. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-I (Single Family - I dwelling unit/acre). The subject site is located in the Urban Separator Overlay area and may create smaller lots by protecting open space and sensitive areas. 8. The subject site was annexed to the City with the adoption of Ordinance 5142 enacted in June 2005. 9. The subject site is approximately 34 acres or 1,481,040 square feet. The parcel is irregularly shaped although shaped somewhat like a "U". I O. May Creek crosses the subject site in two locations. It crosses the subject site in the northeast corner just south of May Valley Road and also in the nOl1hwest corner of the site, generally in the two upright portions of the "U" shaped site. May Creek is a Class 2 stream and requires a 100 foot buffer. The applicant would protect these two portions of the subject site in Proposed Tracts A and D. 11. In addition to May Creek, the site contains two Category 2 wetlands. Wetland A is 4,164 square feet. It is located in the east central area of the site. The second wetland, Wetland 8, is located in the western portion of the site and is approximately 174,049 square feet. 80th wetlands are Category 2 and they each require 50-foot buffers. As proposed the wetland and buffers would be contained in Proposed Tracts A, 8 and C with the exception of portions that would be located in Proposed Lots 23, 25 and 33. The appl icant agreed to redesign those lots to fully protect the wetlands and buffers in the protected tracts. 12. The applicant proposes a clustered development that is allowed in the Urban Separator Overlay area. This permits development on smaller lots as long as the overall density does not exceed the normal carrying capacity density of the site. The R-I Zone permits one home per acre or 34 homes on 34 acres and the applicant can create a plat of 34 lots. The minimum lot size for this type of clustered development in the R-l Zone is 10,000 square feet. At a minimum interior lots must be 70 feet wide and corner lots 80 feet wide and all lots must be 85 feet deep. All lots must have 30 foot front yards, 20 foot side yards along a street or 15 foot when interior lots and 25 foot rear yards. The Urban Separator Overlay, which governs this project requires the retention of trees and other vegetation and permits a maximum clearing of35% of each lot. The applicant may remove more vegetation on some of the smaller lots that require grading. Vegetation in those cases would be replaced. 13. A primary goal of the Urban Separator Overlay is to create a contiguous open space corridor, conserve critical areas and serve as a separator between jurisdictions. It requires the establishment of at least 50% of a site to be set aside in non-revocable open space. The applicant has requested a modification in terms of the width of the required "contiguous corridor" where existing development impinges on the width and offers to set aside more than the required 50% open space, providing instead 55% open space. (see below) 14. Five homes, both existing or under construction, on the subject site would be retained. An existing commercial building also would be retained and converted to a home. Langley Ridge at May Creek prtnary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 9 • J IS. The subject site can generally be divided by topography, location and proposed access into four main areas, three of which would support home development. One area would be protected open space (see below). The main area proposed for development is one tier of lots north ofNE 24th Street. NE 24th along with stub connectors to the north were constructed as part of Newcastle Terrace. Access to this area of the plat would be via NE 24h Street and the northerly extension of Ilwaco on the east and Field on the west, that intersects NE 24th Street. Proposed Lots I to 29 would be in this area. The lots would mainly be in two tiers north and south of a new east to west road generally running between Ilwaco and Field. Easements extending from this road would provide access to Proposed Lots 14, 15 and 16 on the east and Proposed Lots 22 and 23 on the north. The existing commercial building that will be converted to a home would be located on Proposed Lot 19 and the existing home would be located on Proposed Lot 20. The easement access roadway's space requirements were not appropriately deducted from the lot area of adjacent properties and this will need to be corrected. Staff noted that there is sufficient lot area to accommodate these changes. 16. A second development area is a smaller area at the eastern edge of the site and west of a curve in NE 26th Street in the Stonegate Plat. Access to this area would be via an extension of an easement running west from that curve in NE 26th Street. The easement would be widened to 26 feet and three (3) hammerhead turnarounds would be constructed. Three lots, Proposed Lots 30, 31 and 32 (west to east), would be created. Building permits issued by King County (prior to annexation) account for two homes under construction on Proposed Lots 30 and 32. Again, easement areas were inappropriately factored into the lot areas and this will have to be corrected. 17. The third development area is at the north central portion of the site and its access is from May Valley Road. May Creek crosses the northern portion of this area. Proposed Lots 33 and 34 (south to north) would be located here. Two existing homes are already located on these lots and were developed when it was in King County. No additional homes are proposed in this location. May Valley Road provides general access to the northern portion of the site. Access to this area is via a substandard, IS-foot easement from May Valley road and a bridge that crosses May Creek. The Fire Department is concerned about this substandard access and also concerned about the capacity ofthe bridge to handle the weight of emergency vehicles. The Fire Department wants standard access and certification that the bridge could handle a fully equipped Fire Engine. 18. Neighbors were concerned about the eastern access easement from NE 26th Street. It appears that the easement was specifically created to provide access to interior parcels such as those proposed in this subdivision. City code does permit easement access from up to four lots although private restrictions are not part of this review. 19. Sensitive areas containing the wetlands, the creek and steep hillsides will be protected in four (4) tracts. Three tracts would be located in a swath running east to west and generally across the west and center of the site and one tract would be located in the northeast portion of the site. 20. The density for this plat is established at 34 units and because the Urban Separator is being utilized, there is no deduction for sensitive areas. The sensitive areas will be protected by non-revocable agreements. 21. As noted above, the applicant proposes setting aside and protecting approximately 55% of the site. The areas that will be protected include two Category 2 wetlands, May Creek and steeper slopes as well as the storm water detention area where natural vegetation will be used to enhance that area set aside and a contiguous corridor that connects these various open space areas. Four tracts would be created. Tract A would be the westernmost tract containing one segment of May Creek in the northwest corner of the site, Wetland A in the western portion of the site and steeper slopes in the west central area of the site. It would contain approximately 421 ,451 square feet and be a Native Growth Protection Area. Tract B I Langley Ridge at May Creek p.i1inary Plat FileNo.: LUA-05-083, ECF, pp' December 15, 2005 Page 10 would be located almost in the center of the site and contain approximately 135,627 square feet of steeply sloped areas with 40% or greater. It would also be a Native Growth Protection Area. Tract C would be the 176,706 square feet open space and storm water detention area. It would be located in the east central area of the site. The final tract, Tract D, would be in the northeast corner of the site adjacent to May Valley Road and would contain the second segment of May Creek that runs through the site. This area would also be a Native Growth Protection Area containing approximately 85,614 square feet of land. An existing home on Proposed Lot 33 intrudes into what would normally be the stream buffer area for May Creek. 22. The majority of the subject site, 30 of the proposed 34 lots, is located within the Renton School District. The project is expected to generate approximately 12 school age children in the Renton District. These students would be spread across the grades and would be assigned on a space available basis. The eastern area where Proposed Lots 30, 31 and 32 are located is in the Issaquah School District. The applicant will have to pay the mandated school impact fee for those homes in the Issaquah District. 23. The development will increase traffi~ approximately 10 trips per unit or approximately 340 trips for the 34 single-family homes. Approximately ten percent ofthe trips, or approximately 34 additional peak hour trips will be generated in the morning and evening. There was concern about traffic exiting the plat and other developments at Duvall/Coal Creek. Traffic patterns would be subject to further review and restriction by the City. 24. Storm water will be detained on Tract C, which is immediately west of Proposed Lot 30. The applicant will be complying with the 2005 King County Surface Water Design Manual and conditions imposed by the ERe. The Tract will also be part of the overall open space for this proposal. 25. The subject site is uniquely divided in three service areas for water and two for sewer. The City, Water District 90 and Coal Creek Water and Sewer provide domestic water to the site while the City and Coal Creek provide sanitary sewer service. 26. 27. There are older wells on the subject site and those wells will have to be appropriately decommissioned. An easement for a recreational trail that will be owned by the City will be created through Proposed Tracts A, Band C and eventually through third party property to Tract D. The City will develop the trail. 28. The modifications sought are to allow the open space corridor to follow more natural terrain lines in the vicinity of Tract A and B and the lots south ofthose tracts including the existing buildings' lots. The other area is in the vicinity of Proposed Lot 30 where King County already permitted a home. The applicant has indicated that the protection of an additional five percent (5%) open space has been provided to offset the impacts of the proposed modifications as well as a wider than 50 foot corridor to connect to other undeveloped property to the east. 29. The applicant responded to the need for improved access to Proposed Lots 33 and 34 with a suggestion of extending the easterly roadway easement from Proposed Lots 30 to 32 to the north. The creation of a roadway for such purposes would carve up the contiguous open space and defeat the protection sought by the City standards. CONCLUSIONS: I. In the main, the proposed plat appears to serve the public use and interest. Providing additional property for the development of homes serves many of the goals of the Comprehensive Plan. At the same time, plats must make allowances for needed public services as well as safe and secure access \ \ \ Langley Ridge at May Creek pre.nary Plat File No.: LUA-05-083, ECF, PP December 15, 2005 Page 11 points. Occasionally it is necessary to remind parties that approval of a plat is discretionary. While clearly owners are entitled to make reasonable use of their land, they must show that the plat is appropriate and provides the necessary infrastructure. The plat must make reasonable accommodation for things like parks, roads and emergency services that the plat's residents will both need or even demand. The plat also must provide appropriate lot sizes, setbacks and utility infrastructure. 2. A developed property that might already have a septic system that is no longer standard must put in an appropriate sanitary sewer line when dividing or re-dividing property. Similar to replacing a non- standard septic system with a sewer, an applicant is responsible for replacing a non-standard and potentially dangerous bridge and narrow easement with a suitable City-approved bridge, driveway or easement. Access, both safe and sufficient, is required when dividing or re-dividing property. In this case, we are not merely dealing with bulk standards such as setbacks or side yards. The standards at issue are ones in which life and property could be at risk. Life safety is at stake even if the homes have sprinkler systems. Aid calls require a response from not only aid cars, modest ambulance-sized vehicles but also full-sized fire engines. If a bridge were inadequate to bear the load, not only would the lives of residents be in jeopardy, but the fire crews would also be in jeopardy. There is no question that access from May Valley Road has to meet at least the minimum standards of the Fire Department before the property can be further divided. The alternative of a new roadway from the southeast corner of the site is inappropriate. It would detract environmentally from the open space contiguous area and reduce acreage ofthat area. While code may permit it, it would be an inappropriate exception in this case. It would be particularly inappropriate since the applicant has already sought modifications in other areas of the requirements and an existing encroachment over May Creek already exists that wou!d not be eliminated by the alternative access. 3. The applicant's unhappiness with the Fire Department's raising requirements involving a matter of life safety and their imposition 'late in the process' as the applicant believes is unwarranted. The public hearing is intended to review the proposal and is another anticipated stage in the review process. New information may and many times does become apparent as the Hearing Examiner and the public have an opportunity to review the proposal. Even if this issue were raised somewhat late in the review process, there is no question about the ability ofthe City to correct an oversight at this point, particularly when life safety is at the heart of the matter. 4. The modifications sought by the applicant appear reasonable under the unique circumstances of this case. The "contiguous open space" map is a non-exact illustration of the general sensitive area in this vicinity and it does show some rather rigid straight lines in its "balloon" representation ofthe intended areas of protection. Both the natural terrain features as well as the existing development can either justify or constrain the actual lines protection can or should follow. Those realities coupled with the fact that the applicant is setting aside 55% of the property whereas only a 50% set aside is required allows the decision maker to agree that in this case, the tradeoffs proposed appear reasonable and the modification justified. Attempting to create large and/or contiguous belts of greenspace in an area that already has development is difficult to accomplish. The consolidation of these various ownerships enables the creation of a large swath of open space over the difficult terrain while also achieving reasonable housing objectives. 5. 6. Staff noted some minor changes to either comply with code or simplify property descriptions or limitations. The applicant will have to remove easement roadways from lot area calculations. The applicant should alter the boundaries of Proposed Lots 23 and 25 to move all buffer or required open space into the protected open space tracts iffor no other reason than simplicity in ownership, maintenance and limitations. In other particulars, the proposed plat will create large, naturally landscaped lots for residents who prefer roomier tracts and natural amenities. The area is one in which public services are available or can Langley Ridge at May Creek P.i1i~·:ry Plat leu File No.: LUA-05-083, ECF, PP December IS, 2005 Page 12 be extended. The applicant will be paying mitigation fees to offset its impacts on fire, roarls and parks and recreation. The new homes, once developed, will increase the tax base ofthe City. 7. The preservation of a large portion of the site in open space probably makes better sense that dividing this 34-acre site into 34 separate, somewhat regular rectangular lots of one acre each. Steep slopes, May Creek and wetlands will be protected by the proposed development scheme. Clearly, prior development under older regulations was not as protective as the current regulations and resulted in a home closer to May Creek than would now be permitted. The new regulations, it appears, serve the public better and provide more protection for not only open space but the wildlife that utilizes the area. 8. While clearly new development will increase traffic and general noise in a rather rural, natural area, these impacts were envisioned when both the Comprehensive Plan and Zoning were established for this area. 9. In conclusion, the Proposed Plat should be approved by the City Council subject to the conditions noted in this report. RECOMMENDATION: The City Council should approve the Proposed Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERe. 2. The applicant shall provide access to Proposed Lots 33 and 34 that meet City Standards subject to the review and approval of the Fire Department. This may entail widening the access roadway, increasing the load bearing capacity of the existing bridge or both. The applicant shall not create a roadway from NE 26th Street to lots 33 and 34. 3. The applicant shall provide revised plans showing the net square footage demonstrating compliance for lot area for any lot impacted by an access easement (Lots 14,30,31,32 and 33). The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 4. The applicant shall ensure all open space area including buffer impacted during construction shall be restored and enhanced if required prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 5. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and public street. Additionally, these easements shall be posted for "No Parking" along the easements. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. Langley Ridge at May Creek prelnary Plat File No.: LUA-05-083, ECF, PP , December 15, 2005 Page 13 7. The applicant shall record a public 15-foot wide pedestrian trail easement across Tracts A, Band C. The City Attorney shall review the Trail Access Easement. A note shall be placed on the face of the plat. The trail shall be for future construction by the City to be accessible to the public. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 8. The Open Space Tracts A, B, C and D shall be posted with signs indicating the area as Non- revocable Open Space and site for a future public trail connection. The maintenance agreement and responsible party(ies) shall be noted on the face of the plat and added to the CC&R's. This condition shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 9. The establishment of Native Growth Protection Areas containing the areas determined to be wetland and/or buffer, stream and/or buffer and protected slope 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 split rail fence shall be constructed along the perimeters of the tract with signs posted 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 prior to recording of the final plat. 10. The applicant shall provide documentation that any decommissioned wells are in compliance with code. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. ORDERED THIS 15th day of December 2005. ~~~ FRED J. KAUF A~ HEARING EX1\: INER TRANSMITTED THIS 15th day of December 2005 to the parties of record: Nancy Weil 1055 S Grady Way Renton, W A 98055 Robert & Shirley Blayden PO Box 3029 Renton, W A 98056 Fred & Suzzane Makowski PO Box 2215 Belfair, W A 98528 Jim Hanson 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Langley Development C. Thomas Foster 1560 I 40th AvenueNE#100 Bellevue, W A 98005 John P. Andrews 22425 Bear Creek Road Bend, OR 97701 Dan & Cheryl Stab bert 9400 Hilltop Road Bellevue, W A 98004 Darrell Offe Offe Engineers 13932 SE 1591h Place Renton, WA 98058 Clifford & Diana Broussard 14111 SE May Valley Rd Renton, W A 98055 Robert & Tamara Holmes 5416 NE 26th Street Renton, W A 98056 Einer & Marilyn Handeland 3018 Ilwaco Avenue NE Renton, W A 98056 Dennis Noland 5226 NE 241h Street Renton, W A 98059 I Langley Ridge at May Creek pln~nary Plat • File No.: LUA-05-083, ECF, PP -\~ December 15, 2005 Page 14 Debra Rogers Lee Bailey Kayren Kittrick 5326 NE 22"d Court Renton, W A 98059 18833 96th Avenue NW Stanwood, W A 98292 Development Services Division City of Renton TRANSMITTED THIS 15th 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 100(G) of the City'S Code, request for reconsideration must be filed in writing on or before 5:00 p.m., December 29, 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 ofthe 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 29, 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 ofthe 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 publ ic. 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. City of Renton PIBtPW Department • ERe LANGLEY RIDGE @ MAY CREEK PREUMINARY PLAT PUBUC HEARING DA TE: November 29, 2005 C o"J~I~rle. 1-Preliminary Report to the Hearing Examiner LUA-05-083, PP, ECF Page50f14 1. The applicant shall adhere to the recommendation of the geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 2005 during site preparation and building construction. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the Vol. " 2001 DOE Stormwater Management Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the speCifications presented in the Vol. " 2001 DOE Stormwater Management Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland, Stream and Habitat Study dated June 30, 2005 prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, monitoring and construction of the project. 9. This project shall be subject to the 2005 King County Surface Water Analysis and Design Standards. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot prior to the recording of the final plat. ~!!! Itilti r.jr.i '0'" r.jr.j a! a! ~~. ~~ ... - fIO/ • >EEIItO A_ J.Y _ ~ ---.--... ~.." ____ .......... ..0: ~.--.., m-., AO LV'1d AHVNIJIII'laHd 4 (J) § Ii <ID (I) .. ® I (I) 11(1) ~ (I) "'.. .. ... I , I , il 0.1' ~I , rr' ~.-. -3-- '! to ~. ~L -'OIl I i ~ .J 'IIOI'IA'IIOH RlTAIIIID/lllVliQI'IA'IION AIW8 PORTION OF THE N 1/2, NE. 1/4 SECTION ~ TWPo 23 N, RGE. 5 Eo, IY.M. PORTION OF THE S. 1/2, s,E. 1/4, SECTION 340 TWP. 24 N, ReE. 5 Eo; fY.M; KIHIJ COtIN7T. rA81l11/amH ....... ...". .. ' .. ' .. ..,.OIIIM.01.-+1-tOl.OCllflf'ftn'.l&. MIA MAA.CIIIN!HG&tC1I __ ..,.0lIl tl.l' .... +/-IUIII fIf mN. MIA mAL .... " wtl'fA1ION"-.. .,.,." II," JO.f' ..... /. lI.onrlm.&.MIA lIhIDrTAfIOII_ClPlM_1ICIl1RACtl 10,_ 11' ... '''' .-./_ ... rlftm6.MIA MClfA'IIOM. NlW1.Oft '01,1071.'.0lIl1.1''-.1-"MfJlm ..... MIIIA IQfIoI. M'WIITAfIOII 111,'" II." 4.11 A&.I-tU""IOblMIA MAi.'ICOITAfIOII 1.DIUt • ..,. OIl HoIO ... +/_ " ... "TCf .... AIIIA ....,. 9 e e fIO~~'(fo ,. LOr' I 9 " ro:-C4':r] .............. f 1· • 50' 0' .50' 100' .".01 ........ ,.",., .Iol!lIIlII. II -&MItM\'1bGt • .aa.. .... · ........ • •• Due I::"~'C • • .... 1Dt1rlallt ·.,..HWIIWtT •• CAD .... O·IUINIQI . o.~JCU • ·UClMfflOlT , ·."MCIIOtI _ .... II·JIOiIaVlUA.f/ll.....,. ~: ::r .... ,.-,.-,.,. · .--, --.."" ....... • ·IIftOItCIGiIIID .. ., ........ • • .. IICIL .. CAtI O· .... ~.ClDlll.AlII01ID •• IIn,N~Il~I:I1 .. 4 ~ !! ~ lis CIlI~ ~ d ~ II. :x:: I, ~ ~ ~ U ~ r..u ~ I ~ ~ ~ I ~ >-~ B lI~i ~ Q, ~ ~ a ~ ~ ~ ~ • ." •• SITE LANGLEY RIDGE _AT MA ~ . CREEK "!'6 • I" = 400' ,-.~ . ~.: ---.~-.. 1 .stt $1 SE 1 l"'-t---.-.. -... --.... -"--'._ .. -.. __ __ _ __ . _ _ _. I -----. --"'-" ..... -..... .-..... ---.. -~=I /t%i/-.. ----.. -.--. --__ _ __ _ A R 8 SE 113th E6 • 10 T23N R5E E 112 'b--cS' tr D6 1041100 ~ ZONING '0 :::. 'DICIDUCAL SBIlV1a18 ----_toG Clt.J ~ 3 T23N R5E E 1/2 8 I I i ~ < I J I I ~~ U 5~ ~I tK, I .J YIOftATIOM Rll'ADIID/RB'iIOftATIOM A1WIJ "' ....... -...of .. 1'-'44",0II;"" ... /--L _.flf1WM./IICA tofAloCllOl.Aal1IIWC1I ...... u.OItt .. .,_+1- 1OT1L1WM~1ICItJIITMMID IN,4t'PU.CllJA.ttM+!-~"'.IINM.ACI'nIAOfI ..... .." ... " ..... /-1DIW? ..... tCWum ...,II, • ..,. ..... /- 1'ObL1IIWIIIT .... tItM7 U. 011 ... 1. At. _I. TOf.l&.~1DI ..... JI·U'· ..... _.t-·1 ""'fIIf01'AL/IICA 8 ~.1 ~ 8 ~ ",,, ...... - PORTION OF THE N. 1/2, N.E 1/4 SECTION 3, TWP. 23 N., ROE 5 E, 1r.M. PORTION OF THE S. 1/2, S.E 1/4, SECTION 34, TWP. 24 N., RGE. 6 E, IY.M. KINO COUN1"f. rUJlINtJfON 8 f 1-• 50' 0' 50' 100' .... " ...... tuG 'IUIII .·INn...,. ... ......... • -"'tIC · ....... i -td-..w • _. v"w •• 1II11PD •• .. 1ntIUIft • _Ot.D..-.. 0-_ O_1IIlm'1IQ.I • • u;wrllOlT • -MMCIICIt -.-1I.1'OIId ..... ',......... ED -1Il.L/I'ffIIL · ...... · ...... :: ...... · . lCJ,UU ~~::~::~~~----------------------~~----------~~~~=t7f~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~==::::::::~~_I~~~U_ .. ~.~ ---anrtt ____ ,..,. .. , ... ~ ~cI'~'.:L .... ! ;; • ~ -'" ;; ., DIYA,... _oft PIl1 ~1fArr..~P:) e e / u ~~ : o i ~ u. I ~ ;.~i • ~ ~ Q ~ ~ ~ ~ t ;:'l U ~ ~ !Jl. .... """ .. lJ8.21' 1~=tlle 11 .10 10 Renton City Limits Parcels Renton Aerial ~ -~ 1.000 0 • • f Renton Lo.n~~0~ Q. t"'\~ c't~'" L\)~ O~ .. 0 8:,~, t:c..~ SCALE 1 : 12,252 I I 1.000 2.000 3.000 FEET N A :p:llrentonnet.org/MapGuidelmaps/Parcel. mwf Thursdav. November 17. 2005 3:54 PM e ---4t --n=.,--r. ......... ORDINANCE NO. 5132 5 ~ Contiguous Open Space -Urban Separator Boundary \ ... . " ,:' . . °:JNI' °dnOH~ J.k;DtdCYI3A30 ,\.3'WNY1·· ooi :>i~iI:>..I.V1'I .LV a!xmi i:n:JN1f1 ... JO J.1f'Id AHVNIJ'U'I3Hd 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 18,2005. The full amount of the fee charged for said foregoing publication is the sum , \\'ililii~i6'il ,\ L B I" ~,,,, S . Ah ~" 4Yt.- Tom Meagher ~ ..., .}-\'i-~ ~~-••• "'~.i'>.'" ~ 0 ~OT~~.rO~ Legal Advertising Representative, King County Journal = EXp. \: -Cl! '."" Subscribed and sworn to me this 18th day of November, 20t=;~ \ 04/28/2009' J ~ = , ;~\/pE ~ (15; ~ %~~".f!!!1:~~(j""~ ( -,~ ~~~~~~~ Jo~iZ Barton ''''~H'''''\\~ 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 29, 2005 at 9:00 AM to con- sider the following petitions: Langley Ridge at May Creek LUA05-083, PP, ECF Location: S of SE May Valley Rd between Coal Creek Pkwy & NE 26th St. N of NE 24th St. The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential-1 (R·1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single -family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco Avenue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements. The site contains criti- cal areas, protected slopes, wet- lands and stream. 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 18, 2005. #848003 , , • CITY OF RENTON ADMINISTRA TIVE/JUDICIAL/LEGAL SERVICES MEMORANDUM DATE: TO: FROM: SUBJECT: September 27,2005 File: Langley Ridge at May Creek LUA 05-083, PP, ECF Hearing Examiner Continuation of Hearing The above matter has been continued although there is not date certain. The notice was published and posted for today, however there was incomplete information for the staff to process the application and hold a public hearing. The staff will notify all parties when the item will be heard. There were no parties present today. Nancy Thompson Secretary to the Hearing Examiner CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 22nd 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 Representing' ContactiOwners/ApplicantiParties of Record See Attached , h-.~rdu (Signature of Sender): ~A1-'), V ,J:';.1::.tl: . ,,'/,' ; . : lf~f(' " . ' )0 .. ",., .. " ",:\,,-;t, GHARlESe'F f«)Kj(' NOTARY;PUBL1G;·:~ . '~. < • ," ,'. ' STATE OF WASHINGTON ,.( ) SS .',: COUNTY OF KING ) 5IATE·OFWASHfNGlON ,:,;: .. COMMISsIoNEXPIRES ,; .... : , , -~: .. ;r:< ' I certi tha! I know or have satisfactory evidence that Stacy Tucker MARCH·19,.200e'<.h ~';" . ~ .. .. , ,~ .-~ . signed this instrument and acknowledged it to be his/her/their free and voluntary act for,. the uses and purposes mentioned in the instrument. , ~ /J r /1) /JI/ . Dated: II {1/V106 r/;iJ~.~ h#tt--- J / Ncb:Y Public in and for thJStateOf Washington ,Notary (print):_---lo..<:..C--"':::.~~· F-Iv6-~J;-L-' -;-LE------:;....f4_· _ff.P_.~ ____ _ My appointment expires: ~ ( V; ! () b . Project Name: Langley Ridge at May Creek Project Number: LUA05-083, PP, ECF • , PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: 360-422-5056 eml: jchanson@verizon.net (contact) Robert E. & Shirley L. Blayden PO Box 3029 Renton, WA 98056 (owner) Fred & Suzzane Makowski PO Box 2215 Belfair, WA 98528 (owner) Andrew Duffus 2905 Ilwaco Avenue NE Renton, WA 98059 tel: 425-255-9405 (party of record) Lee'S': Bailey"" .... 18833 96th Avenue;NW Stanwootll'WAt9a'49~~~'1;l:0 \ tel: 360::"652.i~4t;5'·"'·."·"'· "..... I (party of record) Betty & Charles Reamy 2502 Lyons Ave NE Renton, WA 98059 tel: 425-204-8788 (party of record) Carl & Denise Strasser 5113 NE 24th St Renton, WA 98059 (party of record) Trudy Curtin 5208 NE 24th St Renton, WA 98059 (party of record) Updated: 11/22/05 C. Thomas Foster Langley Development 6450 South center Blvd ste: #106 Seattle, WA 98188 tel: 206-499-8491 (applicant) John P. Andrews 2906 Ilwaco Ave NE Renton, WA 98056 (owner) Dan W. & Cheryl A. Stabbert 9400 Hilltop Road Bellevue, WA 98004 (owner) Dennis & Mary Noland 5226 NE 24th Street Renton, WA 98059 tel: 425-226-7946 . (party of record) Allen Vadney ·17705 SE 124th Place· Rento'n, WA 98059 tel: 425-271-7146 . (party of record) John D. Todderud 5316 NE 24th Court Renton, WA 98059 tel: 425-228-3307 (party of record) Randy & Diane Hayes 5220 NE 24th St Renton, WA 98059 (party of record) Mike Jacklin 5029 NE 24th St Renton, WA 98059 (party of record) Clifford H. & Diana L. Broussard 14111 SE May Valley Rd Renton, WA 98055 (owner) Robert A. & Tamara J. Holmes 5416 NE 26th Street Renton, WA 98056 (owner) Einer I. & Marilyn J. Handeland 3018 Ilwaco Avenue NE Renton, WA 98056 (owner) Jean Rollins 9605 143rd Avenue SE Renton, WA 98059 . (party of record) .• ,~i. '" Paul T. Hays 5304 NE 24th Court f '/ r 'Rehtor),' WA ,9.8059 .. j " !. "tel: "425-255-3505 (party of record) . Ruth M. Hunter 5106 NE 24th St Renton, WA 98059 (party of record) Tyre G. Boss 5100 NE 24th St Renton, WA 98059 (party of record) Jim & Julie Bonwell 2914 Lyons Ave NE Renton, WA 98059 (party of record) (Page 1 of 2) '..,.~ '. Mark Cruz 14116 SE 100th PI Renton, WA 98059 tel: 425-254-2868 (party of record) Ernest & Julie Stellingwerff 4915 NE 24th St Renton, WA 98059 (party of record) Rick Velasco 2317 Graham Ave NE Renton, WA 98059 tel: 425-255-2109 (party of record) Eric Johnson 2205 Elma Avenue NE Renton, WA 98059 tel: 425-227-8425 (party of record) TamieBoydston 2508 tyoh-s Avenue;':NE,: ;', Renton,'WA--98059-~ .,.: .,' (party of record) Updated: 11/22/05 • , PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Gilinda Mioduszewski 5209 NE 24th St Renton, WA 98059 (party of record) Betty Lou Carter 4908 NE 24th St Renton, WA 98059 tel: 425-235-4982 (party of record) Marquita Jacklin 5107 NE 24th St Renton, WA 98059 tel: 425-753-0733 (party of record) August R. Tabacek 5331 NE 31st Street Renton, WA 98059-3766 tel: 425-271-1195 (party of record) Julie Evans 4914 NE 24th St Renton, WA 98059 tel: 425-254-0208 (party of record) Robert & Sheila Carter 4909 NE 24th St Renton, WA 98059 (party of record) Mark Madfai 3010 Ilwaco Avenue NE Renton, WA 98059 (party of record) Robert C. Kaufman Attorney at Law 2100 116th Avenue NE Bellevue, WA 98004 tel: 425-451-1400 . , ,.(party of record) (Page 2 of 2) COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING November 29,2005 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: Langley Ridge at May Creek PROJECT NUMBER: LUA-05-083, PP, ECF PROJECT DESCRIPTION: The applicant, Langley Development, is requesting Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plat as single -family residences. Access for "clustering" of 29 lots is proposed from two existing stub streets off of NE 24th Street (SE 100th Place). The remaining lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and May Creek. Hex Agenda 11-29-05 PUBLIC HEARING • • City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owners/ Addresses: File Number: Project Description: Project Location: November 29,2005 Langley Ridge @ May Creek Preliminary Plat Langley Development C. Thomas Foster 1560 140th Avenue NE, #100 Bellevue, WA 98005 See attached list LUA-05-083, PP, ECF Project Manager: Nancy Weil, Senior Planner The applicant, Langley Development, is requesting Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plat as single -family residences. Access for "clustering" of 29 lots is proposed from two existing stub streets off of NE 24th Street (SE 100th Place). The remaining lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and May Creek. South of SE May Valley Road between Coal Creek Pkwy & NE 26th St. North of NE 24th St SITE LANGLEY RIDGE -".- City of Renton PIB/PW Department e LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T aliminary Report to the Hearing Examiner LUA-05-083, PP, ECF PUBLIC HEARING DA TE: November 29, 2005 Page 2 of 14 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Neighborhood Detail Map Overall Plan Preliminary Plat Plan, 4 sheets (dated 06/29/2005) Conceptual Grading Plan (dated 06/30/2005) Exhibit 6: Exhibit 7: Conceptual Drainage and Utility Plan, 2 sheets (dated 06/30/2005) Vegetation Retention Plan, 4 sheets (06/29/2005) Exhibit 8: Exhibit 9: Exhibit 10: Zoning Map 06 east (dated December 28,2004) King County Ariel Map with City of Renton zoning overlay ERC Mitigation Measures (dated September 13, 2005) C. GENERAL INFORM A TION: 1. Owner(s) of Record: See attached list 2. Zoning Designation: Residential-1 Dwelling Units per Acre (R-1) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Residential Low Density (RLD) Residential and undeveloped, vacant land North: Single-family residential; zoned R-1, parcels and May Valley Road East: Single-family residential; zoned R-1, parcels and Stonegate South: Single-family residential; zoned R-4, Newcastle Terrace, Summerwind West: Single-family residential; King County 6. Access: Ilwaco Avenue NE, Lyons Avenue, May Valley Road 7. Site Area: 34-acre (1,481,040 sf) 8. Project Data: Area Existing Building Area: N/A New Building Area: N/A Total Building Area: N/A HEXRPT05-083.doc Comments Six single-family residences and several accessory structures to reman N/A N/A City of Renton PIB/PW Department e LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T aliminary Report to the Hearing Examiner LUA-05-083, PP, ECF PUBLIC HEARING DATE: November 29, 2005 D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Urban Separator Overlay Merritt II Annexation Blayden Temporary Use Permit Land Use File No. N/A N/A N/A N/A LUA 05-084 Ordinance No. 4498 5143 5132 5142 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 2. Chapter 3 Environmental Regulations and Overlay districts Section 4-3-050: Critical Areas Regulations Section 4-3-110: Urban Separator Overlay Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Page 3 of 14 Date 02/20/1995 06/01/2005 04/04/2005 06/01/2005 10106/2005 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-130: Environmental Consideration 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 Low Density objectives and policies 2. Housing Element: Housing Supply objectives and policies 5. Environment Element: Surface Water, Wetlands, Streams, Slopes 6. Community Design Element: Urban Separators, Site Planning, Landscaping G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND HEXRPT05-083.doc City of Renton PIBIPW Department • LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29, 2005 .liminal}' Report to the Hearing Examiner LUA-05-083, PP, ECF Page 4 of 14 The applicant, Langley Development, is requesting Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) zoning designation. The site is comprised of nine parcels, which were part of the Merritt II Annexation approved by City Council June 1, 2005. Prior to the annexation, the area was deSignated in the GreenbelUUrban Separator in King County and prezoned by the City to R-1 in 1998. The site contains six existing structures (for single-family use) and various accessory structures. The applicant proposes clustered development permitted within the Urban Separator Overlay area, which allows density calculation from gross acreage. The development shall comply with maximum density of the R-1 zoning of 1 dwelling units per acre. As proposed, the gross density would be 1 dwelling units per acre. The main portion of the site, where the proposed undeveloped lots would be located is along the southern half abutting existing Newcastle Terrace off of NE 24th Street (SE 100th Place). Access to Lots 1 through 29 are proposed from this direction via the extension of two stub streets, Ilwaco Avenue NE and Field Avenue NE. Two existing structures in this area will remain, one existing single-family home and one building that is proposed to be converted to a single-family home from a current business use (LUA-05- 084). Two other areas of the site are either developed or under construction except for one proposed lot. These areas are accessed separately, one access from NE 24th Street, through the Stonegate development and the other from May Valley Road. The three lots (Lots 30, 31 and 32) located to the east would be accessed from an existing private easement off of NE 26th Street. Two of the lots received building permits from King County prior to the annexation. The third lot (Lot 31) would be subject to the City of Renton building permit process. The two existing residences and accessory structures located on the northern portion of the site (Lots 33 and 34) would continue to access from a private easement off of May Valley Road, as would proposed Tract D. The Urban Separator Overlay designation requires 50 percent of the gross land area of the site to be dedicated as a non-revocable open space tract to be retained by property owners or dedicated to a homeowners association or other suitable organization as determined by the Reviewing Official. Within the Open Space tracts would be located the appropriately designed stormwater facility, trail easement and Native Growth Protection Area easement. The site contains Category 2 wetlands and a Class 2 stream, May Creek as well as steep slopes. The required buffers for all the critical areas would also be included in the Protection Area. The applicant is proposing more than 55 percent of Open Space within the four tracts. No clearing is proposed within these areas, rather the tracts would be re-vegetated per the King County "Going Native" manual. The applicant is requesting a slight modification of the mapped contiguous open space per RMC 4-3-110 E.6. This modification would be determined by the Reviewing Official. A stormwater facility is proposed to be designed to the 2005 King County Surface Water Analysis and Design Standards to be located in the southeast corner of Tract C. The detention pond shall be deSigned with at least 3:1 engineered slopes and landscaped. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on August 30, 2005 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated (DNS-M) for the Langley Ridge @ May Creek Preliminary Plat. The DNS-M included 12 mitigation measures as listed in Section 3 below. A 14-day appeal period commenced on September 2,2005 and ended on September 16, 2005. At the time of preparation of this staff report, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: HEXRPT05-083.doc l \ \ City of Renton PIBIPW Department • eelimina/Y Report to the Hearing Examiner LUA-05-083, PP, ECF LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29, 2005 Page 5 of 14 1. The applicant shall adhere to the recommendation of the geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20,2005 during site preparation and building construction. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April-October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the down slope perimeter of the area to be disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the Vol. II 2001 DOE Stormwater Management Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The design and construction of the drainage swales shall conform to the specifications presented in the Vol. II 2001 DOE Stormwater Management Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction .. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland, Stream and Habitat Study dated June 30, 2005 prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, monitoring and construction of the project. 9. This project shall be subject to the 2005 King County Surface Water Analysis and Design Standards. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single- family lot prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS 5. 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a preliminary plat is based upon several factors. The following preliminary plat criteria have been established to assist decision-makers in the review of the subdivision: HEXRPT05-083.doc City of Renton PIBIPW Department • LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DATE: November 29, 2005 .liminal}' Report to the Hearing Examiner LUA-05-083, PP, ECF Page 6 of 14 (aJ Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The RLD designation is intended to promote a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock to its inventory. The proposal is consistent with the RLD designation in that it would allow for the future construction of new single-family homes and protect critical areas. The proposal is consistent with the following Comprehensive Plan Land Use, Community Design, Environmental and Housing Element policies: Land Use Element Objective LU-DD. Provide for a range of lifestyles and appropriate uses adjacent to and compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators and lor providing a transition to Rural Designations within King County. The project would create 34 residential lots on a recently annexed parcel with critical areas. Policy LU-138. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered and/or lot sizes reduced within aI/owed density levels in Residential Low Density designations. The proposal is for cluster lots with overall density based on gross site area. Policy LU-142. Undeveloped portions of Residential Low Density areas may be considered for designation of trail easements or other public benefits through agreements with private parties. Within the dedicated non-revocable open space tracts, the proposal would create an easement for a future pedestrian trail through the open space tracts, connecting to the north/south and easUwest tying the trail to future adjacent residential projects and public right-of-ways. Housing Element Policy H-57. New single-family subdivisions should provide pedestrian and vehicular connections to adjoining residential development unless a determination is made that a physical feature of the site, such as a ravine, wetland or pre-existing developed property prevents practical implementation of this proviSion. Both vehicular and pedestrian connections are proposed to connect to adjacent single-family developments. Environmental Element Policy EN-2. Manage water resources for multiple uses including recreation, fish and wildlife, flood protection, erosion control, water supply, energy production and open space. The proposed stormwater facility shall be designed to eliminate engineered slopes requiring fencing and shall be enhanced to allow passive and active recreations, i.e. public trail. Policy EN-B. Achieve no overall net loss of the City's remaining wetland base. The on-site wetland areas would be protected in the Open Space tracts and designated as a Native Growth Protection easement. Policy EN-16. Encourage public access to wetlands for use when sensitive habitats are protected. A future public trail is proposed through the open space tracts required in the Urban Separator overlay. Policy EN-37. Promote development design, which minimizes impermeable surface coverage by limiting site coverage and maximizing the exposure of natural surfaces. The Urban Separator overlay requires a percentage of the site to be dedicated in open space and vegetation retention . Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. The site contains steep slopes, streams and wetlands, which shall be preserved in Native Growth Protection Areas. Additionally, open space tracts are proposed and enhancements to the critical areas are proposed. HEXRPT05-083.doc City of Renton PIB/PW Department • LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DATE: November 29, 2005 .liminal}' Report to the Hearing Examiner LUA-05-083, PP, ECF Page 7 of 14 Objective CD-B. Designate low-density residential and resource areas as Urban Separators to provide physical visual distinctions between Renton and adjacent communities, and to define Renton's boundaries. The proposed site is within the Urban Separator overlay and complies with the overlay requirements. Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed plat includes both existing residences and 27 lots for eventual development of single-family homes, which would be consistent with the surrounding neighborhood. The extension of two existing stub streets (Field and Ilwaco Avenues NE) would connect to the proposed public street. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant submitted a vegetation retention plan and is required to establish a contiguous open space tract, which will be left undisturbed. 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 establish and maintain all common improvements as part of a homeowners association or maintenance agreement. (b) Compliance with the Underlying Zoning Designation. The 34-acre site is designated Residential - 1 Dwelling Units per Acre (R-1) on the City of Renton Zoning Map and is located in the Urban Separator Overlay. Cluster development is permitted. The Urban Separator is to establish a contiguous open space corridor, protect critical areas and serve as a separation between neighboring jurisdictions. A minimum of 50% of the gross land area of the development shall be dedicated as a non-revocable open space tract(s). The proposed cluster development would plat 34 lots, creating for the future construction up to 28 new dwelling units (6 existing structures) and associated plat improvements. Approximately 55 percent of the site is proposed in open space. Density -In the R-1 zone there is no minimum density requirement. The maximum density is 1 dwelling unit per acre (dulac). When designated in the Urban Separator, density may be calculated 1 unit per gross acre. The density calculations provided on the preliminary plat based on 34 gross acres, would arrive at a net density of 3.9 dwelling units per acre (34 units I 34 acres = 1 dulac), which is within the allowed density range of the zone. The proposed plat complies with maximum density. Setbacks -The following minimum setbacks are required for R-1: front yard setbacks of 30 feet, side yard along a street of 20 feet and interior side yard setbacks of 15 feet, rear yard setback of 25 feet. Setbacks are measured from the building footprint and the property line and any private access easement. For pipestem lots, the portion of the lots narrower than eighty (80%) percent of the minimum permitted width shall not be used for the measurement of the required front yard setback. As proposed, all lots to be developed appear to be able to meet the minimum lot setbacks as described above. However, each lot will be required to verify the appropriate setbacks prior to building permit approval. The existing structures comply with setbacks to newly established property lines of the proposed plat. Lot Dimensions -For cluster development in R-1, the minimum lot size permitted is 10,000 square feet. A minimum lot width permitted in the Urban Separator is 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 85 feet. As the preliminary plat is currently proposed, lot widths range from 70 to 217 feet and lot depths are proposed from approximately 124 feet to greater than 300 feet. The lot range in size from 10,168 to 99,165 square feet. The proposed lot sizes appear to comply with minimum standard except when the access easement area is deducted from Lot 14. Therefore, staff recommends as a condition of preliminary plat approval, the applicant shall provide revised plan showing the net square footage for any lot impacted by an access easement (Lots 14, 30, 31, 32 and 33). The HEXRPT05-083.doc City of Renton PIB/PW Department • LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29, 2005 'reliminary Report to the Hearing Examiner . LUA-05-083, PP, ECF Page 8 of 14 satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. The proposed lot area and access for each lot is listed in the following chart: LOT # LOT AREA sa FT LOT ACCESS 1 10,279 Pro~osed Road "A" 2 10,168 Proposed Road "A" 3 10,168 Pro~osed Road "A" 4 10,168 Proposed Road "A" 5 10,168 Pr~osed Road "A" 6 10,168 Proposed Road "A" 7 10,168 Pr~osed Road "A" 8 10,168 Proposed Road "A" 9 10,168 Pr~osed Road "An 10 10,168 Proposed Road "An 11 10,107 Proposed Road "An 12 10,279 Proposed Road "A" 13 10,467 Pro~osed Road "A" 14 11,520 Proposed Road "An & Private 20' Access Easement 15 16,016 Private 20' Access Easement 16 20,504 Proposed Road "A" & Private 20' Access Easement 17 10,292 Pr~osed Road "A" 18 10,169 Proposed Road "A" 19 31,882 Proposed Road" A" 20 44,868 Proposed Road "A" 21 12,977 Proposed Road "A" 22 16,972 Private 20' Access Easement 23 14,866 Private 20' Access Easement 24 12,871 Proposed Road "N 25 17,239 Pr~osed Road "A" 26 15,274 Proposed Road "A" 27 15,050 Pro~osed Road "An 28 12,484 Proposed Road "A" 29 10,401 Pro~osed Road "A" 30 23,375 Existing Private 20' Access Easement & 26' Access Easement 31 17,740 Existing Private 20' Access Easement & 26' Access Easement 32 29,697 Existing Private 20' Access Easement & 26' Access Easement 33 99,165 Existing Private 30' ingress/egress & 15' Access Easement 34 28,317 Existing Private 30' ingress/egress & 15' Access Easement Building Standards -The R-1 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-1 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. HEXRPT05-083.doc City of Renton PIB/PW Department • LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DA IE: November 29, 2005 _liminal}' Report to the Hearing Examiner LUA-05-083, PP, ECF Page 9 of 14 Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. The proposed building pads appear to be adequately sized for the provision of the required parking. However, verification of two off-street parking stalls will be necessary at the time of building permit review. Landscaping -The R-1 zone does not require off-site landscaping abutting public streets. The Urban Separator required foresUvegetation clearing to be limited to a maximum of thirty five percent (35%) of the gross acreage of the site. The proposal contains four tracts, which shall be reserved as non-revocable open space. The Urban Separator Overlay requires dedication of 50% of the gross land area of the site. The proposed tracts are outlined in the following chart: TRACTS USE AREA (sq tt) Tract A Open Space (NGPA) 421,451 Tract B Open Space (NGPA) 135,627 Tract C O~en Space/ Storm Detention 176,706 Tract D Open Space (NGPA) 85,614 The applicant is providing more than 55 percent in the four proposed tracts. The storm detention located in Tract C is proposed to be designed with less than 3:1 engineered slopes and enhanced landscape. A Planting Re-vegetation plan was submitted showing these areas to be landscaped and re-vegetated. In addition to the open space plan, a vegetation retention plan was submitted with the land use application. To comply with the clustering requirements, the applicant is providing native vegetation cover for the entire site at 71 %. Additionally, a 15-foot wide trail easement located through Tracts A, Band C shall be dedicated to the city and a noted on the face of the plat. This is recommended as a condition of preliminary plat approval and would be subject to the review and approval of the Development Services Division. The Urban Separator Overlay limits foresUvegetation clearing to a maximum of 35% of the gross acreage. The proposal is to comply with the 35 % of the clustering development area. However, on some of the smaller lots, the applicant acknowledges that in order to grade for the building site, clearing may exceed the 35% (Le. Lots 1 through 11). A conceptual. landscape plan was included in the submittal indicating vegetation retention and re-vegetation of the site. The Reviewing Official may approve clearing greater than 35% per RMC 4-3-110 E.5.iii which appear to be complied with in the re-vegetation plan. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of a majority of the proposed lots are at right angles to the new 42-foot wide internal public roadway (referenced as Road "A" for this report). Except of the radius, the lots along the street corners are tiered at right angles. As currently proposed, each of the lots would have direct access to the proposed internal public roads with the exception of Lots 14, 22 and 23 which would be accessed by a 20-foot easement (see additional discussion under Access). The other two areas of the plat, with existing residences, front towards the private access easements which are proposed to serve them. All lots comply with arrangement and access requirements of the subdivision regulations. HEXRPT05-083.doc City of Renton PIB/PW Department • LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29. 2005 &liminaty Report to the Hearing Examiner LUA-05-083, PP, ECF Page 10 of 14 Lots: The size, shape and orientation of lots shall meet the minImum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum dimension requirements of the R-1 zone and minimum lot area except for those lots with private access easements. The net square footage will be provided by the applicant and verified by staff as previously conditioned. The lots are for the most part rectangular in shape and orient to the internal streets or access easements. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single-family homes. Property Comers at Intersections: All lot comers at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. As proposed, the portion of the public roads (extension of Field and Ilwaco Avenues NE and new internal street "A") to be constructed and dedicated for this project would involve two intersections and the plan show a 25-foot radius. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: A street modification was granted to reduce the required right of way width from 50 feet to 42 feet for the proposed extension of Field and Ilwaco Avenues NE and new internal street "A". Access to the portion of the site for the clustering is proposed via these new streets. A second portion of the proposed plat containing 3 lots would be accessed from an easement off of NE 26th Street. An existing 20-foot wide easement off of NE 26th would be widened to a 26-foot for access to four lots, one not included in this development. Along the proposed 26-foot easement will be three hammerhead turn arounds. The third point of access for this development is for two existing residences on proposed Lots 33 and 34 via an eXisting private easement. The public streets would be dedicated and constructed to City standards. The proposed plat would be required by City code to install curb, gutter, storm drainage, sidewalks, street signage and streetlights along the internal new road and along the frontage of the parcels being developed. Field and Ilwaco Avenues NE connect off of NE 24th Street (SE 100th Place) which terminates into a cui de sac at the east end and connects south through Summerwind development. To the west NE 24th Street enters King County as SE 100th Place to intersect with Duvall Avenue NE. This section of SE 100th Place shall require right-of way dedication and improvements to be utilized as access for this development. In order to ensure safe and efficient access, staff recommends requiring the applicant to establish a maintenance agreement for all private access easements as a condition of the preliminary plat approval. Staff also recommends a project condition requiring the applicant to install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and public streets. Additionally, these easements shall be posted for "No Parking" along the easements. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. A Traffic Impact Analysis conducted by Christopher Brown & Associates dated June 12, 2005 was submitted with the land use application. An amendment to the traffic report was submitted by Christopher Brown & Associates dated October 12, 2005. The proposed subdivision is expected to generate additional traffic on the City's street system; therefore, a Traffic Mitigation Fee has been imposed by the Environmental Review Committee as part of the SEPA Determination issued for the project. The Traffic Mitigation Fee is based on $75.00 per average daily trip generated by the project. The proposed 34-lot development (credit for 6 existing residences) would create 28 new residential lots, which would be expected to generate approximately 267.96 HEXRPT05-083.doc City of Renton PIBIPW Department • LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLAT PUBLIC HEARING DA TE: November 29, 2005 aliminary Report to the Hearing Examiner LUA-05-083, PP, ECF Page 11 of 14 new average weekday trips (28 new homes x 9.57 trips per home = 267.96). The fee for the proposed preliminary plat is estimated to be $20,097 (267.96 x $75 per trip = $28,710) and is payable prior to the recording of the final plat. Topography. The subject site is characterized as having slopes, with the steepest slope of 40 percent. The majority of the site is forested with evergreen and deciduous trees. Applicant proposes to enhance the natural vegetation in the open tracts per the King County "Going Native" manual. As required by the Urban Separator Overlay deSignation, the applicant proposes to clear no more than 35% of the lot area except on some of the smaller lots. The Reviewing Official may permit (see Section 6. Modification of this report) this if applicant provides required re-planting of foresUvegetative cover as determined appropriate. Staff has reviewed and determined the clearing of the lot in excess of 35% for building site is accessible with the proposed landscape re- vegetation plan proposed. The applicant submitted a geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 2005. According to the geotechnical report and the King County Soils Survey, the surficial soils across the majority of the site are characterized as "Alderwood Series" soils, which are the weathered project of glacial till that have a very slow permeability below a depth of 24 to 40 inches. Along the north portion of the site, the surficial soils are characterized as "Everett Series" soils, which are, formed from gravelly glacial outwash deposits. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the ERC placed seven erosion control mitigation measures on the project and required the applicant to adhere to the 2005 King County Surface Water Design Manual, Level 2. A wetland, stream and wildlife habitat assessment prepared by Altmann Oliver Associates, LLC, dated June 30, 2005 was submitted with the application. May Creek is a Class 2 Stream and would required a 100-foot buffer. May Creek cross this site in two locations along the northern boundary line. May Creek would flow through proposed Tract A and D. No new construction is proposed in this area. The two wetland areas were identified in the study, Wetland A (4,164 sq ft) appears to be Category 2 and would require a 50-foot buffer. Wetland B (174,049 sq ft on-site) is also Category 2. The wetlands appear to be completely contained with proposed Tract A, Band C as is the required 50-foot buffer except in a couple of small areas on to Lots 23,25 and 33. Staff recommends as a condition of preliminary plat approval, the establishment of Native Growth Protection Areas containing the areas determined to be wetland and/or buffer, stream and/or buffer and protected slope 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 split rail fence shall be constructed along the perimeters of the tract with signs posted 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 site was included in a recent annexation into the city. Part of the site was residential use and the existing structures and/or under construction (issued King County building permits) are to remain on newly created lots within this plat. The area of new construction is concentrated in the southern portion of the site abutting existing residential development (Summerwind to the south zoned R-4 and Stonegate to the southeast zoned R-1). The properties to the north were part of the Merritt II Annexation and zoned R-1. Across May Valley Road is the City of Newcastle and to the west of the site is currently King County. Single- family residential zoning designation, R-8, is to the west with recently approved residential development consistent with this proposal. To the south and southeast of the site is King County. Staff expects the proposed lots to be compatible with other existing and newly created lots in this area. The creation of Open Space Tracts is consistent with Urban Separator Overlay than establishing non-revocable open space tracts. Furthermore, the proposal is consistent with the HEXRPT05-083.doc City of Renton PIBIPW Department • LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLA T PUBLIC HEARING DATE: November 29, 2005 .eliminaty Report to the Hearing Examiner LUA-05-083, PP, ECF Page 12 of 14 intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with existing or recent development in the area. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and SEPA fees. The Environmental Review Committee has imposed a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit given for six existing structures. The total fee is estimated at $13,664.00 (34 new lots - 6 existing x $488.00 = $13,664.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Recreation: The proposal for the proposed plat does provide on-site recreation areas for future residents of the proposed preliminary plat. However, there are existing recreational facilities in the area of the subject property (e.g., Kiwanis Community Park) and it is anticipated that the proposed development would generate future residents, which would increase the demand for existing City Park and recreational facilities and programs. The Environmental Review Committee has imposed a Parks Mitigation Fee based on $530.76 per each new single-family lot with credit given for six existing structures. The fee is estimated at $14,861.28 (34 new lots - 6 existing x $530.76 = $14,861.28). If the above-mentioned waiver is given, the fee is estimated at $9,957.06 ($14,861.28 -$4,904.22 = $9,957.06). Staff also recommends that this fee be payable prior to the recording of the final plat. A recreational trail easement would be provided by the applicant, which would link the Open Space tracts together and eventually to the abutting parcels as they redevelop under the Urban Separator Overlay. Schools: The subject site is divided between the City of Renton and the Issaquah School District boundaries. It appears Lots 30, 31 and 32 (two lots with existing residences) falls within the Issaquah School District, which has indicated that they can accommodate the additional students expected to be generated from these lots, and subject to the applicant paying the appropriate Issaquah School District Impact Fee. This fee may change after the first of the year. For the Renton School District, based on the student generation factor, with credit given for four existing residence, the proposed plat would potentially result in 27 additional students (0.44 x 27 = 11.88). The schools would include: Hazelwood Elementary, McKnight Middle School and Hazen High School. Storm/Surface Water: The applicant would be required to submit a Drainage Report per the 2005 King County Surface Water Design Manual (KCSWM), Resource Conservation Flow Control (Level 2) standards with the project construction applications. Per the 2005 KCSWM, the project would be required to provide water quality and detention. As such, the applicant is proposing a stormwater pond to be designed with the capacity to handle the development. The design of the stormwater facility shall comply with the design and vegetation requirements of the Urban Separator Overlay. The Surface Water design shall comply with the 2005 K.C. Surface Water Design Manual for both detention (Resource Conservation Flow Control) and Water Quality improvements Staff recommends a condition of project approval requiring the applicant to have all maintenance agreements and easements in place prior to final plat approval. The Surface Water System Development Charge shall be at the rate of $715 per single-family lots. For 32 new lots the fee will total $22,880.00 and is payable prior to the issuance of construction permits for the preliminary plat. Water and Sanitary Sewer Utilities: The major portion of the site is within the City of Renton water service boundary. The easternmost parcel is in Water District 90 service area. The northernmost parcels are within the Coal Creek Water and Sewer service area. The site is bordered on the south side by a City or Renton 8 -inch watermain. Permit coordination with King County, Water District 90, and Coal Creek Water and Sewer District shall be required. HEXRPT05-083.doc City of Renton PIB/PW Deparlment • LANGLEY RIDGE @ MAY CREEK PRELIMINARY PLAT PUBLIC HEARING DATE: November 29,2005 .i"eliminary Reporl to the Hearing Examiner LUA-05-083, PP, ECF Page 13 of 14 The fire-flow available to the site is approximately 1200 gpm. Static water pressure is approximately 65 psi. The proposed plat is within the 565-water pressure zone and outside of the Aquifer Protection Area. A new 8-inch water main extended from SE 100th Street and Ilwaco Ave NE (with associated hydrants) will be required to serve the internal lots (within the City of Renton Water Service boundary) with both domestic water and fire service. The Water System Development Charge (SDC), which will change the first of the year 2006, shall be at the rate of $1,525 per single-family building lot (within the City service area). This fee is payable with the construction permit. Lots 1-29 are within the City service area, therefore the City of Renton fee will total $44,225.00 for the development. City of Renton Sewer serves the west portion of the proposed development. A new sewer main extension will be required for this project. Coal Creek Water and Sewer District provide sewer service to the east portion (Lot 34) of the project. The remaining parcels are within the Honey Creek Special Assessment District. Fees for this district are $250/unit. Therefore 33 new units will owe a fee of $8,250. The Sanitary Sewer System Development Charge (SDC), which will change the first of the year 2006, shall be at the rate of $900 per single-family lots (within the City of Renton service area). This fee is payable with the construction permit. For the 33 new lots the fee will total $29,700.00. Any existing wells that will be abandoned must be decommissioned in accordance with the minimum decommissioning standards printed in chapter 173-160 WAC. Therefore, staff recommends as a condition of preliminary plat approval the applicant shall provide documentation that any decommissioned wells are in compliance with code. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. 6. MODIFICATION OF MAPPED CONTIGUOUS OPEN SPACE: The applicant has requested per RMC 4-3-110 E.6. a slight modification to the mapped contiguous open space as depicted on the May Valley Urban Separator Overlay map by the shaped area. The code allows the Reviewing Official to modify the open space configuration based on one of the following criteria: 1. Site specific data confirms that the adopted Contiguous Open Space Corridor map includes more than the required gross area for any parcel, or 2. The applicant can demonstrate a configuration of contiguous open space that provides better or equal provision of the open space requirement. The applicant is providing greater than 50% of open space for the development and complying with the Urban Separator Overlay regulations. Additionally, the area of slight modification occurs where construction of structures were already issued by King County prior to annexation. Therefore, staff supports the request for modification to the mapped contiguous open space. H. RECOMMENDATION: Staff recommends approval of the Langley Ridge at May Creek Preliminary Plat, Project File No. LUA- 05-083, PP, ECF subject to the following conditions: 1. The applicant shall provide revised plan showing the net square footage demonstrating compliance for lot area for any lot impacted by an access easement (Lots 14, 30, 31,32 and 33). The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 2. The applicant shall ensure all open space area including buffer impacted during construction shall be restored and enhanced if required prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to final plat. HEXRPT05-083.doc City of Renton PIBIPW Department • LANGLEY RIDGE @ MA Y CREEK PRELIMINARY PLA T PUBLIC HEARING DA TE: November 29, 2005 .reliminary Report to the Hearing Examiner LUA-05-083, PP, ECF Page 14 of 14 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 4. The applicant shall establish a maintenance agreement for the shared private access easements. Additionally, the applicant shall install a "Private Road" sign indicating addresses served from the private street at the intersection of the private street and public street. Additionally, these easements shall be posted for "No Parking" along the easements. This condition would ensure that emergency aid vehicles could find all residences located within the proposed subdivision. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to recording of the final plat. 5. The applicant shall record a public 15-foot wide pedestrian trail easement across Tracts A, Sand C. A note shall be placed on the face of the plat. The trail shall be for future construction by the City to be accessible to the public. These requirements shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 6. The Open Space Tracts A, S, C and D shall be posted with signs indicating the area as Non- revocable Open Space and site for a future public trail connection. The maintenance agreement and responsible party(ies) shall be noted on the face of the plat and added to the CC &R's. This condition shall be subject to the review and approval of the Development Services Division prior to recording of the final plat. 7. The establishment of Native Growth Protection Areas containing the areas determined to be wetland and/or buffer, stream and/or buffer and protected slope 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 split rail fence shall be constructed along the perimeters of the tract with signs posted 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 prior to recording of the final plat. 8. The applicant shall provide documentation that any decommissioned wells are in compliance with code. The satisfaction of this condition shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): If the final plat is not filed within five (5) years from the date of approval, the preliminary plat shall be null and void. HEXRPT05-083.doc '.,. I 1. •••• ,-' '.,t" ... ',: • SITE LANGLEY RIDGE AT MAY ·CREEK l' - .' I" = 400' '-.;:.: --. ! ___ 4 ! ! No~aNIHSvM "'o~ NO.1N31:1 ~ .:10 A.LI::l &IV ~ i ~!.I! J. 0'., £ _ NOJ.ONIHSV M 'NO.l.IERI ........... a.I .......... liii0 ___ '-'.YlI&8Oaa r~HfiSN:3:S'NVH NO.LN31::1 ~ .:10 A.UO er;; )!33ll:> A. ffl J.V 3:> A:>NV'I .W J.V1d A.HYNIPlfI3lld .IIIVlIavnll J.S3llIIJJlOS J.Cl0AV'I .1(11 § t .. : n ;; ~ A = 8 ([) (j) ([) (I) CD CD (]) 3 (]) 8 ill _ Hdd¥1.I.'iQ ""="I.:~ ,OS=.l 51 ..... -!~ , ~I i5 S .. ' ~I rr" u·m .. -3-_ ~. l:; ~~ at J r $- I ~ ! I « « ~ ~ I I ILZ li 00 il ~ffi ~~ (j It II ~fl ! i .. 8 e lATI rOlJNOtAai.] _________ ~ I/rICAU PORTION OF THE N. 1/2. N.E. 1/4 SECTION 3. TW? 23 N.. RGE. 5 E. W,M. PORTION OF THE S. 1/2. ·S.E 1/4. SECTION ·34 .. TW? 24 N.. RGE 5E; w,M. KING COUNTY. rASJllN(JfON ~ ~ • ~ o 30' INGRESS/EGR[SS £SJ,j'T. RrC,l494207 "'". tU" or , 8 #'#'.~ 8 SH!!TS 9 ac 10 SHm9&.8'-- 339.29' e nucr • 8 e e -~~'"\ f 1" = 50' O' 50' 100' 1ASI0001lAMrGStsMADtlU/ll .Ill!II!!l. .. _MIll,.., .... • • SlQI,j IhOI o • CIAILM • • ""tat UIII: • ·CIMV .... w: • • ... 1DIVAL'C 1II .... JDtIll['11Jll -.,.H'ICRNf1' • _CAfOIlIASIt o • WNI4CU .. <)o_U1lJJYJICLl o _UQlfT,ron • • CllYNCtI:a ~.-II-POIIEII¥AlLt/IIWtIFCIIIICII m • tILL/lVND. , ...... ~ ::aa , ... · .-., , .1«&1:,. • ._1,1DW • • SIC'1OtCDIIIGI I • QUAIr1Dt a.IUI • .nct.IIICIlIllCAa: O_AlD. .... OIk .... tm •• In 1/2" LA.W/tJ! 121414 'ttII1IUL OANYr ""'W 'III (QTY fI 1IPf1Qt) QTY CI' IDITtIN CDnIIa.. "'*' IICI. 1141 ~Ro'Tm=tI~T&NCD OUVAU. All: II E1£VA'IlIIN84:t1.4IF11l' .', .~ :;- 'II! (:iil C/) ~I; ~ II ~ Fj t; roI P; ~ r.. II:: ::> ~ 0 t) 0 ~ >-II:: a j ii t!) §~~~~I ~ ~ rolf Q.. .. : ~w91 ~ [;l ~ 1 j Q.. .. 0 ~ S j 0 j ':"': ~ .: ..., . ~ -~.., nj ;t '.? . ~. "; ('; rF 10 ~~ ~ .1 ,.J::. I ~ ! I c c I ~ ~ ~ u.z il 00 ~ ~~ O'..f o~ • ~ U dLa II~ --r- e '-, 8 "-"-" '\ ' ....... """,,' , , " '""',, ............ ~ .... --r ...... "'-"'-..., ... , '1rETU.ND B .. ........ ........ I7 ... 04.U.~ .... +I- ................. -.......... - ',-·.: .... '-----l '-" ~",,-- PORTION OF THE N. 1/2. N.E. 1/4 SECTION 3. TW? 23 N.. RGE 5 E. fY.M. PORTION OF THE S. 1/2. S.E. 1/4. SECTION 34. TW? 24 N.. RGE. 5 E .• fY.M. K1NrJ COUNrY. FASH/NQfON #. .",~~,~~ ~it\.'l: 8 8 IDT I IDT I 8 .... -3$4........ <?~ .. -........ ___ 1 421.451 s.r. ~If~~~~~~A~~-i~~~)11~~ t I" = 50' o· 50' 100' "" aASlSatllrMllCllS1U011U/r1 .I&l!!!!!!. 1S.IAN1'MYI£e • _t'fDIIMlEWEJt o _Wlalt • ..... 101 .... o _ ..... VAL'C • _ ... lDIy ..... 'I£ • .. w.mt YrmI ·.fIIl~ • _eAfCltldN ~::U=PCl.[ 0" UQtfTf'OST • .. GUYAHCHCII ~.-ID _1'OIIIt '1NJt.T,ITIlAfISRIIIWE ~:~,. g :=..aus · ... · ...... ,. .... ,. · ...... • .1IC1QI CCIINDI • -ClWrmt~ • _fIC),lICIM.llCASI 0 .. ,.,.... cat. AlIIn!O ... lOt/rUt. WjCI#Rlm rf' "> i-f',( ! ""'1.- " r" ,,~ .' (." tt !I ~ha g; •. : 1:1 fil § I; ~ Ii! cJ ~ ~ r.,1': !5 o u 0 >-I': !;; < CI to i ..:I::iI ~ a ~ !;; "SJ I ~ I>l Ii: Il. • ; !W~ I j I': I Il. >-§ CI ~ j ~ 10 '. -C- l1. 1;11 ,II Ii I g ! i c c ; i ~ i ~~ fl >~ ~ C~ • ~I I'~ II'W' -,- ~ II~II -~!i ~ ~ i JO' IHCiRESS/EGRf.SS REC ,J4~4201 PORTION OF THE N. 1/2, N.E. 1/4 SECTION 3, TW? 23 N., RGE. 5 E., w.M. PORTION OF THE S. 1/2, S.E. 1/4, SECTION 34, TW? 24 N., RGE. 5 E., w.M. ICING COUNf'Y. 1fASHJN(Jr'ON e e SHEETS 9 6: 10 SHE"irs-6. i" -- e f I" = 50' 0' 50' 100' USIS fE 1IEAIIIGIIIII.IrO 1113/11 .wm. a .. MltT"'-' IhIEII '.I1'CIIWSIIIDI II .. CASlN!: • .. _Dutil e _GAlVAL\I: ... alP VAL'll II .. tillJl WTtJI • .. AI(HltflNI" ._c;Alatlo\Slt 0---. ~.un.JTYiJCLI o -UQHTPOIT • _OUT.IrIIOtCIIt ---II·I'OCI:VAU.T~ III -IIlL/'NNlI. · -""" · -..... . --, -... · -...... ~::::.,. • _1EC1ICIf ccwo I _QUMtOICIRCIt • -Af>,. 110M. 1M CASI 0 .. ncL I'fII7. CCIl. AlIGIED ...• "11" ut. W/C» 121'" .. !l {dis : i;i ~ JR; ~ 111 \OlICN. (lA1\IiI, MA'tO , ... (QlY (# fIDrnIN) alYfEl(JtR»lCOf1IIQ.I'QIfTMO.IMI :r: =~~.r.: J'H.r.'.tI. .... OWALLAWNr ~1ICIII.42&.'mr :-; ::1- ti f!i i3 ~ fa. ~ gj ~ 0 U 0 :0 .. >-c>: O':s~ t!I I §~!<e~ I~W[&lI.:p.: !; ~I ~ ~ :s p. >- .. t!I ~ S j t!I j ?~\('. :t~ .. -,... ..,.;t l1..,-."" r··'· '-)~,. ' • • I~~ ~, ::: .... \ • ~~ ;t ..-:..,.. q'f E~~ ~"l~' -: " fif:?~m ":.-~ 9 ~ ~{ 10 I. CALL 1-~424-eD55 .... ~, . ,,:J~ .. 1/i ;,. ........ ~<::. '''''",,1' ";:. ~~~ b. ,.." c; ) i __ l ~ f! ~ f, ~ CITY OF ~ RENTON ~e: ... "'f.; /[J " \ ~ , / (?--r ' 11· <::ji !, " /~ ----/ ! I J..---v j I I I I f I I ill I I I I I .J =1-1 1 lin., II ~---f. II ) I j l UJ m () -f o Z ~ -f o ~ z UJ ~ '"D 11:1 c.> Z :D ~ Z Ci) m 01 m ~ UJ :i ~ ~ ~ I ':'~'!1"':.~"\··: ~'J :L+{Fi~,\ ~8 .. ,' " " .. - -. ,.n \ ~ J ' • '-'I ,. . • I ,,': '. , I D ~ Di--'! -._ 'T{ '::l "..,.l '. ..-...-~ ® I ) ~ CITY OF , RENTON ~!::" .. ~ ~---i=i-. ~ I!HI~ / /~....----- /1 I I I I' I -~ -<:: ~:)/:;j! ::-:-~"/!!!I .',' "/.,, -" ,/ / /)1 .,-::-<t(~~,,) ''''~Xr~;:O-' '/""'>4~' ~~ ..... i ... ~ .... ~'/~' ... i~ ....... ~ .,I< "" ,/~/ .,. /' ........ : ... i ~ (S) // ,/,~'/ ~ / //,'," <Ii: m' --~ /' "\ r-.,~" -' /',','/',/1' .... "is. \ /' "l' .... " .... 'VcF' I: / --"'" . ~",,-y /'//I~':> /~///:-~~ _ I -L it ~;'~~;;:/ ,,r// //-;,"/ .. ' ).., .E::=. '''~' -,'" l"//'/'/'--::::'~' , I -• 7 .... ',_.. '-// : 1,',// /' ,. ;,',/,1" ~ ,,' ,'// //(/'// /; J::.':://',,', ,- ','/,/,.':',/,/,,1,,1'//'/ /" ... I I " .' " / I /' / .'.' / / /":: '/1/ 'I', I; I,',' J " , " I / / : ; // / / : : " " " : ... ,/ .' I I I I J I ( / ' / " I 1/1/ //'. f ' I I I If,' f : / " ,',' / /' /1' ''/ : I, I ' I I ' " ' /::: /1,/ ,//' 1,/:'>/ ///)/' /i " /,/ ,',",1 J.' / / :'/ I ; ~,'/ I} , / . J' '/ I " " 1,'/ I 1///1// ,11/ :/,' III ~ ; i! g .~ 1 OJ m () -I o z ? -I o ~ z OJ :l: :;; I\) (0) z :u >-z Ii) m 01 m >-OJ :-t ~ s:: ( 'I ~ ~ i ~ CITY OF ~ RENTON ~~o.e /'I 01·'JC.'4:.'!~ E 45!kE9' '~\ ~ (12 '~ \[ffi~ i~B, ""~ I .0» rfi5;~.;t; ') . / ;1,,; iFl~. yc~ i ! §;b ~~ \~'if~1'Jll};~ '.!!---Y I i ,I~ -.~ ~ '~' / /r f 'rI~ S Oi"24'51" Iff '-(i. !! (.~ 1 l ~!}jj , ~I~! ~~ \ '\ .0 ~ I .~ (II \ \ ¢ ~. '\ ' .. ""I!:\ ,; m / -. ,\ \~I 0 I v-----------.... h' -t 516.QIJ' \\ ,'I.· -~,.' I_I 3 ~ ~ ; ~ II , l ~1 ~I ~ -t o ~ z (II ::I: =u I\) (0) Z :D :.-z Ci) m 01 m :.-(II ;-i ~ ~ b §I ! ~~~ ! b ! 01. to' ~ NO~9NJHSVM 'NO.I.N3ti .......... u. ....... -CD'IIl __ U. 'IIlUIIa "'aW •• a.a ONI eN~jisNasNVH NO.LN3~ ~ ~ A.1IO CDV '3NI 'dflOHfl J.KIDfd01.3'WNV'I ... Jl33H3 Am: J.V 300 flNV'I AO J.V'1d AHVNIl'iTI3Hd JJmlaYob .r.s:;uuu,nOS NOIJ.N&l8ll NOLLY.L3WA · (]) § & <]) = (]) (1) ~ CD CD R ® (]) _ HdcN lLYO A8 ..... ==-,OS=.' I , I , il .. ' ~I rr ,~'~'" -3-_ !~ to ~. , ~L VEGETATION RETAlNED/REVEGZTATtON AR!AB toTALIIIIOSS11tACTIIZI I,4&!.I44"'.OItl4.OIN..+/-1000000000OTTQTAL.utrA faTAl. OPOI .Aa: 11tACTI .' .... U. CII 11.11 M. +/-AID rs TQTAI. .utrA toTAL "A'II'o( >4:00A11DN IIlTAI«lI ,11,.11 Lr, 011 10.1' Ac. +/-It .. or TOTAl. MfA Itl'oUIPAIICN .. Df1H.NL 'IIIACtt 10.010 U. till 1.14 ... +/-1,4OIf:l1tITALMv. RF«OtT ... 1ICtI1M .... L.CIfi 101,1071..,011: :l.l'Ae. +/-UUfllOTALIIIfU. ••• _ ... -_ ••• --., 1I.blIar'RITALAItlA I i n.allfJIlOTALNII(A ~ fK 10 -L __________ ~ ________ ~~.~J. i .J PORTION OF THE N. 1/2. N.E .. 1/4 SECTION 3. TWP. 23 N.. RGE. 5 E.. w,M. PORTION OF THE S. 1/2. S.E. 1/4. SECTION 34. TWP. 24 N.. RGE. 5 E.; w,M. ICINO COUNrY. flASHINCf'ON ...." . e e e ¢'#'~~ 8 -.......... f 1· = 50' O' 50' 100' tAllSfII~IS""'11Il/l1 .I&!!mL II_IANITMT", : :::W~ • ..... 1IJt ua: : ::'~My:w: ~ ::.m.=,. • .~1OI11odN o _1INftIU . -0 .. U1aJfYPCU o -UIIH1'POrI' • .. Glfl'ANQ4CIIt .--II_JIOIfJIIVAlU/IRAIdF'CIIIIDI m .. tuI./N'1'C. ...... · -...... o .. OIQIIUCIUI , -.. III _111~ ~ _MOI!.&'It .-..... • .. SIO'1ICII aJH]II • • CLlAIflUt a.CJt • _nct. WGN.II CAW: 0 .. "'" 1IItGO. COlt. AS NOTED • _1lTt/r IJI. w/Gl# 111* 'CJ111ICAL 0A1I.II: MAVO , .. (QTT fII 1IDmII) Qn'tlIIDfTDNCXIH1RCl~'NQ.1141 ~~cI.n,tl~NG D.l\'A1IGM-QUlfEIT ~ ~ 'I!I ,{~ Is ::J .:1 .. :Id I ~ !I; ~ Ra :I: § ~ ~ 5! r.1 • ~ r..:;l g; o U Ii! ~ j ~ ~ .. § "" E-< ~ ~ g !>< '< .. f;j i '" ~ r.1 II "" .. HWI ~ "" ~ e3 • ...J ~ 7'~ :"::""': ~..::. l'~ ':r ",-:: ',') :1"',' :, (;:: .--;:J '"""': I ~ ~ h !.~. ff'; (-;:/' ~. , l' • , I Of 10 i S i: til hi! I ~ ~ I c c I ; ~ ~ ~~ lj I )01-i !:ffi t.r ~~ ~@ II ~ . ! ~ ... J PORTION OF THE N 1/2, NE. 1/4 SECTION 3, TW? 23 N, RGE 5 E, W.Al PORTION OF THE S. 1/2, S.E 1/4, ,SECTION 34, TW? 24 N, RGE 5 E, W.Al KJNQ COUN'I'Y. r.48HINGfON VEGETATlON RETAINED/REVEGETATION AREAS tOTAL CItOIS 1JIACT.J! t.4U" .... II. "".)t,.0$ ..... +/-too.fIOlI" mTAI. U/U lOlAL CPDI.ACI 1lW:TI IIl.lII..,. ~ 11.11 M. +/-6a.2U OF tlnAi. ARIA TOTAL MAIM WGIITATlCIN IInAlND) 170,4.71.1. OR IQ.II I.e. +/-.t.OIIIOFTDlALMIU. III'GIITAlICNIIOPlNSPAa:'IlIACYI IlI.0I011,011.1410& +1-I.40SOF TOTAL MfA Al'llClrTA1ICII1I ... LOf1 101,107 U, 0112,3 ...... +/-..... "TOtAL AIIIA TOTAL~A1ION '1',1171,',011 4.'I.to. +/_ IUd(JIITOTAL #I/IA 'lVtAL'ItCIltAlION 1,-...14"'. QII"')O .... +/-71." OF 'rOTALARIA e €V e -, '"", '" " " "'-', "-'r---\. \,', ------j-' ~"'''' "WI:TUND'a~:--..._. ....... 11 •• 04Is.1.~A&.+1_ .. __ _ ............... --...... -............. , "f ........ ~._ *~--3o'a---- 04' .... --....." .. -:V.... _ .... '--'-.{. '---'----1 -'--,', ', .. .t--...... :,~'.' : ............. ~ " "OPEN SPACE" ',-_~ . _____ ').~ ..... '" .... --. f '-I TR.\CT "A"'~ " ,.-.' .-~-::::;----~ ---------{--------",--l..~-::..:=.?:-:..~_-::~-- --~8 ....... , ...... '---........----''::...tii:_-:-~ ..... .-"_ 364"---~"' ' .. _':::: ........ -----------------:---~-. = ::::-_:.-=-----.... '---'----------/ ~ ----'J?i:::::::-----------~~:~~~~~~~~~~~~~~~~~i~~~Hj~jZ~~iC~ . _OO'lll OF' STRt:.w 1 ",' A'~'" ~,,\~- ___ .. UIh 8UtTIR ARIA e e IDT I IDT I e JO·INC:EEJSC.c:.~~ f 1" = 50' 0' 50' 100' 14IISIWllUMmlSlWltIIJ/Wi -IS_SANITARY'" • _ITOIMIDD o _wuc • .. WA1I:ItUC • • GAS v ....... • .... 'llltYAL ... II .. w.tat IK1P • .RCH'ItIINO •• CA1CM~ o .. M.WICU . .0-.. U1IJTTPCU 0 .. UClHTPQlT !::.'.NGtCII . 1I .. IIOIEJIVMl.r~ III .. 'lELL./lVND. .--, -..... ......... , .,. · ....... .. _NOIIl.lM · ...... • -tm1ICIIa.o I .. OJAaTrII COINI. • _ACL MCIL .. CAR o-nc.NCP.cxaAlICI'IDI • .. III tit' ut. .~ '21.' WOlICM.QAMlI "'WJ'.CaTI'(EM:MTaII) aTl'OIflllDOOMCClN1IICLP'CII4TMO.IMI ~~=,1H~'&AND Dn'" ..... .,..~ RET (-J ~r' ':;0-rnc .. ~ tt II {~Iia : I;' 1il ! I; ~ II ~ ~ ~ ~ i:.l _ & r.. ~ !5 o u ~ ~ j ~ ~ ~ Il. E-< I !i>o<",Sj '" ~ i:.l 2 Il. ~ I~Wi '" ~ ;JII! o Il. ~ fj ~ ~ ~ ; , ~ 'i~" . ';~~~ :-: .J -j ~) ~;:"1 ~,: t ~ I i ~ I' ~" ~ \ i i1' ~,,; :( \.--... "r\ NOT[: lHr ~ IJllJlIES DfN« ME:R£CIt ARE 8ASm ~ ~ r: I I l . ~~,~~Al..o:'~ ~~~..1;rmt·· ~~w r:rrJ&.~S1RUC1J;IN. CALL!r... (42"'~ f~11 ~ _ J '-.. ~ '"'>.; .'." \' . or 10 -1 ~ ~'!IIIII: i ~ i ~ ~ I ; ~ i ~ . ILZ l~ 00 ~I >ffi I! 5lt J~ !K~ I!~ 'I'W" nr.l ll~!i I Wl ~ ! i VEGETATION lIE'rAIHED/RBVEGETATlON AREAS fOTAL.oIS 1IlACT • .a: 1,4IJ,144 U, 011 .)4.00 Ito. +/-1 loo.OIilII CIf totAL NCA TOTIoI.OPENPACl:lftACn I1I,JM s." (lit '1.11 Ito. ~/_ 1 U,3$lI CIf totAL MIA TOTAL ""1M \O£TA1ICIN IInMICII 871,411 L', 011 111.11 Ae. +/- IIE'o'ElItTATlClNtlOI'DI .. ACt11lACTI 1O,0t0 I". (III I ...... +1- II£'CQnAncttIN iCWLOlS 101,1D1"',OIII.34Ao.+/- ". 1111,.7"',(1114."",+/-I IUUClfTDTAlAIIIA I,OS8,JI4"', OR ."JQ M. +/_ .1 .71,,,.. (II tOTAl, NW. e ~.~ e .. %,~. _OHWL rT STREAM 1 ___ .'IPlHNfI BUJTER AREA LOTI "''' 8 30' tN":lcSSC.~~~~ PORTION OF THE N. 1/2. N.E.l/4 SECTION 3. TWP. 23 N.. RGE. 5 E .• IY.M. PORTION OF THE S. 1/2. S.E. 1/4. SECTION 34. TWP. 24 N.. RGE. 5 E.. IY.M. KIN? COUJn'Y, FASHlNGfON 8 f 1" = 50' o· 50' 100' ... IIASICIf&\llllOSIiNADIW/St .J.!I!III!!!. SS_SoUITAJYSE'tO • ... tOJIIShO 1I_QA3UC • ...... 1l1li .... o _QASYAI,W • ._'IDIy"" ... ~ ::rm...=, • _CA1Qt1Wal 0--" -O-.U1IJtl'Pa.( o _UCMTf'OST • .. OUTMCttCIIIt ~.-II _1'OIIIUt 'lWAt/'IItNafUIIIDI III -1IlL/TYfIC. · ...... : ::a,. , ... · ...... ,. _1Ica.r:,. · ....... • _1£C1ICII COIIICIt I _ClJM1E!tCGIINEII • .. PlC.WCIL II CASE 0 .. fNCI.l'I'CP. CCIIt. AlMOftD ... In t/t'u, W~ It, ... 'CItItAL OAfI.III MAW'. (alY r:l1tDItOO >" L' vt. ... t,lIun,1N ~1Tt'j Ian tllIDIlCIi CCIf1IIIDL '<INTI«). , ... , 37'27" W "'< 100' S1R£.U.t r~rlrrJtT~ NIJ ~ • ~~ ;:; lIMITS OT NATIVE ~CEfATlOH (T't'P) e 8 SHEETS g a: 10 SHEirs-rikT-- 339.29' / DIVA"*'" 42&.4' f[Ef .:...; ',r ,. f"r\~·-'· . ~J -1 -,. ~.~~ :'-<'; ;·:r~: . .'.:l\ _ U1\ITO SHOWr4 HDlf:CJf All[ BA![O =tCD~~i-~r;~ ,I ... ~ '" .... .~: ---. ., .... il1 tt II {~Iia fIll~! z ~ ~ ~G ~ I~ ::t: ~ ~ ~ ~ fj p.; O'r..~ ::> o u 0 i j ~ ~ ~ 1E~!< .. ;i :z: eil I'zl 2 flo .. I~W I ~ flo ~ ~ ~ j ~ ~ j ~,~ . :('~; '" 'Ii td t:I foro; I 10 ... -..." Qj R 8 ~ ""0 ~ C'.2 -..::t< ZONING PIBIPW TJ!CllNlCAL SBR.VICBS 12128104 E6 .. 10 T23N RSE E 112 - - - -Renton dJv UmitII 1:4800 D6 8 3 T23N R5E E 1/2 5303 RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac a Residential 4 dulac I R-8 I Residential 8 dulac ~ Residential Manufactured I R-10 I Residential 10 dulac I R-14 I Residential 14 dulac I RH-rl Residential Multi-Family Homes IRM-T I Residential Multi-Family Traditional IRM-U I Residential Multi-Family Urban Center· AP BalIK MIXED USE CENTER ~ Center Village IUC-Ntl Urban Center -North lut-Nzi Urban Center -North 2 ~ Center Downtown. ~ Commercial/Office/Residential COMMERCIAL ~ Commercial Arteriai. ~ Commercial Office· ~ Commercial Nejghborh~od IND!.!STRWo ~ Industrial -Heavy ~ Industrial -Medium 0 Industrial -Light <P> Publicly owned ---Renton City Limits ---Adjacent City Limits _ Book Pages Boundary KROlL PAGE • May include Overlay Districts. See AppendiI maps. For additional regulations in Overlay Districts. please see RYe 4-3. PAGE# INDEX SECTlTOWN.RANGE Printed by Print & Mail Svcs. City of Renton Renton City Limits Parcels Conv .. . Ke!glm:mnaI1du/ .. . Ke!glm:mnaI4 du .. . It-(e,Sldlentilal 8 du .. . ¢¢<~Re:sidential Man .. . !Rp',!:.irl,p.ntii::ll 10d .. . 14 d .. . MulL. L':~':~iRF!!:.irlp.ntial MulL. MulL. Village rban Genter N .. . rban Center N .. . Downtown erciaI/Off ... :nrTlrn~.r"'<:>1 Art .. ~It;olmmerclal Off ... Hr,"\rn,nor"i<:>1 Nei... -Heavy ndustrial -Medi... ndustrial -Light Renton Aerial F"""! ~ ...., 1,000 0 e Renton e L on~~0~ Q ~~ (.tcc." L\J~ (j~ .. 0 8~~, ~c,~ N SCALE 1 : 12,252 A I I I 1,000 2,000 3,000 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Thursday, November 17, 20053:54 PM • PROPERTY OWNERS LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Parcel # 0323059002 0323059071 0323059248 Parcel # 0323059247 Parcel # 0323059073 Parcel # 0323059111 Parcel # 3424059077 Parcel # 3424059063 Parcel # 3424059076 Clifford H. & Diana L. Broussard 14111 SE May Valley Rd Renton, WA 98055 Robert E. & Shirley L. Blayden PO Box 3029 Renton, WA 98056 John P. Andrews . 2906 Ilwaco Ave NE Renton, WA 98056 Robert A. & Tamara J. Holmes 5416 NE 26th Street Renton, WA 98056 Fred & Suzzane Makowski PO Box 2215 Belfair, WA 98528 Dan W. & Cheryl A. Stabbert 9400 Hilltop Road Bellevue, WA 98004 Einer 1. & Marilyn J. Handeland 3018 Ilwaco Avenue NE Renton, WA 98056 ~~~ ... ,,» ...a .~. ' CITY.' RENTON PlanningIBuildinglPublicWorks Department Gregg ZimmermanP.E., Administrator Kathy Keolkt:r~Wheeler. Mayor November 17, 2005 Jim Hanson Hanson. Consulting 17446 Mallard Cdve Lane· . Mt. Vernon,WA 98274 Subj~ct: Langley Ridge at May Creek Preliminary Plat FileNo. LUA05-083, pp, ECF Dear Mr. Hanson: After reviewing the submitted', materials; the above' referenced' project ,.' has been rescheduled on the agenda for public hearing for November 29, 2005' at 9:00 AM, Council Chambers, SeyenthFloor; Renton City Hall,1055SouthGradyWay, 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 ~~~. ' ' .. _ ' c .... Ple~secontact me at (425') 4.30-7270ifyoUhav~anyqUestions. Sincerely, " '.," \\~~W;9 NancyWeil. Senior Planner . . cc: , . , 'Clifford ,and Diana Broussard; Owner Robert and ShirleyBlayden, Owner' 'John Andrews; OvVnet .'. ' .' Robert and TamaraH6lines;Qwner Fred and Suzzane.Ma!<owski; Owner . Dan and Cheryl Stabbert, .owner . EiJjer and Marilyn,Halidelahd,Owner ' James Hanson, ContaCt Parties of Record ---'-----lO:-:S,---S--S-ou-t-=-h-=G-ra,---d=-y-=W:7a-y---::-R-en-to-n-,=W-=-a-:Csh--:-in-g-to-n-9=-=g:--:O-::'S--s ------~ ® This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE DATE: TO: FROM: SUBJECT: '. , PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM November 10, 2005 NancyWeil Mike Dotson Langley Ridge at May Creek LUAOS-083, PP, ECF For your information, subsequent to our original comments sent via memorandum dated August 23,2005, we have received additional information. The information concerns our original comment concerning information necessary to substantiate the assumptions for surface water facilities necessary to serve the subject project. Specifically we previously noted the following: Note: The preliminary assumptions for an infiltration facility were not supported by accompany geotechnical reports. There is therefore not enough information to determine basic design features. The applicant has recently submitted a supplemental drainage report that has addressed the original comments and concerns. Specifically, in a Drainage report dated November 3, 2005, submitted by Offe Engineers, PLLC, the engineer reports that test have been performed to determine the soil infiltration rate. These rates were then used to determine the sizing of the surface water drainage infiltration facility proposed for the subject development. These tests and analysis have substantiated the site location and sizing for the drainage facility. Further design and review will be necessary to determine the specific drainage facilities and water quality features that may be necessary. h:\division.s\develop.ser\dev&plan. ing\projects\05-083 .nancy\langley gf supplemental.doc • HANSON CONSULTING November 25, 2005 Nancy Weil Development Services Division 1055 So Grady Way Renton WA 98055 Jim Hanson 360-422-5056 Subject: Langley Ridge Preliminary Plat Dear Nancy: • I am responding to items two and three of your letter dated September 20, 2005. 2. The following language will be added to the face of the plat: "There shall exist within the Langley Ridge at May Creek Preliminary Plat file no. LUA- 05-083, ECF,PP (the plat) a pedestrian corridor easement to the City of Renton (the easement) to be no more than fifteen (15) in width extending West to East within the Plat located on Open Space/ Wetland Tracts of "A' , "B", and "c' of said Plat." A section will be added to the CC&Rs as follows: "The Open Space Tracts as shown on the Plat along with the Wetland and Stream buffers and the Native Growth Protection Easements shall be maintained according to the City of Renton standards for such Tracts, Buffers and Easements by the owners of such Tracts". 3. I have enclosed 5 copies of a revised transportation report answering the questions in the memo from Bob Mahn dated August 24. 2005. The project Civil Engineer, Darrell Offe, will submit the information referenced in item number 1 of your letter. Please let me know if the project can now go ahead and be rescheduled for a hearing. You: ~-- Mr. Tom F ster Seattle Mo gage 6450 South enter Boulevard, Suite 106 Seattle, 98188 Re: ley Ridge IC Impact Analysis Cit of Renton Review Comments Pro osed Reply Dear Mr. F ster: Christopher Brown (l$ Associates 9688 Qainier Ave. &. &attle. WA 98118-5981 (206) 722-1910 Fax (206) 7'22-1909 October 12th, 2005 Further to r telephone conversation of this morning there are a number of items to be corrected D r the project's file. In the same order are shown on the city's memorandum these are as follows. 1. The name of the projectwas incorrectly shown as Langley Court. It name should be c anged to. 2. WhO e the text of the TIA references 28 lots, it is my understanding that the actual cou t is actually 27 lots with the development including 2 existing homes. Thus for e development know as Langley Ridge the actual lot count is 29 lots incl ding the 2 existing residences. The memo notes that the appended ITE trip dat to the TIA is from the 6th edition of the trip generation manual. I am atta hing new pages from the 7th edition for the appendix. The rip generation data from the ill edition for 27 new lots (the 2 existing homes are ot included n the computations) is shown below based on the use of the ave ge trip rates. You may wish to note that it does not alter the data as orig nally shown in the TIA TABLE I Langley Ridge Revised Trip Generation AW.D.T. 258 TripslDay AM. Inbound 5 vehicles/hour AM. Outbound . 15 vehicles/hour P.M. Inbound 17 vehicles/hour P.M. Outbound 10 vehicles/hour / Traffic :Engineers (£1 Transportation Planners Mr. Tom F ster October 12 ,2005 Page 2 3. IA assumed all site traffic accessing the arterial network via SE 100th Street vall Avenue NE. However ESD issues at this intersection in the absence of uvall Avenue NE improvement project may tend to induce right-angle type acci ents. If that were to happen, and the operant word is "IF", then the city can inst 11 ; 'NO LEFT TURN" signage so that this kind of accident is inhibited. In suc a case, alternative access to the arterial network will be available via NE 21 st Stre t, for example. Thus, the TIA can be modified (annotated) to describe this alte ative in the event the Duvall Avenue NE improvement project is delayed. 4. Las I did not estimate the mitigation fees for the plat. I do not have their fee basi on hand. cvb/s encl. y further questions, please feel free to call. Land Use: 210 Single-Family Detached Housing Single-fa ily detached housing includes all single-family detached homes on individual lots. A typical si surveyed is a suburban subdivision. Additi The nu er of vehicles and residents have a high correlation with average weekday vehicle trip ends. T e use of these variables is limited, however, because the numbers of vehicles and resident was often difficult to obtain or predict. The number of dwelling units is generally used as the in epencient variable of choice because it is usually readily available, easy to project and has a hi h correlation with average weekday vehicle trip ends. use included data from a wide variety of units with different sizes, price ranges, and ages. Consequently, there was a wide variation in trips generated within this catego As expected, dwelling units that were larger in size, more expensive, or farther away from the entral business district (CBO) had a higher rate of trip generation per unit than those smaller i size, less expensive, or closer to the CBO. Other factors, such as geographic location and typ of adjacent and nearby development, may also have had an effect on the site trip generati n. Single-t mily detached units had the highest trip generation rate per dwelling unit of all residential uses, b use they were the largest units in size and had more residents and more vehicles per unit tha other residential land uses; they were generally located farther away from shopping centers, mployment areas and other trip attractors than other residential land uses; and they generall had fewer alternate modes of transportation available, because they were typically not as conc ntrated as other residential land uses. . hour of the generator typically coincided with the peak hour of the adjacent street traffic. The site were surveyed from the late 19605 to the 20005 throughout the United States and Canada Sourc Numbers 1,4,5, ,7,8,11,12,13,14,16,19,20,21,26,34,35,36,38,40, 71, 72,84,91,98,100,105, 108,11,114,117,119,157,167, 177,187, 192,207,211,246,275,283,293,300,319,320, 357,3 ,435,550,552,579 Trip Ge eration, 7th Edition 268 Institute of Transportation Engineers e e ingle-Family Detached Housing (210) Avera e Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 350 Avg. umber of Dwelling Units: 197 Directional Distribution: 50% entering, 50% exiting Trip Generation p r Dwelling Unit Average Ra e Range of Rates Standard Deviation 9.57 4.31 -21.85 3.69 Data Plot and Equ tion .g c: w a. ·c ~ CD "0 :E CD > CD ~ CD ~ II ~ 30,000 -,-------f-------------------------------, , , , , , , , , , , , , , , , , x 20,000 -. -. -- --.. -. -. -. -. -.. --.. -: ... -... -........ -........ -~ .... :..".-:: -- -.. - -_. .. --. -. ----. , , , , x '/'>//x/" , , , 10,000 ..................... ~~'.'.'~'.~. . .................... , .................... , .... . ;,~ ...... o o 1000 2000 3000 x = Number of Dwelling Units X Actual Data Pints ---RUed Curve ------Average Rate Fitted Curve E uation: Ln(T) = 0.92 Ln(X) + 2.71 R2 = 0.96 Trip Generation,7th Editi n 269 Institute of Transportation Engineers e e Single-Family Detached Housing (210) A Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour .of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 274 . Number of Dwelling Units: 201 Directional Distribution: 25% entering, 75% exiting Trip r.;;AnAI~~t'II"'n per Dwelling Unit of Rates Standard Deviation 2.27 Data Plot 3,000 -,+-------------------------------, til "0 c: W 0-";:; t- CD '0 :2 CD > CD ~ CD ~ II t- 2,000 1,000 x Trip C:ierlerartlon'.i7 x _ .... -. - - - --' --. _. --., -. --,-- -_. -'::' -_ ..... -_ .. - -',' - ----' _. _. _. -_ ... -. -... -. ... ".,;' x 1000 2000 3000 X = Number 9f Dwelling Units ---Fitted Curve ------AwrageRate Equation: T = O.70(X} + 9.43 R2= 0.89 270 Institute of Transportation Engineers Trip Generation per 4".,.,. .. " ... Rate 1.01 Data Plot and· e e ngle-Family Detached Housing (210) icle Trip Ends vs: Dwelling Units On a: . Weekday, . Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 302 r of Dwelling Units: 214 rectional Distribution: 63% entering. 37% exiting ling Unit Range of Rates Standard Deviation 0.42 2.98 1.05 3,000 ..,....------+-------------------------,'-,--, , , , , , , , x , : , ............... , , , , , , , , , , , , x en "0 c: 2,000 --------- - - - -_. ---' --_. -.'. - -----' --- --. - ---. --_. --..... --_ .. - - - - - -_. - --. ---. _. W Cl. ";:: ..... Q) "0 :c Q) > Q) Cl l!! ~ II ..... 1,000 ·x o o X Actual Data . X """"""'" , X X ,i/ ------- --------;;~~ --- ,~ .......... , 1000 , , , , , , , , , , x x = Number of Dwelling Units ---.FItted Curve Atted Curve Eqlila11,on: Ln(T) = 0.90 Ln(X) + 0.53 Trip Generation,7th Edition 271 2000 3000 ------Average Rate R2 = 0.91 Institute of Transportation Engineers • I ·' Re: • Chriatopher Brown (If A&!!.ociai.e8 9688 Rainier Ave. ~. &attie, WA 98118'-5981 122-1910 fax October 12th, 2005 SOlL11:hll:el1lter Boulevard, Suite 106 1. 2. 98188 1..m'lll!IJ.n.r Ridge Impact Analysis of Renton Review Comments t'rold10SC~ Reply telephone conversation of this morning there,are a number of items to be the project's file. In the same order are shown on the city's memorandum 'helDanle of the project was incorrectly shown as Langley Court. It name should "'UlW.1Io~;;U to. the text of the TIA references 28 lots, it is my understanding that the actual is actually 27 lots with the development including 2 existing homes. Thus development know as Langley Ridge the actual lot count is 29 lots u"",,,UllJ' 'I'J the 2 existing residences. The memo notes that the appended lTE trip ti!llf"'!lIlt-n the TIA is from the 6th edition of the trip generation manuaL I am attl14hmg new pages from the 7th edition for the appendix. Th ... th-iin generation data from the th edition for 27 new lots (the 2 existing homes included n the computations) is shown below based on the use of the gVF'l1IIcrp trip rates. You may wish to note that it does not alter the data as shown in the TIA TABLE I LangJeyRidge Revised Trip Generation A.W.D.T. 258 TripslDay AM. Inbound 5 vehicleslhour A.M. Outbound 15 vehicleslhour P.M. Inbound 17 vehicleslhour P.M Outbound 10 vehicleslhour Traffic Engineers (f1 Trall8portation Planners i r .. I l Ii " I r Mr. Tom F ster October 12 , 2005 Page 2 '3. assumed all site traffic accessing the arterial network via SE 100th Street vall Avenue NE. However ESD issues at this intersection in the absence of the vall Avenue NE improvement project may tend to induce right-angle type a.c<;:i ents. If that were to happen, and the operant word is "IF", then the city can in ; 'NO LEFT TURN' signage so that this kind of accident is inhibited. In suc a case, alternative access to the arterial network will be available via NE 21 sl Stre t..for example. Thus, the TIA can be modified (annotated) to describe this alte ative in the event the Duvall Avenue NE improvement project is delayed. 4. I did not estimate the mitigation fees for the plat. I do not have their fee cvb/s encl. on hand. y further questions, please feel free to call. Land Use: 210 Single-Family Detached Housing Single-fa ily detached housing includes all single-family detached homes on individual lots. A typiCal s' surveyed is a suburban subdivision. er of vehicles and residents have a high correlation with average weekday vehicle trip use of these variables is limited. however. because the numbers of vehicles and reside was often difficult to .obtain or predict. The number of dwelling units is generally used as the in epenaent variable of choice because it is usually readily available. easy to project and. has a hi correlation with average weekday vehicle trip ends. This Ian use included data from a wide variety of units with different sizes. price ranges. location and ages. Consequently. there was a wide variation in trips generated within.this catego As expected. dwelling units that were larger in size. more expensive. or farther away from the ntral business district (CBD) had a higher rate of trip generation per unit than those smaller i size. less expensive. or closer to the CBD. Other fadors. such as geographic location and of adjacent and nearby development. may also have had an effect on the site trip gen n. mily detached units had the highest trip generation rate per dwelling unit ~ all residential use they were the largest units in size and had more residents and more vehicles per other residential land uses; they were generally located farther away from shopping mployment areas and other trip attractors than other residential land uses; and they had fewer alternate modes of transportation available. because they were typically not lI'<lntrat'ed as other residential land uses. hour of the generator typically coincided with the peak hour of the adjacent street traffic. were surveyed from the late 1960s to the 2000s throughout the United States and 1.4.5, .7,8,11,12,13,14,16,19,20.21,26.34,35,36,38,40, 71, 72,84.91,98.100,105, 108.11 ,114.117,119,157,167,177.187,192,207,211,246,275,283,293,300.319,320. 357, ,435,550,552,579 Trip 268 Institute of Transportation Engineers t .~ Avera e e ingle-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 350 umber of Dwelling Units: 197 Directional Distribution: 50% entering. 50% exiting Trip Generation r Dwelling Unit Average Rang~ of Rates Standard Deviation 9.57 4.31 -21.85 3.69 30.000 .,..---t--------------------...,.--------. "" ", """"'" """ . . " 20.000 ••• ---. --~ _ .• -_. ---_. --. --:-. ------------_ •• ---_. ----~.,:'''~. ---_ •• _. "," ",-' x ,,,~,,,,,""''''. ",,,,,,, . "" x 10.000 --. . .• . -. -•• --.• , •• -. ---~1t"---------.. -. ------.. ---_ .. ----. -. --. -----. -. --, .. - .,¥:." ,,' .0 " : x 1000 x = Number of Dwelling Units FIlled Curve 269 2000 3000 ------AvwageRata ~=O.96 Institute 'of Transportation Engineers - e e Single-Family Detached :Housing (2·10) AVila_InA Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 274 Number of Dwelling Units: 201 Directional Distribution: 25% entering. 75% exiting Standard Deviation aooo~--------------------------------------------------~ ." --_. "<4~' O.'P • 2.000 1,000 x Trip Generalibn,J7 . . " ~ _ ,J"'" ............................................................... :' ....... 0 ..................................... "' ................................. 0 ................................................ _.' ... ... : : , .... " · .,' ... .,' ... .,' · ... " · . " · . " • ... ,,III' .. x 0,,' ,,., .... x " ~' ,,' ,.", .................................................................... -." ... "!' ............ ... ................................... -............................................................. " ......... ... x 1000 x = Number qf Dwelling ·Units FItI8d Curve Equation: T = 0.70(X) + 9.43 270 ------Average Rata Jt2 = 0.89 Institute of Transportation Engii~~ Avg. • • ngle-Family Detached Housing . (210) Iye'nlc:le Trip Ends ys: Dwelling Units On a: . Weekday, . Peak Hour of Adjacent Street Traffic, One Hour BetWeen 4 and 6 p.m. Number of Studies: 302 of Dwelling Units: 214 ni ... ",Mi,,..n,,,, Distribution: 63% entering. 37% exiting Generation per Durelliina Unit Rate Range of Rates Standard Deviation 1.01 0.42 -2.98 1 Data Plot and ~~~----4-------------------------__ --------__________ ~ 2,000 --•.••.• 1.~ x o o X Actual Data . X = Number of DwellIng Units fitted Curve fitted CUrve EqlJI8fiClIII: Ln(T) = 0.90 Ln(X) + o.sa Trip Generation,7th Edition 271 2000 3000 ------Average Rate Institute of Transportation Engineers 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 September 2, 2005. The full amount of the fee charged for said foregoing publication is the sum of $122.00. ~ ~\\,"UUII" ~,,\ :'i L. B II" ~ oS> •••••••••• ~ ~ Tom Meagher ~"") .... ~OT~~\:;-'O ~ Legal Advertising Representative, King County Journal :: I .. "t..-: -. B • Subscribed and sworn to me this 6th day of September, 200S: ~ i 04/2 XP. ! = ~ ::_1 812009 ;,.= .-~.. .~ ... , ~. ::: ~ · .... ~LlC / ~ ~"Op~ .... ~.~ ~ "'1 WAStl).~.~'~ ~ """"""'\ Notary Public for the State of Washington, Residing in Auburn, Washington PO Number: Cost of publishing this notice includes an affidavit surcharge. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non·Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Langley Ridge at May Creek Preliminary Plat LUA05-083, PP, ECF Location: S of SE May Valley Rd between Coal Creek Pkwy & NE 26th St. N of NE 24th St. The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a 34-10t subdivision of a 34-acre site located within the Residential-1 (R-l) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single -family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco Avenue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements. The site contains criti- cal areas, protected slopes, wet- lands and stream. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on September 16, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- nO.B. Additional information regard- ing the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on Sep- tember 27, 2005 at 9:00 AM to con- sider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal Septeml:ier 2, 2005. #849290 • ._/ September 30, 2005 I. HANSON CONSULTING Jim Hanson 360-422-5056 Niel Watts, Development Services Director City of Renton 1055 So Grady Way Renton WA 98055 Subject: Meeting on Langley Ridge Plat, Storm Drainage. • This letter is a summary of the meeting of September 30th, 2005 concerning the Langley Ridge Plat. In attendance were Niel Watts and Mike Dotson from the City of Renton , Tom Foster, Darrell Offe and Jim Hanson. The project engineer Darrell Offe was had questions about the interpretation of the 2005 Storm Drainage Manual which is to be used for the project. It was discussed that the Langley Ridge Plat is quite unique in that 65% of the property must be in a vegetated state either not cleared or re-vegetated. Most plats have nearly 100% cleared. Some portions of the plat are now developed with houses and have been cleared in the past, even used for farming. Mike Dotson has been in contact with King County concerning their interpretation of the Storm Manual. Mike indicated that areas that were developed prior to January 8th 2001 are not to be considered in the drainage calculations. They are considered existing impervious surfaces. These areas may be deducted from the calculations for the whole site. We then discussed how the wetland areas were to be treated. We agreed that the wetland areas were to be considered as able to retain surface water and should be considered the same as being forested. Icicle Engineering has conducted soils tests to establish that infiltration can be done for the storm water. The results were very good and copies of the tests were given to Mike. It was agreed that Darrell Offe would submit calculations for the whole site minus the areas developed prior to January 8, 2001 showing that an infiltration pond at the tow of the slope on the property known as the Andrews property will work for the project. We then discussed the issue of the comment by the Trans~rtation Division concerning site distance on Duvall Ave NE at the intersection of 100 . Their concern was that if the proposed City/County project for improvements to Duvall did not occur prior to the plat being recorded then the site distance would be a problem. Darrell proposed that if the site distance was not corrected by the time the plat was recorded that the developer would , • install a "c" curb in Duvall Ave NE prohibiting left turns from SE 1 OOth. Those in attendance were in agreement. Niel Watts indicated that the street modification requested for the turn-around design on the Holmes property was appropriate and would be approved shortly. Please sign and return a copy to me. Summary concurrence: Niel Watts Nil aJ dti 101,,1 s Jim HansonL----d~t::!:l.~'aJ~1l::::- /1 r,) oWl ex;ec1C{f:OVf tke{;( UP;VDVa.{ -fcJl L.~ J14oc!,{,'CtJu)-z" " C{1/ou .. nMI tke Lt{ vV1-avo~ I VI /, 'ut ~b t1 cd-de -5C0C ccvvl b< cOvVIf/<ieJ b'1 tt~ eM.d ~ 0o, Fp/t-DCjI ~ ~t7ave 'SoWLe C:OvtLfVVJ ~ "tlt4 aptvovd, T~ rvforA,iJcc<iloV/ u4 ;//fc!Ud/ tke 'I e q t1~ ve 1"Ut1,,0 f cJl s f v~ V11r Ipu f UI CVWt.-f l' ~ h () tf/.lbJ n.-tYT cuvv(iIIi/~ ~ CWI attJ!V~vfJ h/~ fcv;'/l , It! tC?() )0;) 1/0 5 Langley Development Group, Inc. 6450 Southcenter Blvd. Suite 106 Seattle, Washington 98188 September 22, 2005 Re: Authorized signature To Whom It May Concern: C. Thomas Foster, as President, is authorized to sign for Langley Development Group, Inc. This authorization is in force unless otherwise resented in writing. s~:ereIY Jlu~ Gerald L. Stump, Sec etary Langley Development Group, Inc. • I Langley Development Group, Inc. 6450 Southcenter Blvd. Suite 106 Seattle, Washington 98188 September 22, 2005 Re: Authorized signature To Whom It May Concern: , Gerald L. Stump, as Secretary, is authorized to sign for Langley Development Group, Inc. This authorization "is in force unless otherwise resented in writing. ' Sincerely C. Thomas Foster, President Langley Development Group, Inc. • CIT.OF RENTON PlanninglBUildinglPublic Works Department . Kathy Keolker-Wbeeler, Mllyor Gregg Ziminerman P.E., Admhiistrator .' September 20, 200S C. Thomas Foster Langley Development 64S0 Southcenter Blvd, #106 . Seattle, WA98l88 ' . Subject: . Lai1gl~yRidge atMay Creek Preliminary Plat '. File No, ·LUA-OS-083,ECF,·PP Dear Mr. Foster: After completing the initial review of th~ information submitted with the above 'referenced 'Iand use applicatiorl,it hast;)l3~h determined that additional· information must be provided in order to proceed with the publichearing.'Specifically~ thefollowihg information has been determined to be necess,ary: , 1. Five .(S) ~~pies of revised drainage report and stoimwater proposal. If the revised proposa:l cr~ates impacts not previQusly disclosed tOtlllayCreek, Ehvironmental (SEPAl Review ma.y be .re,quir~d to he amended. The stqrmwatl?rpond must be designed with less. ttian3:1engil1eer~d slopes and enhanced per CityCo~eurider the Urban Separator· Overlay Regulation~. ',' .' ", . '. 2. " ,providelangu~g~jbrdedi~~tif'lgihe~~blistra11,ea~ement h~r a horth/south and.eastlwest: . connection for :futuTee$tatjljst)rrienfof CjtyPCirKs:;Additionally, languagefor,mCiinteJ")ance of proposed 'OPen Spac~ Tracts A, ;B;.C"and,b, . which. shalt .include the Native 'GroWth Protection'. Easements. ,Revi~e:pl~hs' ~or thec()ntiguous conneption of'north Triu:t D and . Tract C~ The language sh~1I besubjebt to review'by the City Attorriey. . ".". . ... ,.. '., ". 3.. . Five '. (S) . copies. of revi~e(j Traffic'lmpact Analy~isper ~ttached comments from Transportation Systems dated Augus:t 24, 200S. . . '. -. .~. .' ," . ". The proposal was presented to the cEnvironmentalReview' Committee on August 30, 200S at whlch.tJme. City:of. Renton issued a threshold Determination of Nori-Significance-Mitigatedwith., ··Mitigation. Measures. No appeals were filed . regarding the Environmental Review Committee's decision. ..... ..... . .' . •.... .". . • ..... '.:': ....... '. , ...... '.':. ..... ;> .. At thistime,tl')eLangley Ridge(lt May Creek' Preliminary Plat land use application (file no. LUA- OS-083; .' ECF, PP) has· been .... placed . "on' hold." Once the· information listed above has' been. submitted and found ~o t;>e acceptable, the project will be rescheduled on the agendafoT the public hearingWith the Hearing Examiner. : .. Please contact me. at (42S). 430-7270 if you have any questions . . Sincerely, Q~~l:J~ Nancy Wei I Senior Plannerl . Project Manager "----'----'------lO-5-5-S0-u..,..th-G-'--ra-dy-W:-ay---R-e~n-to-n-, W:-a~s~bl-·n-gt"'-o-n-·9-80-5-5----~-~ . . * This papercontBin~ 50% recycled material, 30% Post ~unier AHEAD OF THE CURVE I Langley Ridg~ @' May cree.limi~ary Plat , File No. l,UA~05-083, ECF" PP Septemb~r-20, 2005 ' Page 2 of 2 " cc: Clifford andDi1ma Broussard, ,Owner Robert and Shirley Blayden, Owner John Anqrews, Owner ' ",.:: , Hobert and Tarnara Holmes, Owner·', Fred ~mdSuzzane Makowski, Owner Dan and CheryiStabbert, Owner ' Einerand Marilyn',Handeland;.Owner, , James Hanson; Contact ' , '" Parties of Record ": 'JenJ:"lifer Henning,' Principal Plann~r ' ",',"- " .. "' .... .. ,." '-' ," ":',: .", . " ' • DATE: TO: . FROM: SUBJECT: • . "" PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT MEMORANDUM August 24, 2005 Mike Dotson, Development Services Bob Mahn,~sportation Systems Langley Ridge at May Creek North of SE tOOth Place We have reviewed the Traffic Impact Analysis (TIA), Preliminary Plat Plan, and other materials included in the Green Folder, and have the following comments: • The TIA cover sheet and at several other locations in the text refer to the development as Langley Court instead of Langley Ridge. • The text in several locations references a 28-lot single-family residential development. The Master Application indicates a 34-unit development with five (5) existing residences, which resultS in 29 neW residential units. The Environmental Checklist and the Preliminary Plat Plan indicate 34 units with four (4) existing residences, which results in 30 new residential units. • Table I and the Conclusions section indicate that 28 units will generate 258 trips per day. However; using the Trip General Manual, 7th Edition, results in 268 trips per day, 20vehicles per hour in the AM peak and28 vehidesper hour in the PM peak . . Also for 29 units, 278 trips per day would be generated; with 21 vehicles per daY:oin the AM peak hour and 29 vehicles per day in the PM peak hour. For 30· units, 287 trips per day would be generated, with 23 vehicles per hour in the AM peak hour and 30 vehicles per hour in the PM peak hour. Revision of the LOS analysis to address a 29 or 30 unit development is not necessary. • The TIA assumed that all traffic generated by this development project will use BE 100th Street to access Duvall Avenue NE rather than an existing alternate route via NE 21 st Street. This is a reasonable assumption since 100th Street is currently used to access SE looth Place to the east and provides access for homes abutting SE 100th Place. • The trip generation figures included in the Appendix are from the Trip Generation Manual, 6th Edition, not the 7th Edition referenced in the text ofTIA. e· Mike Dotson, Development Services Page 2 of2 ' August 24, 2005 Re: Langley Ridge at May Creek North of SE 100th Place • • Payment of the City's Traffic Mitigation Fee is not addressed in either the Mitigation Measures section or the Conclusions section. • 'Sight distance is not addressed, particularly at the SE I OOthlDuvall Avenue NE intersection. We have concerns with the existing limited sight distance (both horizontal and vertical) between vehicles turning left out of SE 100th and southbound vehicles on Duvall, and between southbound thru vehicles on Duvall and vehicles waiting for a gap in northbound traffic to tum left from Duvall into SE 100th. The, ", Duvall Avenue NE Widening project, which the TIA assumes will be completed at , the time the Langley Ridge 'development is cOinpleted, will resolve these sight distance concerns. "However, if the Duvall Avenue Widening project will not be completed as assumed,then sight distance issues at the SElOOth intersection may have to be addressed by this development project. Preliminary Plat Plan • The location of the proposed internal east/west road and the two proposed north/south access roads serving the development site are acceptable for traffic circulation. However, we recommend that a40-foot wide by 60-foot long dedication of right-of- way (see attached plan) he required in order to provide for future improvement of SE 100th Street to City standards for a neighborhood access street. This right"-of-way dedication is located at the southwest comer of the development site where SE 100th Place becomes SE 100th Street. ' • We also recommend that the proposed access road at the west end be shifted to the east (approximately 10 feet) so that the centerline of the access road right-of-way lines up with the existing monument line to the south. (See attached plan.) " • ' The Langley Ridge development should be required to provide pedestrian walkWay improvements as necessary to serve as an extension of the new sidewalk required within the development site. One proposal would be to provide a pedestrian walkway 'on SE 100th Street between Duvall Avenue NEand the western most access road serving the development site. • The question of whether SE 100th Street is a public or private road was raised during our review. The attached e-mail indicates that SE 100th Street is a public road. Attachments Cc: Nick Afzali, Transportation Planning & Programming Manager James Wilhoit, Transportation Systems Design Section File h:\division.s\transpor.tat\planning\rlm\reviews\2005\1angley ridge at may creek.doc • • ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DN5-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Langley Ridge at May Cnook PROJECT NUMBER: LUA05-083, PP, ECF LOCATION: South 01 SE May Valloy Road between Coal Creek Pkwy & NE 26th DESCRIPTION: The applicant. Langley Development, I. requaetlng SEPA environmental review and Preliminary Plat approval for a 34-101 lubdlvlslon of a 34-ecre lite located within the Residential - 1 (R·') dwelling unite per acre zone and the Urban sepanitor Overlay. Six existing atructur.a will be Incorpol1lted Into lot. of the proposed plata .s alngle-tamlly residences. Ace ••• for 29 lots Is proposed from an existing stub street ot Ilwaco Avenue NE (143rd Ave SE~ The remaining Iota will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and stream. 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 detennlnatlon must be flied In writing on or before 5:00 PM on September 16, 2005. Appeals must be flied In writing together with the required $15.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton MuniCipal Code Section 4"110.B. Addltlonallnfonnatlon regarding the appeal process may be obtained from the Renton City Clerk·. Office, (425) 431)06510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY. RENTON, WASHINGTON, ON SEPTEMBER 27, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOllCE WITHOUT PROPER AUTHORlZAll0N PleaSe hli:lud".the,pi:Oli!Ct.NUMBER·"he.n~Ca!I!ngfor.prop!>~ flle'ldBntlflcation. CERTIFICATION I, Derek ~r4n ' hereby certify that -.::s copies of the above document were posted by me In ~ conspicuous places or nearby the described property on DATE: f:)'/~lJOS SIGNED:ej<. ~ A ITEST: Subscribed and sworn before me, a Notary Public in and for the State of Wfashi t ·d·· ,ondre ~ dayof ¥ ~r i)~ij11& OmARY PUBLIC SIGNATURE. ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Langley Ridge at May Creek PROJECT NUMBER: LUA05-083, PP,ECF LOCATION: South of SE May Valley Road between Coal Crl!ek Pkwy & NE 26th DESCRIPTION: The applicant, Langley Development, Is requesting' SEPA environmental review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be Incorporated Into lots of the proposed plats as single-family residences. Access for 29 lots Is proposed from' an existing stub street of Ilwaco Avenue NE (143rd Ave SE). The remalnlng'lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and stream. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on September 16, 2005. Appeals must be flied In 'writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be, obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL,'1 055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON'SEPTEMBER 27, 2005 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. SITE LANGLEY RIDGE FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT , SERVICES DIVISION AT (425) 430-7200. ' DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Agencies See Attached Contact, Applicant & Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker CHARLES F. KOKKO PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MARCH 19,2006 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated:_q""'--l('---=1.....L/...:;;...o-=-~ __ Notary Public in and for the Sate of Washington Notary (print):. __ -=(!~~:-7-:-:~~-7F:............:./4_·.;-.·1I-U:....:........ ______ _ My appointment expires: ~ II'll 0 (,. Langley Ridge at May Creek LUA05-083, PP, ECF t \ template· afflda'" of ,eMoe by ma"" • e AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) Dept. of Ecology • WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160th Ave SE 39015 -172nd Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region • Duwamish Tribal Office· Muckleshoot Cultural Resources Program· Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers· KC Wastewater Treatment Division· Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation· Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor· Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by.mailing .... Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: 360-422-5056 eml: jchanson@verizon.net (contact) • PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF C. Thomas Foster Langley Development 6450 Southcenter Blvd ste: #106 Seattle, WA 98188 tel: 206-499-8491 (applicant) Clifford H. & Diana L. Broussard 14111 SE May Valley Rd Renton, WA 98055 (owner) Robert E. & Shirley L. Blayden PO Box 3029 John P. Andrews 2906 Ilwaco Ave NE Renton, WA 98056 (owner) Robert A. & Tamara J. Holmes 5416 NE 26th Street Renton, WA 98056 (owner) Fred & Suzzane Makowski PO Box 2215 Belfair, WA 98528 (owner) Andrew Duffus 2905 Ilwaco Avenue NE Renton, WA 98059 tel: 425-255-9405 (party of record) Lee S. Bailey 18833 96th Avenue NW Stanwood, WA 98292-6110 tel: 360-652-9465 (party of record) Betty & Charles Reamy 2502 Lyons Ave NE Renton, WA 98059 tel: 425-204-8788 (party of record) Carl & Denise Strasser 5113 NE 24th St Renton, WA 98059 (party of record) Trudy Curtin 5208 NE 24th St Renton, WA 98059 (party of record) Updated: 09/01/05 Dan W. & Cheryl A. Stabbert 9400 Hilltop Road Bellevue, WA 98004 (owner) Dennis & Mary Noland 5226 NE 24th Street Renton, WA 98059 tel: 425-226-7946 (party of record) Allen Vadney 17705 SE 124th Place Renton, WA 98059 tel: 425-271-7146 (party of record) John D. Todderud 5316 NE 24th Court Renton, WA 98059 tel: 425-228-3307 (party of record) Randy & Diane Hayes 5220 NE 24th St Renton, WA 98059 (party of record) Mike Jacklin 5029 NE 24th St Renton, WA 98059 (partypf record) Renton, WA 98056 (owner) Einer 1. & Marilyn J. Handeland 3018 Ilwaco Avenue NE Renton, WA 98056 (owner) Jean Rollins 9605 143rd Avenue SE Renton, WA 98059 (party of record) Paul T. Hays 5304 NE 24th Court Renton, WA 98059 tel: 425-255-3505 (party of record) Ruth M. Hunter 5106 NE 24th St Renton, WA 98059 (party of record) Tyre G. Boss 5100 NE 24th St Renton, WA 98059 (party of record) Jim & Julie Bonwell 2914 Lyons Ave NE Renton, WA 98059 (party of record) (Page 1 of 2) Mark Cruz 14116 SE 100th PI Renton, WA 98059 tel: 425-254-2868 (party of record) Ernest & Julie Stellingwerff 4915 NE 24th St Renton, WA 98059 (party of record) Rick Velasco 2317 Graham Ave NE Renton, WA 98059 tel: 425-255-2109 (party of record) Updated: 09/01/05 • PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Gilinda Mioduszewski 5209 NE 24th St Renton, WA 98059 (party of record) Betty Lou Carter 4908 NE 24th St Renton, WA 98059 tel: 425-235-4982 (party of record) Marquita Jacklin 5107 NE 24th St Renton, WA 98059 tel: 425-753-0733 (party of record) Julie Evans 4914 NE 24th St Renton, WA 98059 tel: 425-254-0208 (party of record) Robert & Sheila Carter 4909 NE 24th St Renton, WA 98059 (party of record) Mark Madfai 3010 Ilwaco Avenue NE Renton, WA 98059 (party of record) (Page 2 of 2) Kathy Keolker-Wheeler, Mayor August 31, 2005 Jim Hanson Hanson' Consulting 17446 Mallard Cove Lane Mt. Vernon, W A 98274 • SUBJECT: Langley Ridge at May Creek Preliminary Plat LUA05-083, PP, ECF Dear Mr. Hanson: C1Tye>F 'RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator . '. This ietter is written on behalf of the Environmental. Review Committee (ERG)' to~dvise you that they have completed their review <;>fthe subject,projecl'l:uld . have. issued a threshold Determination-of Non~ . Significance-Mitigated with Mitigation Measures: ..•.. Please' ref~r to the enclosed Mitigation Measures document." .'. .,' . - Appeals of ~he en"ironme~t!ll:;'det~~h:iatibn inustbe' filed in ~riting_ onor'b~for~5:00:PM' on September 16, 200~;ApPeals::inlist be. fileqill wi'iting together with' ,the required $.75.00 application fee· with: Hearing Examiner, Ci!y of Renton; 105!)'S,olith"Gfady: W~y;~Renton;,WA98055 .. Appeals tt{the. Examiner are g()verned by City .of Renton, Municjpt;ll' CO(ieJ)eCtion 4~8-1'10.8. Additional information . regarding theapPearproce~s n,ay.be obt~ih~q:fr6r1).tr~:F:leQt6irCitYGI~k;s~ffice, J(25)4.3~651 O .. .• ~ A PubUc H~ring. win ·.~e he~'~b~ .h~· R~n~~n·@~a:ri~ti~~amin~r. in' the;c(;~~cirChamb~rs on ~he seventh floor of'City Hall~ 'lOS? South. Grady WaY,Rent9n,WjishingtoJl;on.$eptember 27,2005 at . 9:00 AM t6 consider' the Prelimi~aryP·lat .. The applicant, or represeritativ~(s) ofthe'applican'~ is:required . to be present althe publichearing,:A'·copyoUhe staff reportwill.b~rnailed to you'one weekb~fore the' . hearing. If the EnvironrneritaJ Deteimination is~ppealed,'the:, appeal will be heard.as partofthis public hearing., ..... .' -. , ... The preceding . information willassist youin plannirigfof implementat!Qnof your project and enable you to . '. exercise your appeal rights ~more fUlly, if you cho()se to do so. If you have any. questions or. desire clarification ofthe above, pl,ease call·me at(425) 430-:7270. . , . . . . . . ' For the EnvironmehtalHeviewCommittee, . ", ",' :" . , .. : ':. . ~f~U~<ffOt~~W~I·· Nancy Wei I Senior Planner cc: Clifford &. Diana Broussard, Robert & Shirley Slayden, John Andrews, Robert & Tamara Holmes, Fred&Slizzane Makowski, Dan & CheiylStabbert, Einer & Marilyn Handeland IOwners . C. Thomas Foster I Applicant . - See Attached List I Parties of Record Enclosure -------------lO-5-5~S-ou-t~h~G-ra~d~y=W~a-y--R~e-n-to-n-,W=-aS-h-in~g-to-n-9~8-05-5------------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE·CU.RVE Andrew Duffus 2905 Ilwaco Avenue NE Renton, WA 98059 . (party of record) Lee S. Bailey 18833 96th Avenue NW Stanwood, WA 98292-6110 (party of record) Betty & Charles Reamy 2502 Lyons Ave NE Renton, WA 98059 (party of record) Carl & Denise Strasser 5113 NE 24th St Renton, WA 98059 (party of record) Trudy Curtin 5208 NE 24th St Renton, WA 98059 (party of record) . Mark Cruz 14116 SE 100th PI Renton, WA 98059 (party of record) Ernest & Julie Stellingwerff 4915 NE 24th St Renton, WA 98059 (party of record) Rick Velasco 2317 Graham Ave NE Renton, WA 98059 (party of record) Updated: 08/31/05 • PARTIES OF RECORD LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Dennis & Mary Noland Jean Rollins 5226 NE 24th Street 9605 143rd Avenue SE Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) Allen Vadney Paul T. Hays 17705 SE 124th Place 5304 NE 24th Court Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) John D. Todderud Ruth M. Hunter 5316 NE 24th Court 5106 NE 24th St Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) Randy & Diane Hayes Tyre G. Boss 5220 NE 24th St 5100 NE 24th St Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) . Mike Jacklin Jim & Julie Bonwell 5029 NE 24th St 2914 Lyons Ave NE Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) Gilinda Mioduszewski Julie Evans· 5209 NE 24th St 4914 NE 24th St Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) Betty Lou Ca rter Robert & Sheila Carter 4908 NE 24th St 4909 NE 24th St Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) Marquita Jacklin Mark Madfai 5107 NE 24th St 3010 Ilwaco Avenue NE Renton, WA 98059 Renton, WA 98059 (party of record) (party of record) (Page 1 of 1) • CITY~F RENTON Kathy Keolker-Wheeler,Mayor . PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator . August 31,2005 Washirigton State. Department of Ecology' Environmental Review Section PO Box 47703 , Olympia, WA 98504~7703 Subject: Environmental Deterrrlinations Transmitted herewith Js a copy of the Environmental Determinatic;m for the following proj~t reviewed by the Environmental Review Committee (ERG) on August 30, 2005: . . DETERMINATION OF NON-SIGNIFICANCE -MITIGATED . '. . '. LangleyRidg~at May C~eek 'Pr~limi~aiyPlat •. PROJECT NAME: .. PROJECT NUMBER: LUA05-083,' f»e,ECF. . . , '.' .' South of SEMay Valley Road betWeen Coal Creek' PkwY& NE 26th LOCATiON: ..". -. DESCRIPTION: . Th~ applicant,: Langley';O.~yelqpment,·. is' requesting SEPA environmental,' review· a~dPreliminary Plat, approval. for·a· 34-lot . sui:>divisiorf'of a 34-acresit¢ 1o~tedW'iitt1in th~ .F,lesidential ":'"1'(R~ .1)dwelling units per acre~one,and,JheUrb~SeparatorOvei'lay . . ,'~'Six·existing sti'Liptutes'wiU 'be ',incQ.rporated into ,Iatsof the .. ' . propos~ctplats:.as singie:.;.f.amily resideljces.,AcCessfor 29 lots is propo.~ed~from~~nex~!iiti~g~ ~tubst~~~t o,f IIw~cQ' ~venue·NE:;(143~d· . Aye SE)~T~er.~ma,i!ling'Jots Wi,1I be 'accessed 'I:>Y existing' private .eas~ffler)ts~·The: site::f()ntain~'criticar areas" protected slQpes; ", wetlarids and stream.' ...... . . . .' ..' Appeals of the envirohm.!nt,lIdetermination must be Jiledin ""ri~lng onor'befo~e 5:00PM on September 16, 2Q05. Appeals must be ,fil~q in.writing together:With,ttierequired$75.00 application fee . with: HearingE~aininer,Cityof Renton, t055'SOl,Jth Gt~dy Way, Renton, VVA 98055. Appea!sto the, Examiner are governed by City of Renton' Municipal CodeSection4~8-110.B .. Additional in'formation regarding the appeal process maybe obtainecifrom the Renton City Clerk's Office, (425) 430-6510; If you have questions, please call me at (425) 430-7270. For the Envirenhlehtal Review Committee, ~·~~·.~~N~UI(.j1 NancyWeil 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, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation -------......... ~E8A~e!lfIO*'lst:turreer-----l-0-5-5 -S-ou-t-h-G-r-ad-y-W,-ay---R-en-t-o-n,-W,-as-h-in-g-to-n-9-80-5-5---~---R E N TON' * This paper contains 50% recycled'material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-083, PP, ECF APPLICANT: C. Thomas Foster, Langley Development PROJECT NAME: LangleyRidge at May Creek Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single-family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco A~enue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and stream. LOCATION OF PROPOSAL: South of SE May Valley Road between Coal Creek Pkwy & NE 26th LEAD AGENCY: The City of Renton D~~rtm~e'nf1ofPlall!1Jn,g/BuildingiPublic Works " ,)?,~~yel()pmi:nfPlanning'tS~ion -,~~ ~ ,p '\~t: ,\ MITIGATION MEASURES: -;/i,t +J\:",p",'''' .. '. "" . ,,;': 1.' The applicant shall adhere to the r~cqmr'nenC!ation of the geotechi'iiq.at ~~pert ~!epared by Icicle Creek Engineers, Inc dated June 20, 2005 during site p~~para~i9n;and buildi con~~ruction~'+Y y }.~ . jJ7 .{~o;;.,,,; ,,< $_. :~$';i'~~«. \" ¥ 1~. . 2, The applicant shall be required tq]>ertorm,;all e~rt,Q.'_~0" '-_> ie' . the "~rier sUr1;!!11er months (April -October) unless otherwise approved. by the City's'pev,eJop[T1eQl,s . .".-" ~ .. , ~!, ~ , , ( : ;0 ,:~t~11t.-~ ~ ~,-6~%~'>0 7:k 3. The applicant shall install a silt f~:nce 'along the d()w ''': eter offth~~areatto be disturbed. The silt fence shall be in place before clearing and grading is,. initiated ;'",' shall~~~constructed il1~conformance with the specifications presented in the Vol. II 2001 Dd~ Stor'!l,watef"Management'?;fJlanu~I'~ ;'1~is «;:t>ndition shall be required during the construction of both off-site and on'isite<li'fup[()vements as well as building,consfruction. . . t~). ~ . :~t~(l ", ·t.:.':." '< ' '--:.4;,1" "<-:,. If 4. Shallow drainage swales shall be aOQstru<:te(L~,o"il"l~,f~E<?~Pt, surface,lwatelJflow and route the flow away from the construction area to a stabilized disch11rge'1~oint( V~getation, gr6~h shf;lll"be established in the ditch by seeding or placing sod. Depending onsitegrades;'i:ihinay ~e 'n~cessary to'Ii~~£the ditch with rock to protect the ditch from erosion and to reduce the flow rates. The'''d~iQJ:l. a~d co~~!rJ,l,ptioii of the. drainage swales shall conform to the, specifications presented in the Vol. II 2001 DOE StoriT'iwater' Management Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland, Stream and Habitat Study dated June 30, 2005 prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, monitoring and construction of the project. 9. This project shall be subject to the 2005 King County Surface Water Analysis and Design Standards. 10. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. ERC Mitigation Measures I 11. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. ERG Mitigation Measures Page 2 of 2 • CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED , ADVISORY NOTES APPLICATION NO(S): LUA05-083, PP, ECF APPLICANT: C. Thomas Foster, Langley Development PROJECT NAME: Langley Ridge at May Creek Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single-family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco Avenue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements . . The site contains critical areas, protected slopes, wetlands and stream. LOCATION OF PROPOSAL: 'South of SE May Valley Road between Coal Creek Pkwy & NE 26th LEAD AGENCY: The City of Renton D~p~rtrrfenf?(WPlaQ!')i!1g/Building/Public Works ",;:DeyeIQPfl}er:'lt Plannin1fS~tion , .. }p~" "!,." .• ~~\ ~1&' .h.!i? ".,' A , "/~'f A"vis~fty}1otes.toj~pp(rcanl: \\ ' The following notes are supplementa,lfil)form;,t!olfprovided incoi:!jun1:tiqri'.f",ith the environmental determination. Because these notes are prol({Cled as}iJformation only, theyare;tJors"lJject to the appeal process for , ,~':;?:;~enJ;ronme,;taIJdete . atif,ris/'/);' 'i\ Planning , ,:. , l ·,f;,. '/ '»~~;~t% '~;):::,t};\~l '\ ~.: '\ ' . 1. RMC section 4-4-030:C.2 limits ;~auIHl'bliI.s t>e , .. , ,Ale' "~1~%m~to 3:30 ~m,i.fV1oI\Cjiay through Friday unless otherWise approved by the Development S~JVices Diyisiqp~n~elPev~~Ement Ser;\lices Di~ision reserves the right to rescind the approved extended haul hours af~n~ tim~;itC(ifflB.~am1~ are r«;~~;lyed. i/o, J ' ' , . 2. Within thirty (30) days ofcompletlQn\~fg~di!)g work, the api;lican.t·s~Qallitlydroseed or plant an appropriate ground cover over any portion of the site tIV~is,!;gr~~.e'd"Q! cleared of v~€Iet~~olJ<;anSJ'where no further construction' work will occur within ninety (90) days.Altemat!¥e':rne,\sqr(;j~~sucho<a(m4Jch,~od9Jit9, or plastic covering as specified in the current King County Surface Water Maiia,Q"~m~nt Qe~ipll Ma~~aras"a"21QPled by the City Of. Rent~n. ":lay be proposed between the dates of November 1st and Maf~~ 3:tstof~!each\year;d~ne Development Services DIVISion's approval of this work is required prior to final inspection an'd'apprQya,lQ,phetpe'fmit. 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. Property Services 1. See attached memo from Sonja Fesserdated August 18, 2005. Fire Prevention 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 structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. A full cul-de-sac shall be required for Lots 30, 31 and 32. 3. All lots on a dead end access roadway, 500 to 700 feet in length, shall be required to have a sprinkler system. This would apply to Lot 30. 4. Street addresses shall be visible from a public street. ERG Advisory Notes • • Plan Review -Drainage 1. This project site is in the May Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the .2005 King County Surface Water Design Manual for flow control and water quality. The drainage report submitted by the applicant was not complete and did not conform to either of these design standards. 3. The Surface Wate~ SOC fees of $715 per new single-family house are required to be paid. These fees are collected. at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can . provide the required fire flow rate for the development as required for Lots 30 -33. Lot 34 shall contact Coal Creek water. 2. Extension of an a-inch water main from NE 24th Street and Ilwaco Ave NE shall be required. Watermain improvement plans shall be designed to City of Renton standards. 3. System Development Charge (SOC) is $1,525 per single-family lot (within the City service area). These fees are collected at the time a construction permit is issued. Plan Review -Sewer 1. City of Renton sewer serves the west portion of the proposed development. A new sewer main extension shall be required. Sewer service for the east portion of the proposed development is served by a main in NE 26th Street. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. System Development Charge (SOC) is $900.00 per single-family lot (within the City of Renton service area). These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter, street ~ignage, streetlights and sidewalk along the internal new roadway and along the frontage of the parcel being developed. 2. Sidewalk connections and channelization to the neighboring development shall be evaluated at the time of construction plan submittal. 3. Memo from Transportation Systems dated August 24, 2005 shall be forwarded to applicant separately. ERC Advisory Notes Page 2 of 2 ., .. CITY OF RENTON • . DETERMINATION OF NON-SIGNIFICAN.CE (MITIGATED). APPLICATION NO(S): LUA05-083, PP, ECF APPLICANT: C. Th()mas Foster, Langley Development . . PROJECT NAME: Langl~yRidge at May Creek PreliminaryPlat DESCRIPTION. OF PROPOSAL: ..... . The applicant; . Langley 'Development,isJequesti~gSEPA environmental . review and Preliminary. Plat approval for a34~lot subdivision ofa 34-acre sitelocatedwithirl the ResidEmtial-~1 (R'-1) dwelling . units per .acretoqe and ~he Urban Separator Overlay. Six. existing structures .Viillbe incqlporat9d .. . . into "Iots on~e proposed 'plats as single ':'f~mi,lyresidences. Accessfo~,;29 IQts 'is propo$ed :tram ·aneX!sting stub. street of Ilwaco Avenue NE(143rdAveSE):The ~emaining' lots will be accessed byexistirig private eas,ements. The site contains criticCiI areas, prote9tedsl()p~s, wetlands and stream. .... . . . . . . LO~ATION OFPROPQ$AL: .' South of. SEMay yalleyR6adbetweel"CoaICreekP~&NE26th St. . '.' North.'ofNE24th St . '. . " . "LEADAGENCY:' ,', ., . . . . . ... The City of . Renton Environrri~rital' Rl'iVUi~w·Ir:Olrrifflitti:~P. Impact on the' environment; ,An' . .... :;Conditloris. were'impo~ed 'as·i'r.lit. iQatiorf"nW~lSI . ,Sectiori>4':6~6 H~hton'Muniqip~1 . 'qUringtheenvironrnent~1 ravia"" , , .' .,' -. .'". . ~ - , Appealsofth¢ erivir~nrn~ntaif'l' ~tii'rm'i ... ~ati;'~n·l1rJ"oi.,,-t ~App_eals'hilisfbe filed.in;~i:itingt.( ·>Qeitbeird,'IIrith..thE!l!requirooli$ " 1 Q55 South GradyWay;<Hentol1 '. IA~I~8Q55;'\AJjDeiaIS Section 4-8" ltD.B. Additional.infrlrrn!iti(1,h Office;' (42~)430::6510, .... . . .. PUBlICATIONDATt=: . -. -, .. , ..... ; -."' . ,<. ··· .. ··ijfdt<JiIlt.i</]6~R~i~Ik~eYM«;. Gr~gglimmermari"Admlnistrator. ; ......•...•.. ' .. ' . • .. . Department of PlanningIBuildirig/PublicWorks· . ~n~·#· Community SerVices .' . . ". . '. '. . ' . ..... """" ..... -" '. ;",' I···· " . "e a probable' significant adverse' unperRC'Il'43:2:1C,Q30(2)(c); , rnittee . th~irauthoriwof .. . mitin,;,to '~~rivitnn,mi::i,ntill impacts Jdentified .... . ", .. : .. -: ... : ..... . . "', ',' " .;- -'-'f :' • • I," ' .• ·Auq ... ' 3lY .ZOt) :5:. ~. . .. ) - DATE '.'" . .' I • . • . ,~3Q.Jx>:5 D~ .•. · ••. ;, .... · ..... , DATE .{ • • To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Langley Ridge at May Creek Preliminary Plat (Wei/) LUA05-083, PP, ECF The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a . 34-lot subdivision of a 34-acre site located within the Residential-1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing, structures will be incorporated into lots of the proposed plats as single -family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco Avenue NE (143rd Ave SE). The remaining lots will be accessed by existing private easements. The site contains critical areas, protected slopes, wetlands and stream. The applicant, Langley Development, proposes Langley Ridge at May Creek Preliminary Plat for 34 lots. The site is comprised of nine parcels, which were part of the Merritt II Annexation approved by City Council June 1, 2005. Prior to the annexation, the area was designated in the Greenbelt/Urban Separator in King County and prezonedby the City to R;'1 in 1998. The site contains six existing structures (for single-family use) and various accessory structures. cc: K. Keolker·Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attomey ® • • • City of Renton REPORT & DECISION Department of Planning / Building / Public Works , ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: August 30, 2005 Project Name: Langley Ridge @ May Creek Preliminary Plat Applicant: Langley Development C. Thomas Foster 1560 140th Avenue NE, #100 Bellevue, WA 98005 Owners: See Attached List File Number: LUA-05-083, PP, ECF Project Manager: Nancy Weil, Senior Planner Project Description: The applicant, Langley Development, is requesting SEPA environmental review and Preliminary Plat approval for a 34-lot subdivision of a 34-acre site located within the Residential - 1 (R-1) dwelling units per acre zone and the Urban Separator Overlay. Six existing structures will be incorporated into lots of the proposed plats as single -family residences. Access for 29 lots is proposed from an existing stub street of Ilwaco Avenue NE (143fd Ave SE). The remaining lots will be accessed by existing private easements. ThE! site contains critical areas, protected slopes, wetlands and stream. Project Location: South of SE May Valley Road between Coal Creek Pkwy &NE26th St. North of NE 24th St Exist. Bldg. Area SF: Several structures Proposed New Bldg. Area SF: N/A Site Area: 34 acres Total Bui/ding Area SF: N/A RECOMMENDA TION: Staff recommends that the Environmental Review Committee issue a Determination of Non~Significance -Mitigated (DNS-M). Project Location Map Langley Ridge @ May Creek ERC Report • City of Renton P/B/PW Department a LANGLEY RIDGE AT MAY CREEK PR~INARY PLAT REPORT OF August 3D, 2005 . EnVi.ental Review Committee Staff Report LUA05-083, PP, ECF Page20fB PART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED The applicant, Langley Development, proposes Langley Ridge at May Creek Preliminary Plat for 34 lots. The site is comprised of nine parcels, which were part of the Merritt II Annexation approved by City Council June 1, 2005. Prior to the annexation, the area was designated in the GreenbelVUrban Separator in King County and prezoned by the City to R-1 in 1998. Th~ site contains six existing structures (for single-family use) and various accessory structures. The main portion of the site, where the undeveloped lots would be located is along the southern half abutting eXisting Newc!'istle Terrace off of NE 24th Street (SE 100tli Place). Access to Lots 1 through 29 are proposed from this direction via extension of two stub streets, Ilwaco Avenue NE and Field Avenue NE. Two existing structures in this area will remain, one existing single-family home and one building that is proposed to be converted to a single-family home from a current business use (LUA-05-084). Two other areas of the site are either developed or under construction except for one proposed lot. These areas are accessed separately, one from NE 24th Street, through the Stonegate development and the other from May Valley Road. The site contains Category 2 wetlands and a Class 2 stream, May Creek as well as steep slopes. The Critical Areas are proposed to be contained in four "Open Space" tracts. The required buffers for all the critical areas would also be included; therefore, no impact due to site utilities or construction is anticipated to affect the regulated wetlands, stream or slopes. The Urban Separator Overlay designation requires 50 percent of the gross land area of the site to be. dedicated as a non-revocable open space tract to be retained by property owners or dedicated to a homeowners association or other suitable organization as determined by the Reviewing Official. This project required environmental (SEPA) review and preliminary plat approval. PART TWO: ENVIRONME.NTAL REVIEW 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. A. Recommendation Based on analysis ·01 probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFi'CANCE Issue DNS with 14 day Appeal Period. B. Mitigation Measures x DETERMINATION OF NON -SIGNIFICANCE -MIT/GATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period iNith a Concurrent 14 day Appeal Period. 1. The applicant shall adhere to the recommendation of the geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 2005 during site preparation and building construction. 2. The applicant shall be required to perform all earthwork activities in the drier summer months (April - October) unless otherwise approved by the City's Development Services Division. 3. The applicant shall install a silt fence along the down slope perimeter of the area to be ·disturbed. The silt fence shall be in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the Vol. II 2001 DOE Stormwater Management Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constrlJcted to intercept surface water flow and route the flow away from the construction area to a stabilized discharge pOint. Vegetation growth shall be established in the ditch by seeding or plaCing sod. Depending on site grades, it may be necessary to line the ditch langley Ridge @ May Creek ERC Report City of Renton PIBIPW Department {. LANGLEY RIDGE AT MAY CREEK PR~/NARY PLAT REPORT OF August 3D, 2005 EnVi.ental Review Committee Staff Report LUA05-083, PP, ECF Page 30f8 with rock to protect the ditch from erosion and to reduce the flow rates. The deSign and construction of the drainage swales shall conform· to the specifications presented in the Vol. II 2001 DOE Stormwater Management Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. S. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. 6. The project Engineer shall· submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 7. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. 8. The applicant shall comply with the recommendations contained within the Wetland, Stream and . Habitat Study dated June 30, 200S prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, monitoring and construction of the project. 9. This project shall be subject to the 200S King County Surface Water Analysis and Design Standards. 10. ' The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 11. The applicant shall pay the appropriate Traffic Mitigation Fee based.on $7S.00 per each new average daily trip associated with the project prior to the recording of the final plat. 12. . The applicant shall pay the appropriate Parks Mitigation Fee based on $S30.76 per new single-family lot prior to the recording of the final plat. c. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposa/is likely to have the following probable impacts: 1. Earth Impacts: The subject site is characterized as having slopes, with the steepest slope of 40 percent. The majority of the site is forested with evergreen and deciduous trees. Applicant proposes to enhance the natural vegetation in the. open tracts per the King County "Going Native" manual. As required by the Urban Separator Overlay designation, the applicant proposes to clear no more than 3S% of the lot area except on some of the smaller lots. The Reviewing Official· may permit this if applicant provides required re-planting of forestlvegetative cover as determined appropriate. The applicant submitted a geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 200S. According to the geotechnical report and the King County Soils Survey, the surficial soils across the majority of the site are characterized as "Alderwood Series" soils, which are the weathered project of glacial till that have a very slow permeability below a depth of 24 to 40 inches. Along the north portion of the site, the surficial soils are characterized as "Everett Series" soils, which are, formed from gravelly glacial outwash deposits. The site contains areas of "protected slope" and "sensitive slope". The areas of protected slopes are to be contained in the open space tracts. The geotechnical report concludes the portions of the site proposed for building sites are suitable to support conventional shallow foundations. The report recommends foundations near specific areas to meet specified setbacks. Therefore, staff recommends as a mitigation measure the applicant shall adhere to the recommendations of the geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 200S during site preparation and building construction. As well, the applicant shall be Langley Ridge @ May Creek ERC Report City of Renton PIBIPW Department ,a LANGLEY RIDGE AT MAY CREEK P~MINARY PLAT Envenental Review Committee Staff Report :: LUA05-083, PP, ECF REPORT OF August 3D, 2005 Page 4 018 required to perform all earthwork activities in the drier summer months (April -October) unless otherwise approved by the City's Development Services Division. As the applicant has proposed to remove all the on-site vegetation and conduct grading, the proposed earthwork activities may create erosion impacts to surrounding properties. Therefore, staff recommends the following mitigation measures: 1) temporary erosion control measures be maintained during project construction; 2) install a silt fence along the down slope perimeter of the project area, prior to any grading or clearing; 3) construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area; 4) conduct daily reviews and maintenance of the erosion and sedimentation control measures; 5) provide the Development Services Division with weekly reports on the status and condition of the erosion control plan. Staff anticipates that if these conditions shall be adhered to as well as existing code previsions, stormwater and erosion control impacts would be adequately mitigated. In addition, these conditions, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: • The applicant shall adhere to the recommendation of the geotechnical report prepared by Icicle Creek Engineers, Inc dated June 20, 2005 during site preparation and building construction. ' • The applicant shall be required to perform all earthwork activities in the drier summer months (April - October) unless otherwise approved by the City's Development Services Division. • The applicant shall install a silt fence along the downslope perimeter of the area to be disturbed. The silt fence shall be'in place before clearing and grading is initiated and shall be constructed in conformance with the specifications presented in the Vol. II 2001 DOE Stormwater Management Manual. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending ori site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce the flow rates. , The design and construction of the drainage swales shall conform to the speCifications presented in the Vol. II 2001 DOE Stormwater Management Manual. Temporary pipe systems can also be used to convey stormwater across the site. This condition shall be required during the construction of both off-site and on-site improvements as well as building construction. • The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both on-site and off-site improvements as well as building construction. • The project Engineer shall submit weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules to the Public Works Inspector. 1 • Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat. ,- Policy Nexus: SEPA, Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual 2. Water -Wetlands/Streams Wetland Impacts: A wetland, stream and wildlife habitat assessment prepared by Altmann Oliver Associates, LLC, dated June 30, 2005 was submitted with the application. The study described the site in two sections, undeveloped and developed. The undeveloped areas in the western and central portions are a mix of forested areas and old pastures, mostly wetlands. The north portion of the site where May Creek flows from east to west paralleling May Valley Road has existing structures in the 100 foot buffer area. Other developed portions are the eastern and south-central areas where structures are existing or under construction. May Creek is a Class 2 Stream and would required a 100-foot buffer. May Creek cross this site in two locations along the northern boundary line. The area to the northwest would be in Open Space Tracts A and . B and then north east area, the creek flows along the exiting property line that will remain for proposed Lot 34 Langley Ridge @ May Creek ERC Report \ City of Renton PIB/PW Department" LANGLEY RIDGE AT MAY CREEK P~/NARY PLAT EnvAnental Review Committee Staff Report _. LUA05-083, PP, ECF REPORT OF August 3D, 2005 PageS 0(8 and Open Space Tract D. The two wetland areas were identified in the study, Wetland A (4,164 sq tt) appears to be Category 2 and would require a 50-foot buffer. Wetland B (174,049 sq ft on-site) is also Category 2. The proposal is to develop the site under the Urban Separator Overlay requirements. Fifty percent of the gross land area shall be placed into non-revocable "Open Space." The applicant is proposing approximately 55 percent. The critical areas and required buffers fall into these areas. However, the Critical Areas Ordinance required the regulated wetlands, stream and buffer areas to be· placed in a Native Growth Protection Areas, either as an easement or tract. Therefore, staff shall be recommending as a condition of preliminary plat approval, that the applicant shall designate the required areas within the "Open Space" tracts as Native Growth Protection Easements. The dedication for a natural surface pedestrian trail easement would be located outside the critical areas but within the "Open Space" tracts. Mitigation Measures: In order to ensure the wetland is protected and will continue to function as planned in the future the following mitigation measures will be required: • The applicant shall comply with the recommendations contained within the Wetland, Stream and Habitat Study dated June 30, 2005 prepared by Altmann Oliver Associates, LLC in regards to wetland and stream maintenance, monitoring and cons~ruction of the project. Policy Nexus: SEPA Environmental Regulations; Critical Area Regulations Water -Stormwater Impacts: The applicant has submitted a Drainage Report prepared by Offe Engineers, dated June 29, 2005 with the land use application. The report indicates that the existing surface run-off sheet flows over the ground towards the north and east. The site is located in the May Creek drainage basin and May Creek bisects this site near May Valley Road to the north. The applicant proposes to convey the stormwater generated from the southern portion of this development to a water quality infiltration pond proposed to be located on Tract C Open. Space near Wetland A. The Drainage Report designed the stormwater facility for capacity in accordance with the 1998 King County Surface Water Design Manual Level 1 flow control. Due to downstream flooding and erosion problems, this project shall be designed to the 2005 King County Surface Water analysis and design standards for both flow control and water quality. Therefore, staff recommends this as a mitigation measure of the proposal. Mitigation Measures: This project shall be subject to the 2005 King County Surface Water Design Manual standards. Policy Nexus: SEPA Environmental Regulations, 2005 King County Surface Water Design Manual 3. Fire Protection Impacts: The Renton Municipal Code requires that dead end .aecess roads over 150 feet in length are required to have an approved turnaround. City Street Standards would require a full cul-de-sac to serve Lots 30, 31 and 32 off a private 26-foot easement. The applicant has proposed hammerhead turnarounds. Two to the three proposed new lots are currently under construction with single-family dwellings permitted in King County, prior to the City's annexation. Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 28 new residences to the City (with 6 existing structures), staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit given for six existing structures. The total fee is estimated at $13,664.00 (34 new lots - 6 existing x $488.00 = $13,664.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. PolicvNexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. Langley ~idge @ May Creek ERC Report City of Renton PI8/PW Department LANGLEY RIDGE AT MA YCREEK REPORT OF August 3D, 2005 4. Transportation PLAT Env6nental Review Committee Staff Report ,.,. PP ECF Page 60f8 Impacts: Access to the main portion of the site, Lots 1 through 29 located on the southern half of the proposed site, is proposed via connection to two existing stub streets. The extension of Ilwaco Avenue NE (143rd Ave SE) and Field Avenue NE (146th Ave SE) to the north would connect with the proposed new internal public street. Two 20-foot wide private access easements are proposed to provide access to Lots 22 and 23 and Lot 15. Ilwaco Avenue NE and Field Avenue NE currently connect-south to NE 24th Street (SE 100th PI~. This area was recently annexed into the City. NE 24th Street connects to the west to extension of NE 100t Place in King County before intersecting with Duvall Avenue NE. Additionally, two sections included in this proposal are accessed by private easements. One is at the eastern side of the site off of NE 26th Street through Stonegate Plat (LUA-96-043). A 20-foot easement extends off of NE 26th St currently accessing two parcels. The western parcel is included in this land use application for division into 3 lots (Lots 30, 31 and 32). A 26-foot easement would be serving these three lots. Two of the lots are Gurrently under construction for single-family structures, building permits issued by King Courity prior to annexation to the City. The second section is at the north of the site, south of SE May VaHey Road. An existing 15-foot roadway easement, crossing an existing one-lane stone bridge over May Creek, provides access to at least four home sites. Two of which are included in this proposal, to be Lots 33 and 34. No improvement to this area is proposed, therefore no impact to May Creek or the 100 foot buffer area. The applicant provided a Traffic Impact Analysis prepared by Christopher Brown & Associates dated June 12, 2005. The proposal would result in an increase in traffic' trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip and each new residence, is expected to generate approximately 9.57 trips per day with credit given for six existing structures, contingent upon payment of traffic fees to King County upon issuance of building permits for two of the structures under construction. For the proposal, the Traffic Mitigation Fee iS,estimated at $20,097.00(34 new lots - 6 existing x 9.57 trips x $75 per trip = $20,097.00). Staff recommends that this fee be payable prior to the recording of the final plat. ' , Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Parks & Recreation Impacts: At this time, the proposal does not provide on-site recreation areas for future residents of the proposed plat. Up, to 33 percent of the total estimated mitigation fee may be waived with the applicant donation of a trail easement through the Open Space tracts proposed. The establishment and location of the trail easement will be conditions of the preliminary plat approval. An estimate of the 33 percent waiver based on the mitigation fee calculated below would be $4,904.22($14,861.28 x 0.33 = $4,904.22). There exists recreational facilities in the area of the subject property (e.g., Glencoe Park) and it is anticipated that the proposed developmentwould generate future demand on existing and future City parks (May Creek';:-:~ ;'0':",::, Park) and recreational facilities and p~ograms. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot with credit given for six existing structures. The fee is estimated at $14,861.28 (34 new lots - 6 existing x $530.76 = $14,861.28). If the above-mentioned waiver is given, the fee is estimated at $9,957.06 ($14,861.28 -$4,904.22 = $9,957.06). Staff also recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 6. Utilities Impacts: A portion of the site is located in Water District 90 service area. The fire-flow available to the site is approximately 1200 gpm. Static water pressure is approximately 65 psi. A new8-inch water main extended Langley Ridge @ May Creek ERC Report City of Renton PIB/PW Department & LANGLEY RIDGE AT MA Y CREEK P lNARY PLA T EnvAnental Review Committee Staff Report •. LUAOS-DS3, PP, ECF REPORT OF August 3D, 2005 . Page 7 of 8 from NE 24th Street (SE 100th Place) and Ilwaco Avenue NE and the associated fire hydrants) shall be required in order to serve Lots 1 through 29. Lots 30, 31 and 32 and Lots 33 and 34 shall be served by existing water lines. The City sanitary sewer would serve the western and southern portions of the site. A new sewer main extension shall be required. The eastern portion of the site is served from a sewer main in NE 26th Street. Lots 33 and 34 are proposed to remain on private septic systems. Mitigation Measure: N/A Policy Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City Departmental / Divisiorial Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. ~ Copies of all Review Comments are contained in the Official File. -__ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM September 16, 2005. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these riotesare 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 anytime 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 Suiiace Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st a!1d March 31 st of .each year. The Deveiopment 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. . _ .... -... . Property Services 1. See attached memo from Sonja Fesser dated August 18, 2005. Fire Prevention 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 structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. A full cul-de-sac shall be required for Lots 30,31 and 32 . . 3. All lots on a dead end access roadway, 500 to 700 feet in length, shall be required to have a sprinkler system. This would apply to Lot 30. 4. Street addresses shall be visible from a public street. Langley Ridge @ May Creek ERC Report City of Renton PIBIPW Department a LANGLEY RIDGE AT MA Y CREEK P~/NARY PLAT EnviAlental Review Committee Staff Report -LUA05-083, PP, ECF -REPORT OF August 30, 2005 Page 8 of 8 Plan Review -Drainage 1. This project site is in the May Creek drainage basin. 2. A conceptual drainage plan and report were submitted with the formal application. This project shall be designed to be in compliance with the 2005 King County Surface Water Design Manual for flow control and water quality. The drainage report submitted by the applicant was not complete and did not conform to either of these design standards. 3. The Surface Water SDC fees of $715 per new single-family house are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required for Lots 30 -33. Lot 34 shall contact Coal Creek water. 2. Extension of an a-inch water main from NE 24th Street and Ilwaco Ave NE shall be required. Watermain improvement plans shall be designed to City of Renton standards. 3. System Development Charge (SDC) is $1,525 per Single-family lot' (within the City service area). These fees are collected at the time a construction permit is issued. . . Plan Review -Sewer 1. City of Renton sewer serves the west portion of the proposed development. A new sewer main extension shall be required. Sewer service for the east portion of the proposed development is served by a main in NE 26th Street. 2. Individual sidesewer will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 3. System Development Charge (SDC) is $900.00 per single-family lot (within the City of Renton service area). These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements 1. Per City of Renton code, projects that are 5 to 20 units residential in size are required to provide full pavement width per standard with curb, gutter, street signage, streetlights and sidewalk along the internal new roadway and along the frontage of the parcel being developed. 2. Sidewalk connections and channelization to the neighboring development shall be evaluated at the time of construction plan submittal. 3. Memo from Transportation Systems dated August 24, 2005 shall be forwarded to applicant separately. Langley Ridge @ May Creek ERC Report PROP:ERTY -OWNERS LANGLEY RIDGE AT MAY CREEK LUA05-083, PP, ECF Parcel # 0323059002./ 03230590711"',/ 0323059248 Parcel # 0323059247 v Parcel # 0323059073 or Parcel # 0323059111'/ Parcel # 3424059077 t/ Parcel # 3424059063 or Parcel #3424059076 ./ Clifford H. & Diana L. Broussard 14111 SE May Valley Rd Renton, WA 98055 Robert E. & Shirley L. Blayden PO Box 3029 Renton, WA 98056 John P. Andrews 2906 Ilwaco Ave NE Renton, WA: 98056 Robert A. & Tamara J. Holmes 5416 NE 26th Street Renton, WA 98056 Fred & Suzzane Makowski PO Box 2215 Belfair, WA 98528 Dan W. & CherylA. Stabbert 9400 Hilltop Road Bellevue, WA 98004 Einer 1. & Marilyn J. Handeland 3018 Ilwaco Avenue NE , Renton, WA 98056 .,. > « SITE. LANGLEY RIDGE AT MAY . CREEK .. ... ~. - I" = 400' I ~ )0 ~ ~ i < < ; ~ t PORTION OF. THE N. 1/2. N.E. 1/4 SECTION 3, TW? 23N.. RGE. 5 E.. W,M. PORTION OF THE S. 1/2. S.E. 1/4. SECTION 34. TW? 24 N.. RGE. [5 E .• w,M. JaNQ COUNfT. 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Fesser ~ Langley Ridge at May Creek, LUA-OS-083 Fonnat and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: There are nine (9) tax lot numbers listed on the "PROPERTY OWNERS'; sheet submitted with the Land Use Permit Master Application. There are ten (10) legal descriptions noted in the preliminary plat submittal. The extra legal description appears to be "PARCEL 0", which is a part of Parcel B, as described. The applicant's title company should resolve this conflict. NOTE: Ta:xParcel No. 03230.5924808 is listed under "PARCEL 0". It should be listed under "PARCEL C". If there are eaSements attached to the above referenced plat legal descriptions, then it would be better to use 'TOGETHER WITH" the easement descriptions, rather than identifying the easements as "PARCEL A-I",etc, Information needed for final plat approval includes the following: Note the City of Renton land use action number and record number, LUA-OX-XXX-FP and LND-IO-0434, respectively, on the drawing sheets, preferably inthe upper right-hand comer. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat -said final number is unknown as of this date. Tie to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. - \H:\l'ile Sys\LND • Land Subdivision & Surveying Records\LND-1 0 -Plat.~\0434\R V050822.doc August 25, 2005 Page 2 Provide plat and lot closure calculations. '. Complete City of Renton Monument Cards, with reference points of all new right-of way monuments set as part of the plat. Required City of Renton signatures (for plat approval) include the Administrator of PlanninglBuildinglPublic Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the final plat submittal. All owners of the underlying subject properties (at the time of recording) need to sign the final plat document. Include notary blocks as needed. Include a dedication or certification block on the drawing. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the comers of the proposed Lots. Note the date the existing monuinents were visited, per WAC 332-130-150, and what was found. Do not show the building setback lines, or other setback information on the final pla~ submittal. Setbacks will be determined at the time of issuance of building permits. Do not note zoning or density information on the final submittal. Note encroachments, if any. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after preliminary plat approval. Note whether the adjoining properties are piatted (note plat name and lot number) or unplatted . . On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary pfat approval. If some, or all, of the open space tracts are to be conveyed to adjacent property owners, make that clear on the final submittal. If some of the tracts are to be conveyed to the Homeowners' Association, then see the following two paragraphs. The position of the city, regarding ownership of open spaces, applies to this subject plat. If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "TRACT A", "TRACTB", "TRACT e" and ''TRACT D" should be noted on the final drawing as follows: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -PJals\0434\RV050S22.doc\cor August 25, 2005 Page 3 ,e Upon the recording of this plat, Tract A, Tract B, Tract C and Tract 0 (all open space tracts) are hereby granted and conveyed to the Plat of Langley Ridge at May Creek Homeowners' Association (HOA) for open space areas. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) are to be given to the Project Manager asa package. The plat shall have the first recording number. The recording number(s) for the associated document(s) should be referenced on the plat drawings in the appropriate location(s), with space(s) provided for the recording number(s) thereof. New and private access easements are being created for the benefit of a number of lots in the plat. Since the new lots created via this plat are under common ownership atthe time of recording, there can be no new private easements until such time as ownership of the affected lots is conveyed to others, together with and/or su~ject to specific easement rights. Add the following Declaration of Covenant language on the face of the submittal, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this long plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this long plaNO any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this long plat. An upqated Plat Certificate will be required (to be dated within the 45-day time period prior to City Council action on the plat). The hew and privateeasemelits require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS &UTILITIES MAINTENANCE AGREEMENT" statement on the final submittal. Fee Review Sheet Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0434\RYOS0822.doc\cor Title for both of the following paragraphs: NEW PRN ATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use thefollowing paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRN ATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED 'UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND ' UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHffiITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the/ollowing paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES .. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIV ATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHffiITED, UNLESS PAVEMENT WIDTH IS G~ATER THAN 20 FEET. PROPERTY SERVe, FEE REVIEW FOR SUBDIVISIONS r.005 -_4-,-=~ __ _ . ETC· APPLICANT: LAbIc=, I r:=:y DEY ) TIioHA$ 'fb91 EH ) A1..rt::::Ef=3Jvs.; RECEIVED FROM -----o-~- (date) JOB ADDRESS: .:rLWAca AlE. ) ... .JE. & YlelW'Tt<:RFEk::..) won 77450 . NATURE OF WORK: 34 -J o:r: L....cil-I~--pl 4X G At !6i'1 EY 131 DGE AT b1A.Y LND # 10 -0434-X PRELIMINARY REVIEW O~UBDlVJS'(ON BY'LONG PLAT, NEED MORE INFbRMATION: . " LEGAL DESCRIPTION SHORT PLAT, B[NDING S[TE PLAN, ETC. PID #'s " V[CINITY MAP . " FINAL REVIEW OFSUBDlVIS[ON, THIS REVIEW REPLACES "SQ(JARE FOOTAGE " OTHER PRELlM[NARY FEE REVIEW DATED q~~~-~JU7" FRONT FOOTAGE SUBJECT PROPERTY PARENT PID#0.3£:..305 -9QO.GJ -qQ7J -XNEW KING CO. TAX ACCT.#(s) are required when .34C4a5-q077 ... -qO~ ... -qo7~assigned by King County. . It is the inlenl of diis developmenl fee analysis to put dIe developer/owner on notice. that the fees quoted below may be applicable (Q the subjecl sile upon development of the property. All qUOled fees are potential charges diat may be due and payable al the lime the construction permit is issued to imlall the on-site and off-site improvements (i.e. underground utilities. street improvements. etc.) Triggering mechanisms for the SOC fees will be based on currenl City ordinances and determined by the applicable Ulility Seclion. .. . Please nole that these fees are subjecl 10 change without nOlice. Final fees will be based on rates in effecl at time of Building Permit/ConslruCtion Permit applicalion. ' . The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP LotH will be s.ubject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in Ihe preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees. side sewer permits. r/Vi permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Aereement (pvt) WATER -0- Latecomer A~reement (pvt) WASTEWATER -0- Latecomer A~reement (pvt) OTHER -0- / Special Assessment District/W A TER /-0- ~ c::::REE~ ~ $2~.rY") X DUITS :35 ,$p, P~.ro.r . Special AsSessment District/W ASTEW ATER I Joint Use Aereement. (METRO) - Local Improvement District * -Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE" WATER " Estimated /I OF UNITSI SDC FEE' .. Pd Prevo .. Partially Pd (Ltd Exemption) " Never Pd SQ. FTG. Single family residential $1,525/unit x I...c rs· l-.e.c'j $44,225.0 Mobile home dwelling unit $1220/unit in park Lc: ~ao-~ ---: ~~. -.., c.r""('bI5f'.QO Apartment,Condo $915/unit not in CD or COR zones x L6f .34-. , COj...,1~, COAJ.. ~ Commercialflndush'ial, SO.2lJ/sq. ft. of property (not less than.$1 ,525.00) x ·• ...... ~I--y Boeing. by Special Agreement/Footprint of Bldg plus \-5 ft perimeter (2.800 GPM threshold) SYSTEM DEVELOPMENT CHARGE" WASTEWATER" Estimated " Pd Prevo .. Partiallv Pd(Ltd Exemption) " Never Pd Sinele family residential $9OO/unit x .3:5 t> zq .7OCJ.o , Mobile home d\\'elling unit $7Z0/1ll1it x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $O.126/sq. ft. of property x(not less than $900.00) SYSTEl\.l DEVELOPMENT CHARGE" SURFACEWATER .. Estimated .. Pd Pre\,. " Partiallv Pd (Ltd Exemption) .. Never Pd Single famil)' residential and mohile home dwelling unit $715/unit x 3E .$ 2.C . ~.r">. All other properties $0.249/sq ft of new imperviolls area of property x J (not less than $715.00) D k I PRELIMINARY TOTAL $ 105 055.0() >If subject property is within all 'L[D. it is developers responsibility to check with the finance Dept. for paid/un-p~lid status. Square footage figures arc taken from the King County Assessor's map and are suhject to change. Current Cit} SDC fee charges apply to ___________________ _ EffECTIVE January I. 2005 '< 1'0 II> 0 IlJ 0 .... lJ1 ... II> <: p. II> >: ::> 0 Project Name: L~\..)~6\lJ<-\~Jt @ UW C~ Project Address: \ LW ACO~ tJ\r Q,).X; '2.b~ .~ Contact Person: C, ---nw~f\s. R>~ Permit Number: LQ"-\OS"'-OB3 Project Description: 3'-\· Lo-r Sy~. (AJ\U\ fOot-.Wtl>nu~ J2UlU~\tJ~ 112 i2MMA=\\.) AS <2 ,~ f&M\U( \:\nH~\<ru> j\tVD TWO Sl'fE-S W(ffi- Land Use Type: g-Residential D Retail D Non-retail Calculation: ' Method of Calculation: p ITE Trip Generation Manual, 7th Edition D Traffic Study D Other (2.10 ) SFR. 9 .s7/~F lor ~L\ -'-\ -= 3,0 l..cJT5> y.. <::=t, S7 =-ZB 7.' ~\ '787. \ )£ ~ i5."V ~ t>a\ 53~, 50 <OR.> "3 ~ -to::: ~e> LOT~ 'f. 2.\01, q~ y 9.,5. Jb - Transportation Mitigation Fee: \\> "2\) S ~. 'i>o D~ .1J Jo,ott7. eo Calculated by: Date: [3 b.s /:wo:> I I Date of Payment: ________________ _ • • • City of Renton Department of Planning / Building / Public Works EN V I RON MEN TAL & DE VEL 0 PM E N TA P P Lie A T ION REV lEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 24; 2005 APPLICATION NO: LUA05-083, PP, ECF ment PROJECT TITLE: Lan SITE AREA: 34 acres BUILDING AREA LOCATION: Ilwaco Avenue NE & Vicinit WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-lot preliminary plat in the Residential-l (R-l) single-family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot internal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. PLEASE NOTE: Comments need to be returned by 8/24/05 as it is scheduled for ERC immediately after due date. . -. A. ENVIRONMENTAL IMPACT (e.g. Non;.code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts NecesSary Earth Housina Air Aesthetics Water Ug/ltlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriclCuffural . Natura/Resources Preservation r Airport Environment 10.000 Feet 14.000 Feet I~ 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 add. itional i~a~erlY assess this proposal. ~ 2~2Cf-Or Signature of Director or Authorized Representative Date ~. " ~ 2905 Ilwaco Avenue NE • • Renton, WA 98059-3764 August 25, 2005 Ms. Nancy Weil Senior Planner Development Services Division City of Renton 1055 South Grady Way Renton, WA 98055 RE: Ground Water & Surface Water LUA05-083 Langley Ridge at May Creek Dear Ms. Weil: This letter addresses some ground water and surface water management issues within the proposed plat. It is my understanding that the developer is proposing that roof drains be directed in to the ground for on site dispersion within each building lot. Is this correct? Managing storm water as close to its origin as possible is a low impact development strategy (UD) and should be encouraged where feasible. However, the Preliminary Geotechnical Engineering Services report states on page 8; "The glacial till tends to prevent the downward infiltration of preCipitation, and therefore creates seasonally perched ground water conditions. Will this on site infiltration for individual houses be feasible? It is very important the appropriate drainage measures be employed in this project as any concentration of storm water may have significant adverse impacts to down slope properties. The geotech report further states; " ... appropriate surface swales, drainage ditches should be installed to control and collect storm water runoff" The engineer is expressing concern for appropriate drainage measures and general concern for surface water. We ~understand his concerns! If bio-filtration surface swales are feasible for this project and would reduce the size of the centralized retention detention pond, by all means these should be encouraged. It is also my understanding that the applicant is requesting a street width modification to 42 feet. Minimizing road widths to reduce impervious surfaces is another good example of low impact development and should be permitted. This is particularly appropriate in an urban separator as by its very nature it is already environmentally challenged. Further, urban separators are meant to create a visual break between communities. This means a "greenbelt" type break; narrow roads enhance that greenbelt effect. Please grant the applicant this modification. A letter from James Hanson dated 6/20/05 states, "The construction of the street and utilities will be a balance of cut and fill. Very little material will be imported or exported from the site other than some structural material for the street and utility r -~ t, ~;L. 1 • • , bedding." However, the n11feliminary Geotechnical Engineef'fng Services report (pages 7 and 8) notes some of the potential problems with the on site soils. The report states that there is sufficient silt content to be moisture sensitive. Therefore, the on site soils may not be entirely suitable, in which case the developer may have to import sand and gravel and other structural fill. Importing fill onto a site usually means sma" localized naturally occurring swales get filled in, especially if an equal volume of the unsuitable material is not exported. What happens is that the unsuitable materials get dumped into convenient low spots or naturally occurring swales. In a pre-development condition these low spots and swales often slow the flow of surface water. What mitigation measures will the City require if volumes of material have to be imported on to the site? There seems to be some confusion regarding which surface water design manual applies. Both the Level One Preliminary Drainage report and the Preliminary Geotechnical Engineering Services report refer to the 1998 King County Surface Water Design manual. Yet Renton's urban separator regulations specify that the 2005 King County Surface Water Design manual conservation flow control area Level 2 standards apply. We want to make sure there is no misunderstanding. How is the City assuring that the 2005 surface water manual Level 2 design standards will be utilized? These are public health, welfare and safety issues. I am sure that the City of Renton will want the development to be done right. Thank you. ~. 2905 Ilwaco Avenue NE Renton, WA 98059-3764 August 25, 2005 Ms. Nancy Weil Senior Planner • Development Services Division City of Renton 1055 South Grady Way Renton, WA 98055 RE: Building Set Backs and Buffers LUA05-083 Langlev Ridge at May Creek Dear Ms. Weil: • OEVELOPME CITY Of: ~1~~~~NING AUG 242005 fRlECfEUV!ED This letter addresses a recommendation contained in the Preliminary Geotechnical Engineering Services report prepared by Icicle Creek Engineers, Inc for the proposed residential plat. On page 6 of the report the engineer suggests a reduction in the City of Renton's municipal code (RMC) standard for building set backs from the top of Protected Slopes. He argues that the variance is acceptable based upon subsurface conditions, geologic reconnaissance and contingent " ... on protecting the steep slope vegetation during and after construction." We respectively request that this steep slope set back reduction be denied. The reasons are: 1. This development is with in Renton's newly designated Urban Separator. To be designated an urban separator the area has already been determined to be environmentally sensitive. In fact one of the reasons for the urban separator designation is that this area contains steep slopes exceeding 40%. Also, the area has been mapped as a potential erosion hazard area per "King County Sensitive Areas Portfolio." Why permit development to impact sensitive features? 2. There have been too many incidences of steep slopes becoming unstable, slumping, collapsing and/or sliding much to the distress of the homeowners and down slope properties. Given the size of the proposed lots there is no reason to have to perch the home foundations and other appurtenant structures any closer to the top of these protected slopes than absolutely necessary and justified. All up and down the west coast of the United States there have been incidents of structures becoming unstable, unusable, and unlivable or simply sliding down the hill side after heavy rains, forest fires or earth quakes. Question, why create unknown, unnecessary risk and potential liability for all involved, including, but not limited, to the City of Renton? 3. The proposed residential lots along the top of the slope are very large. The lots range between 10,401 to 17,239 square feet. As such adherence to RMC is not creating an undue hardship to maintain the H/3 set back standard, where H is the height of the steep • slope. In fact, how certain are we that the steep slope is not even greater than that purported by the applicant's engineers? . 4. Finally, it is very difficult to ensure that undisturbed vegetation is maintained not only on the actual building lots but the nearby open space. There have been many examples throughout King County of home owners topping and/or removing trees and vegetation for "aesthetic" reasons, to enhance views and/or to install plants of their own landscape design which may not maintain the stability of the steep slopes. What assurances can the City offer that these slope buffers will not be intruded upon? This is a potential impact to public health, welfare and safety and as such is addressed in the Washington State Environmental Policy Act. Inappropriate reduction of buffers and set backs is an example of creating probable significant adverse impacts. If the applicant wants such a variance, perhaps, given the cumulative impacts of the entire development, the City should require an Environmental Impact Statement that analyses this request and the other impacts in depth. I am sure that the City of Renton will not want to create precedence by reducing buffers and set backs in the urban separator. Please deny any request for reduction in buffers and/or building set backs from this and any other protected features of this development. Thank you. Jean Rollins 9605 143rd Ave SE Renton, WA 98059 August 23, 2005 Ms. Nancy Weil Project manger City of Renton 1055 S. Grady Way Renton WA 98055 • RE: Utility easements for Langley Ridge at May Creek development, LUA05-083 Dear Ms. Weil, I would like to suggest mitigation measures as additional conditions of this plat. Several homes in the area depend on private wells for their potable water. Should these wells fail, provisions need to be made for water line easements. Many homes in the area have private septic systems. Sewer line easements are needed· to hook up to public sewer. These easement routes may differ as there are three water providers servicing different parts of the area. (Water District 90, Coal Creek Utility District and the City of Renton.) Ukewise there are two sanitary sewer providers (Coal Creek Utility and the City) Can utility easements be required as a condition of plat approval? Also will the existing homes within the plat be required to hook up to public sewer and water if they are not already? Are there any covenants with King County Department of Development and Environmental Services or Seattle King County Department of Public Health? . Regards, )~~~ (Jean Rollins .. ,. Jean Rollins 9605 143rd Ave SE Renton, W A 98059 August 23, 2005 Ms. Nancy Weil Project manger City of Renton 1055 S. Grady Way Renton WA 98055 • DEVELOPM-. CITY d~~~~~3~NING AUG 242005 RECEUVED RE: Re-vegetation & Clearing Limits for Langley Ridge at May Creek development, LUA05- 0'13 Dear Ms. Weil, We wish to endorse and seek clarification of certain elements of the proposed Langley Ridge at May Creek development in regards to open space, re-vegetation and clearing limits. ENDORSE The Letter from James Hanson dated 6/20105 regarding Mapped Contiguous Open Space modification request that, "The two parcels abutting May Valley road are proposed to be 100% open spaces." We fervently support this specific modification as these two parcels are abutting . May Creek and include its essential riparian corridor. The Planting Revegetation Plan states, "remove all existing undesirable vegetation (blackberries, scotch broom, reed canary grass, etc) from the site prior to revegetation." We stalwartly support removal of all existing undesirable vegetation. CLARIFICATION The Langley Ridge at May Creek Preliminary Plat application states, "Open space will be provided within .... Open Space tracts which will be owned by the adjacent property owners." Who specifically will own these 4 open space tracts? How will these tracts be monitored as per the limited uses in the urban separator regulations? ' Are there any impediments to the re-vegetation of the permanent dedicated open space? For example are there any waste water drain fields within the proposed open space? When will this be determined? For any parcels involved in this development, are their any covenants to connect to sanitary sewer when sewer lines become available? The Andrew parcel's drain field may be in a proposed dedicated open space. A drain field can not be re-vegetated therefore the area can not be part of the re-vegetation plan. The drain field area can not count towards re-vegetation of open space. How does the open space acreage calculation account for this drain field? The Langley Ridge at May Creek Preliminary Plat application states, "Certain areas within the plat on the rear of lots have been identified as areas that are not to be cleared ... " How will this variable of the 35% cling limit be implemented? How will 'be assured that these areas will not be cleared in the future? The proposed Langley Ridge at May Creek Preliminary Plat application stipulates, "greater than 35% clearing limits for some individual building sites." Proposed "greater than 35% clearing" of a home site triggers Urban Separator Overlay Regulation 5 a (3). Pursuant to this specific regulation: ~ Where are the landscape plans for each building site showing compensating re-planting of species with the same or better water retention and erosion control functions? ~ Where is the provision for 5% additional replacement landscaping per site? ~ Where is the landscape plan in such cases which provides, ''massing of plant material to create either a connection to required open space or is of sufficient size to create functional wildlife habit"? The Wetland, Stream, and Wildlifo Habitat Study states on page 3 , "The on-site area on the north side of May Creek in the northwestern portion of the site includes mowed lawn, grazed pastures, several small sheds, piles of debris ... " This area is slated to be permanent open space. Other areas proposed for permanent open space and re-vegetation also include mowed lawn, grazed pastures, several small sheds, piles of debris, PLUS shipping containers and inoperable vehicles as well as a recently erected gazebo. The gazebo was erected by an adjacent neighbor who does not actually own the property. The developers are applying for the density bonus. To qualify for the density bonus the City of Renton's urban separator regulations require removal of all nonconforming uses. The regulations also specify that, "Land dedicated as open space shall be for passive recreation with no development of active recreation facilities." Therefore shipping containers, autos and trucks, vehicles, mechanized equipment, sheds-and junk must be removed from the open space and re-vegetated tracts. The urban separator regulations -should be implemented as the community intended. This means as a condition of plat "approval all non-conforming uses must be eliminated in open space and re-vegetated tracts. Where in this preliminary application is the commitment to remove all the above referenced ''junk'' from the open space and re-vegetated tracts? When will the answers to these questions be available? Can the answers be provided at least several weeks before the public hearing scheduled for October 4th? I appreciate your serious consideration of those elements of the proposed Langley Ridge at May Creek development in regards to open space, re-vegetation and clearing limits which we endorse. I look forward to responses to my questions. Regards, " jt~~ !jnRollins , 2905 nwaco Avenue NE Renton, WA 98059-3764 August 19th, 2005 Ms. Nancy Weil Senior Planner • Development Services Division City of Renton 1055 South Grady way Renton, W A 98055 RE: Proposed Retention Detention Pond LUA05-083 Langley Ridge at May Creek Dear Ms. Weil: • I have a number of questions regarding this proposal. First, however, I would like to complement the applicant. It appears that they are genuinely attempting to create an environmentally friendly development. They are obviously trying to honor the City of Renton's recently adopted urban separator overlay designation. . Of course I still have a number of clarification questions. To that end I wish to know when the response to my questions may be available. Will the answers be forthcoming at least a few weeks prior to the scheduled public hearing (tentatively October 4, 2005)? I will have my consulting civil . engineer and legal council review certain issues prior to that public hearing. Several noteworthy aspects of this proposal are: 1. The intelligent logic of including all of two nearly un-developable parcels next to May Creek in the permanent open space. This facilitates additional buildable lots in areas more appropriate and thus protecting the May Creek riparian zone. 2. Modification to the open space corridor to match the natural topography of the land. This would then include areas of slope that exceed 40% in the contiguous permanent open space. 3. The request for a street modification to a 42 foot width. Less impervious surface means greater retained vegetation and less storm water impacts. The modification requests above should be granted. As you know, we own the down slope property surrounded on three sides by this proposed subdivision. In 23 years, our property has historically never experienced surface water problems, except those associated directly with the May Creek channel. However, four years ago the construction of just a single house, associated landscaping and a utility easement diverted water on to our and other nearby properties. The Langley Ridge @ May Creek proposed storm water retention-detention infiltration pond is sited next to a wetland near the south-east comer of our property. It is from that very wetland that we suffered our recent surface water flow problems. Disturbances and diversions up slope and in the wetland channel¢ greater volumes of water into the wetland. The wetland became • • over burdened and subsequently began to overflow on to our property. We had never had surface water flow in this area of our property prior to these diversions. Langley Ridge @ May Creek preliminary geotechnical engineering was performed earlier this year. Subsurface conditions were explored by excavating 11 test pits on March 2, 2005. Nine test pits were excavated on the upland portion of the site. Two of these test pit logs note ground water seepage between 4.5 and 7 feet below ground surface. Albeit only one test pit, TP-IO, was excavated in the area of the proposed retention-detention infiltration pond. The log for test pit TP-I 0 notes no ground water observed. I find this hard to fathom given the generally saturated soil conditions in this area. In fact the Preliminary Geotechnical Engineering Services report states on page 2, " ... was observed in the area together with localized ground water seepage .... Springs and seepage where observed near the base of these slopes ... " There are several comments we wish to make regarding these test pits and test pit TP-I 0 in particular. First, why was only one test pit excavated in the vicinity of the critical site of the proposed retention - detention infiltration pond? Second, these test pits were dug on March 2,2005. The 2004-2005 '~ater year" was relatively dry up to that point. Only one significant storm event had occurred and that was in early January. Annual rain fall for 2004 was below average and rainfall year to date as of March 2, 2005 was well below average. Why was test pit TP-lO only dug to 8 feet? The simple answer is, contrary to TP-IO's test pit log, the equipment used was a Kubota BH90, not a Komatsu PCI20 track mounted excavator. (See page 5 of the report.) A BH90 can only dig to a depth of less than 9 feet where as a PCI20 can achieve closer to 12 feet. The point here is that all test pits with the exception ofTP-lO were excavated up to four feet deeper. AND, according to the geotech report, at the greater depths "glacial till consisting of very dense silty sand ... was encountered." Questions: What soils are likely to be encountered at greater depths in the vicinity of the proposed R and D pond? What effect will this have on infiltration rates? It should be noted that the preliminary test pits were dug by Robert Holmes Construction and John Andrews. Both parties have a vested financial interest in this development. What assurance does the City have that the test pit locations and depth were appropriate? When will further investigation be undertaken especially in the proposed area of the retention detention facility? We have questions regarding the feasibility of the infiltration aspect of the pond. What assurances do we have that this facility will not raise the·level of the ground water to the point where it becomes surface water flow or at the very minimum inter flow thereby affecting nearby properties? It is note worthy that the preliminary geotech report states that ''we expect ground water to occur at a relatively shallow depth and may vary significantly over short distances." The writer can attest to that! In April of this year, within about a month of the test pit excavation, I encountered ground water at a depth of about 18 to 24 inches while planting a fir tree. The fir tree was planted at the south east comer of our property about 250 feet to the north east ofTP-I 0 at an elevation of 324 feet. (TP-1O was at ground level elevation of 326 feet). To put this information in perspective my tree planting and shallow ground water encounter took place within 125 feet of the western edge of the proposed inmtration pond. I • • To reiterate, the geotech report states on page 1: "Storm water runoff is proposed to be collected and disposed of by infiltration near northwest comer of Area 2 near the base of a slope area" How well is the effect of this proposed infiltration understood? The nine test pits excavated on the uplands "encountered glacial till consisting of very dense silty sand with gravel and occasional cobble to the completion depth to the test pits at 1 ° to 12 feet below the ground surface." However test pit 1 ° was only "excavated to a depth of only 8 feet." What soil conditions and infiltration ability be found at a greater depth, say the expected bottom of the 160,000 gallon infiltration pond? The report goes on to state on Page 9: "according to anecdotal information provided by owners near the northeast comer of the site, gravelly soils are present near-surface below their properties." Anecdotal information is not good enough. This "anecdotal information" is from property owners with a vested interest in this proposed development. This is unacceptable. As a potential seller of their property to the developer there may be incentive to offer the ''wrong'' answer! At the very minimum, a potential conflict of interest. Conversely, one of these property owners has also offered on more than one occasion anecdotal information, to this writer, that a large band of "clay" runs across the back of the real estate parcels of the proposed development. Again this writer can attest to the occurrence of "clay" on the surface and to depths of at least eight feet on many areas of our property. Water does not soak into clay very well. My point is these opinions (mine and others) need to be professionally verified. Engineering tests are needed, especially in the area of proposed storm water infiltration. What further subsurface exploration & infiltration testing will be performed? How will this be made a required condition of preliminary plat approval? Questions: Will additional test pits be excavated prior to the engineering and design of the proposed R and D facility? How many? Who will chose the site of these test pits. What mitigation measures are likely based upon those observances? Finally, what mitigation measures will be adopted to control mosquito breeding in the retention detention ponds? I am sure that the City of Renton will require all these issues be thoroughly investigated and look forward to receiving the ans ers. Thank you. • August 19, 2005 Nancy Weil, Project Manager Development Services 1055 South Grady Way Renton, WA 98055 Dear Ms. Weil, • OEVElOPMEN . C/7Y OF R1Ef'!rANNING ·.'\lION AUG 222005 RECfEDVED This letter is regarding project LUA05-083. I am a Stonegate resident and am concerned about the proposal for potentially providing access to the 34 acre property through Stonegate. Perhaps I'm not understanding the details of the proposal completely but I would respectfully request that access to the 34 acre property not be through Stonegate. We purchased homes in Stonegate for a large reason because it is a very tight community, where people and cars are familiar and neighbors truly do look out for neighbors. The City of Renton Planning Commission showed significant foresight in guiding and approving these plans. However, using the neighborhood as an access to these other properties, as the proposal seems to indicate might be done, risks driving significant new traffic through the neighborhood streets. This will create safety and security issues as non-residents just cutting through are less concerned about driving slowly, and neighbors who regularly look out for who is driving through the neighborhood will not be able to determine if an unfamiliar car is potentially a security threat. Thank you very much. Sincerely, John D. Todderud 5316 NE 24th Court Renton, WA 98059 425-228-3307 .~ • 2914 Lyons Avenue NE Renton, WA 98059 August 20, 2005 Nancy Weil Senior Planner City of Renton 1055 South Grady Way Renton, WA 98055 Dear Ms. Weil: • CITY OF RENTON RECEIVED AUG 22 2005 BUILDING DIVISION We live next to the proposed Langley Ridge at May Creek subdivision. We have major concerns, three of which are: 1. Loss of trees to development and replanting of previously cleared areas. 2. Protection of our private drinking water wells and assurances if they fail. First, while we applaud the reduced roadway widths (meaning fewer trees will be removed), we are concerned with the amount of trees to be removed from the ridge and the overall project. Over the past twenty years, more and more trees have been removed from May Valley. This has resulted in loss of forest views and reduction of privacy. It has greatly contributed to flooding and increased levels--of dust, noise, and light pollution. Winter rains and winds coupled with this dramatic loss of trees will further decimate trees on both the proposed development and surrounding properties (i.e~, blow down!). It is my understanding that the developers are asking that the total number of lots be based on the gross acreage of the site. Further, I understand to receive this density bonus that native vegetation must cover 65% of the gross area. In the past, extensive clearing was done on several parcels on the southern slope to provide for pastures. If the developers are going to be granted the density bonus, will these former and now unused pastures be replanted with trees? What specific replanting will take place in these unused pastures? Secondly, many homeowners rely on private wells. In some cases, distances, absence of utility easements and creek crossing issues make obtaining city water difficult and prohibitively expensive. What assurances , I· ( -. • • will we have that the subdivision does not negatively impact ground water and aquifer recharge? What assurances do we have that our wells will not dry up and/or become polluted? What mitigation will be assured to us if this should happen? When the Highlands at Newcastle subdivision was proposed a condition of the plat was the following provision: A. Water users will be provided with an alternative water source; 1. Well deepening, 2. Provision of a new community well system or 3. Connecting the residences to the public water system. For several property owners this was imperative because ultimately there were impacts. Those residences were recently connected to the public water system at the developer's expense. How will this imperative mitigation of an alternative water source be made a condition of the plat? Thirdly, we also request that recorded utility easements be created for each and every nearby property as a condition of final plat approval. How will this necessary mitigation be made a condition of the plat? .~ .'.-~ , '. August 12, 2005 Nancy Well Senior Planner, Development Services Division 1055 South Grady Way Renton, WA 98055 RE: LUA05-083, PP, ECF -Langley Ridge at May Creek Dear Ms. Well: We have concerns we want to express regarding the planned Langley Ridge at May Creek housing development. We have lived at our current residence for more than twenty-five years. We find this area that borders an environmentally sensitive area with the designation of an urban separator to be a uniquely attractive place with a special character of its own. We are pleased the City of Renton has chosen to place a new and special designation on this area recognizing its importance and the role it fulfills as a semi-rural ''urban separator" between the cities of Renton and Newcastle, at the same time, allowing the owners to develop their properties. We feel the city has chosen to monitor the development of this separator within clearly defined guidelines and we encourage the city to conscientiously fulfill the role it has defined for itself when it instituted these guidelines. There are four mitigating steps we would like to suggest and feel are needed; 1) A loop road should be constructed through the Langley Ridge at May Creek development. Vehicle access in the development plan is from N.E. 24th Street on Ilwaco Avenue N.E. Additional access should be required from Field Avenue (previously King County designation t40th Avenue S.E.) where it intersects with King County road S. E. tOOth. This would create a loop road through the proposed development allowing traffic two routes in and out thus mitigating impact of vehicular traffic on the existing subdivision of Newcastle Terrace. 2) Per the Notice of Application, dated August 10, 2005, there is a proposed link road through the Stonegate subdivision at N.E. 26th.Street and into Langley Ridge at May Creek. Access to the proposed subdivision Langley Creek at May Creek from Stonegate should be a dead-end cul-de-sac and should not connect with the proposed road, Ilwaco, from N.E. 24th Street. If connected this would make this road a major route of choice for the residents of the Stonegate subdivision for access to westerly routes. This would be undesirable and inappropriate for what has been a very quiet, low traffic neighborhood (Newcastle Terrace). The inevitable increase in traffic from the proposed Langley Ridge development is the limit of what our neighborhood should reasonably have to bear. Additional traffic through Langley Creek from Stonegate would certainly seem to be counter to the intended purpose of an urban separator. 3) N. E. 24th Street (previously S. E. toOth Place under King County designation) should be resurfaced. S. E. 100th Place was on the list of streets planned for • • resurfacing by King County. Since it has been annexed by the City of Renton, it should be placed on a priority list for streets to be resurfaced. The street is in poor condition with many cracks in the roadbed, allowing weeds to take root. The drain beds are rutted, allowing pooling of rainwater and siltation in the eroded low spots (especially at the eastern end of the cul-de-sac). We will have increased traffic with construction trucks and the new residents of the Langley Ridge development. Resurfacing the roadbed is a reasonable mitigation step. 4) A left turn lane should be installed on southbound Coal Creek Parkway (otherwise known as Duvall Avenue N.E. or 138th Avenue S. E.) at the intersection with S.E. 1 OOth. This will be the main route for the residents of Langley Ridge to access their residences ifheading south on Coal Creek Parkway from Newcastle, Bellevue, or Seattle. This is a dangerous comer for left turns because of the sharp curve just north of the intersection and the speed at which traffic flows. People have been rear ended waiting to turn left (our next door neighbor has been a victim). Thank you for consideration of our concerns. Please let us know if these issues can be addressed. Sincerely, ~i-~d~ Dennis and Mary Noland 5226 N.E. 24th Street Renton, W A 98059 (425) 226-7946 ---' DATE: TO: FROM: SUBJECT: • • PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT MEMORANDUM August 24, 2005 Mike Dotson, Development Services Bob Mahn,~sportation Systems Langley Ridge at May Creek North of SE tOoth Place We have reviewed the Traffic Impact Analysis (TIA), Preliminary Plat Plan, and other materials included in the Green Folder, and have the following comments: • The TIA cover sheet and at several other locations in the text refer to the development as Langley Court instead of Langley Ridge. • The text in several locations references a 28-lot single-family residential development. The Master Application indicates a 34-unit development with five (5) existing residences, which results in 29 new residential units. The Environmental Checklist and the Preliminary Plat Plan indicate 34 units with four (4) existing residences, which results in 30 new residential units. • Table I and the Conclusions section indicate that 28 units will generate 258 trips per day. However, using the Trip General Manual, 7th Edition, results in 268 trips per day, 20 vehicles per hour in the AM peak and 28 vehicles per hour in the PM peak. Also for 29 units, '278 trips per day would be generated, with 21 vehicles per day in the AM peak hour and 29 vehicles per day in the PM peak hour. For 30 units, 287 trips per day would be generated, with 23 vehicles per hour in the AM peak hour and 30 vehicles per' hour in the PM peak hour. Revision of the LOS analysis to address a 29 or 30 unit development is not necessary. • The TIA assumed that all traffic generated by this development project will use SE 100th Street to access Duvall Avenue NE rather than an existing alternate route via NE 21 st Street. This is a reasonable assumption since 100th Street is currently used to access SE 100th Place to the east and provides access for homes abutting SE 100th Place. • The trip generation figures included in the Appendix are from the Trip Generation Manual, 6th Edition, not the 7th Edition referenced in the text of TIA. e Mike Dotson, Development Services Page 2 of2 August 24, 2005 Re: Langley Ridge at May Creek North of SE lOoth Place • • Payment of the City's Traffic Mitigation Fee is not addressed in either the Mitigation Measures section or the Conclusions section. • Sight distance is not addressed, particularly at the SE 100thIDuvall Avenue NE intersection. We have concerns with the existing limited sight 'distance (both horizontal and vertical) between vehicles turning left out of SE 100th and southbound vehicles on Duvall, and between southbound thru vehicles on Duvall and vehicles waiting for a gap in northbound traffic to tum left from Duvall into SE 100th. The Duvall Avenue NE Widening project, which the TIA assumes will be completed at the time the Langley Ridge development is completed, will resolve these sight distance concerns. However, if the Duvall Avenue Widening project will not be completed as assumed, then sight distance issues at the SE 100th intersection may have to be addressed by this development project. Preliminary Plat Plan • The location of the proposed internal east/west road and the two proposed north/south access roads serving the development site are acceptable for traffic circulation. However, we recommend that a 40-foot wide by 60-foot long dedication of right-of- way (see attached plan) be required in order to provide for future impr()vement ofSE 100th Street to City standards for a neighborhood access street. This right-of-way dedication is located at the southwest comer of the development site where SE 100th Place becomes SE 100th Street. • We also recommend that the proposed access road at the west end be shifted to the east(approximately 10 feet) so that the centerline of the access road right-of-way lines up with the existing monument line to the south. (See attached plan.) • The Langley Ridge development should be required to provide pedestrian walkway improvements as necessary to serve as an extension of the new sidewalk required within the development site. One proposal would be to provide a pedestrian walkway 'on SE 100th Street between Duvall Avenue NE and the western most access road serving the development site. • The question of whether SE 100th Street is a public or private road was raised during our review. The attached e-mail indicates that SE 100th Street is a public road. Attachments Cc: Nick Afzali, Transportation Planning & Programming Manager James Wilhoit, Transportation Systems Design Section File h:\division.s\transpor.tat\planning\rlm\reviews\2005\langley ridge at may creek.doc • • Project Name: Project Address: LI\~{,f-""" ~!t @ ~1l6l ~ \ LW ACO Jw~ ~ 4-~ '2~'""" .s'T"TWlrr Contact Person: C,J}\O~I\'::> ~?1SQ.. Permit Number: LVt\ 05-0 B3 Project Description: 3L\ La-( Sy~ ,-",TIt foo~ G"llSn10'n f::,Ul~\N~ 1D flMMY1\\.) P!S $\~U; f'M..\\U( u.nHFS~> 1M0D TWO Sl'T£S Wrru-. Land Use Type: . a--Residential D Retail D Non-retail Calculation: Method of Calculation: $ ITE Trip Generation Manual, 7th Edition D Traffic Study o Other (2.lQ ) SFR. 9 .s 7 /~\=" lor '"3L\ -L\ ::: -3>0 LoTS. y.. 9. s 7 = ZB 7. \ ~T -Z 51. \ )£ ~ (5."1) -=-$ a\} S"3;;:;L l So «oR.> -::s L\ -lo:: d-~ LOT'S> 'f- 2.\0 /. Cj (.P ¥ iJ,. -'S. Vb - Transportation Mitigation Fee: Calculated by: Date: B b,s hav :>' I I Date of Payment: __________________________________ _ • • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:TITli1:fl~("h:sh(n COMMENTS DUE: AUGUST 24,2005 APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGUST 10, 2005 APPLICANT: C. Thomas Foster, Langley Development PROJECT MANAGER: Nancy Weil PROJECT TITLE: Langley Ridge at May Creek PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREA (gross): N/A LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat. approval for a 34-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valley Urban Sep~lrator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to. be contained within four proposEidOpen Space tracts. Access to the project is proposed via one new 42-foot internal public street off ofllwaco Avenue NE. Additional access via a private 26~foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. . PLEASE NOTE: Comments need to be returned by 8/24/05 as it is sChedul~d for E~C immedi~tely after due date. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5~~ ;l.i:LvW J4t.eV1-1-D. Element of the Environment Housing Aesthetics UghtlGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,OOOFeet 14,000 Feet Probable Minor Impacts JI( Probable Major Impacts ,I ! More InfOrmation Necessary 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. &k 111~ Signature of Director or Authorized Representative Date ) I PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: August 23, 2005 Nancy Weil AAJ iJ Mike Dotson'7 J'{,,4' v TO: FROM: SUBJECT: Langley Ridge at May Creek LUAOS-083, PP, ECF The following Utility and Transportation comments concern the Environmental (SEPA) review for the subject 34-lot subdivision. EXISTING CONDITIONS WATER -The major portion of the site is within the City of Renton water service boundary. The easternmost parcel is in Wah~r Distriet 9(:) service area. The site is bordered on the south side by a 8 -inch watermain. The fire-flow available to the site is approximately 1200 gpm. Static water pressure is approximately 65 psi. The proposed plat is within the 565-water pressure zone. The site is outside of the Aquifer Protection Area. SEWER -There is an existing 8-inch sewer line adjacent to the propose~ PI~ SURFACE WATER-This site is within the May Creek drainage basin. This basin has been identified as having existing erosion and water quality problems. STREETS -No frontage improvements (curb, gutter, sidewalk, or street lights) currently exist at this location. The primary access would be via Duvall Ave NE/Coal Creek Parkway and SE 100th Street. CODE REQUIREMENTS WATER 1. A new 8-inch water main extended from SE 100th Street and Ilwaco Ave NE (with associated hydrants) will be required to serve the intemallots with domestic water and fire service. 2. The System Development Charge shall be at the rate of $1,525 per single-family building lot (within the City service area). This fee is payable with the construction permit. SANITARY SEWER 1. City of Renton Sewer serves the west portion of the proposed development. A new sewer main extension will be required for this project. Sewer service to the east portion of the project ~ 1-~...:::... tJ'~ 2..V"" ~ 2. The System Development Charge shall be at the rate of $900 per single-family lots (within the City of Renton service area). This fee is payable with the construction permit. i:\p\an review\p\an review 2005\\ang\ey gf.doc Page 2 of2 SURFACE WATER 1. Due to downstream flooding and erosion problems, this project is conditioned with a higher standard for flow control. This project is required to apply the 2005 King County Surface Water analysis and design standards, for both flow control (Conservation flow control) and water quality. The report submitted with this application was not complete and did not conform to either of these design standards. Note: The preliminary assumptions for an infIltration facility were not supported by accompany soils reports for infIltration rates. Therefore not enough informatiQn was included to determine sizing and design features. 2. The System Development Charge shall be at the rate of $715 per single-family lots. This fee is payable with the construction permit. TRANSPORTATION 1. This project is required by City code to dedicate new right-of-way and install curb, gutter, storm drainage, sidewalks, street signage, and streetlights along the internal new roadway, and along the frontage of the parcel being developed. rimary traffic access to the site is designated as SE 100th Street. It appears that this is pn roperty. Right of way dedication and improvements are necessary to utilize this access for e new development. 3. Sidewalk connections and channelization to the neighboring developments will be evaluated at the time of plan submittal. 4. See additional comments in attached Memo dated August 24,2005, from Transportation Systems. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. The permit application requires three copies of the drawings, two copies of the drainage report, a construction cost estimate and appropriate fees (this may be submitted at the sixth floor customer service counter). CONDITIONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards. 2. A Traffic Mitigation Fee of$75.00 per additional Average Daily Trip shall be assessed. The fee for 34 new lots (with credit for existing 5 homes) is $20,814.75. 3. The Surface Water design shall comply with the 2005 K.C. Surface Water design manual for both detention (Resource Conservation Flow Control) and Water Quality improvements. 4. Permit coordination with both King County, Coal Creek Sewer and Water, and Water District 90 will be required. i:\p\an revi~w\p\an review 2005\lang\ey gf.doc City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:·5u..ridtelv~llr14~ COMMENTS DUE: AUGUST 24,2005 , APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGUST 10,2005 APPLICANT: C. Thomas Foster, Langley Development PROJECT MANAGER: Nancy Weil PROJECT TITLE: Langley Ridge at May Creek PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREA (aross): NJA LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34,lot preliminary plat in the Residential-l (R-l) single-family zoning designation and within the May Valley Urban SeparatorOveriay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot internal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. 'ptEASE NOTE: Comments need to be returned by 8/24105 as it is scheduled for ERC immediately idter due date. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals' Transoortation Environmental Health Public Services Energyl Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLiCY-RELA TED COMMENTS C. CODE-RELATED COMMENTS -4 ~ ~ ... 04/:;/ a.p <?t;. 2tXJ) 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 add: . infonnation is needed to properly assess this proposal. ?Jt:/ J ,,2.... f r-4?.s--- Signature of Director or Authorized Representative Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Plitt'") 'fui~euJ COMMENTS DUE: AUGUST 24, 2005 APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGUST 10, 2005 APPLICANT: C. Thomas Foster, Langley Develo~ment PROJECT MANAGER: Nancy Weil PROJECT TITLE: Langley Ridge at May Creek _ PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREA (gross): NlA LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary .Plat approval for a 34-lot preliminary plat in the Residential-l (R-l) single-family zoning designation and within the May Valley Urban Separator Overlay, The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the projeCt is proposed via one new 42-foot internal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. - PLEASE NOTE: Comments need to be returned by 8/24/05 as it is scheduled for ERC immediately after due date. ----, '; . -~ -, -. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Eleinent of the Probable Probable More Environment Minor -Major Information Impacts Impacts Necessary Environment Minor Major Infonnation Impacts Impacts Necessary Earlh Housing .- Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation 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 ~ ~ ~ ~ ~ 2 0ZCl::J) We have reviewed thi application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a . anal nformation is needed to properly assess this proposal. Date DATE: TO: FROM: SUBJECT: • • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM August 18,2005 Nancy Weil ~ Sonja J. Fesser ~ Langley Ridge at May Creek, LUA-05-083 Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: . There are nine (9) tax lot numbers listed on the "PROPERTY OWNERS" sheet submitted with the Land Use Permit Master Application. There are ten (10) legal descriptions noted in the preliminary plat submittal. The extra legal description appears to be "PARCEL D", which is a part of Parcel B, as described. The applicant's title company should resolve this conflict. NOTE: Tax Parcel No. 032305924808 is listed under "PARCEL D". It should be listed under "PARCEL C". If there are easements attached to the above referenced plat legal descriptions, then it would be better to use "TOGETHER WITH" the easement descriptions, rather than identifying the easements as "PARCEL A-I", etc.· Information needed for final plat approval includes the following: Note the City of Renton land use action number and record number, LUA-OX-XXX-FP and LND-10-0434, respectively, on the drawing sheets, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat -said final number is unknown as of this date. Tie to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. \H:\File Sys\LND -Land Subdivision & Surveying Records\LND-1 0 -Plut.,,\0434\RY050822.doc August 25,2005 Page 2 Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of alI new right-of way monuments set as part of the plat. Required City of Renton signatures (for plat approval) include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be noted on the final plat submittal. All owners of the underlying subject properties (at the time of recording) need to sign the final plat document. Include notary blocks as needed. Include a dedication or certification block on the drawing. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed Lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Do not show the building setback lines, or other setback information on the final pla~ submittal. Setbacks will be determined at the time of issuance of building permits. Do not note zoning or density information on the final submittal. Note encroachments, if any. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots after preliminary plat approval. Note whether the adjoining properties are platted (note plat name and lot number) or unplatted. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. If some, or all, of the open space tracts are to be conveyed to adjacent property owners, make that clear on the final submittal. If some of the tracts are to be conveyed to the Homeowners' Association, then see the following two paragraphs. The position of the city, regarding ownership of open spaces, applies to this subject plat. If there is a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "TRACT A", "TRACT B", "TRACT C" and "TRACT D" should be noted on the final drawing as follows: H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0434\RV050822.doc\cor " August 25,2005 Page 3 Upon the recording of this plat, Tract A, Tract B, Tract C and Tract D (all open space tracts) are hereby granted and conveyed to the Plat of Langley Ridge at May Creek Homeowners' Association (HOA) for open space areas. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) should be referenced on the plat drawings in the appropriate location(s), with space(s) provided for the recording number(s) thereof. New and private access easements are being created for the benefit of a number of lots in the plat. Since the new lots created via this plat are under common ownership at the time of recording, there can be no new private easements until such time as ownership of the affected lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the submittal, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this long plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this long plat to any and allfuture purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this long plat. An updated Plat Certificate will be required (to be dated within the 45-day time period prior to City Council action on the plat). The new and private easements require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the final submittal. Fee Review Sheet Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-IO -Plats\0434\RV050822.doc\cor • } I • • Title for both ofthe following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHffiITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSffiILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSffiILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE 'CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHffiITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET._ PROPERTY SERV. FEE REVIEW FOR SUBDIVISIONS .005 -_4~~,--__ _ ETC· APPLICANT: , AbJGf I r=-y DEY ) Tl-toHAS 'FOe I EH ) .A.u~s) RECEIVED FROM ___ ----,~ __ (date) JOB ADDRESS: ':CL'6{Aco AlE. bJE & V/cl bJ ITt cbEEk:::. ) WO#_7-'---'-7_4-<---=S""o=-_____ _ NATURE OF WORK: .34-J err: L..ol-JG;"""PI 4.T 0 Al "1'" EY BlDG!:: AT ~y LND # 10 -0434- )( PRELIMINARY REVIEW O~UBDIVIStON iY'LONG PLAT, NEED MORE INrnRMATION: n LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s .. VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED -QO'1"3) -Qlll .. FRONT FOOTAGE ----Jq~e~4b1B~, -qe47 . SUBJECT PROPERTY PARENT PID#0.3e.ao5 -QOO.GJ -Cfo71 -XNEW KING CO. TAX ACCT.#(s) are required when .34C405-q077.1-qO~.I-qo7~assigned by King County. It is dIe intent of this development fee analysis to put the developer/owner on notice. that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid -----SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in Ihe preliminary slage and Ihal we will have Ihe opportunity 10 review il again before recordation. The ollowlllg quoted ees do NOT' I d . mc u e mspecuon ees, Sl e sewer perm liS, r w perml! ees or I e COSIO . f; h f waler melers. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Aereement (pvt) WATER -0- Latecomer Aereement (pvt) W ASTEW ATER -0- Latecomer Aereement (pvt) OTHER -0- / Special Assessment District/W A TER /-0- ~ c::::R,E'E:~ eAi:=> $ e. ~ .rY"l...X...l.lU1,-s :33 $8.2'5Crv- Special Assessment District/W ASTEW A TER Joint Use Aereement (METRO) - Local Improvement District * - Traffic Benefit Zones $75_00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITSI SDC FEE .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd SQ. FTG. Single family residential $l,525/unit x /..C rs 1-ZC{ $44 .Z2'?'. ,O~ Mobile home dwellin2 unit $1220/unit in park l..c srs ao--3.!' ~ ~ ~ '-, c:..n"DISf.qo Apartment, Condo $915/unit not in CD or COR zones x L6f .:J4.. ~ CO~~ICOAJ....CFt~ Commercial/lndustrial, $0.213/sq. ft. of property (not less than $1,525.00) x • ...,........ ---y - Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER .. Estimated .. Pd Pre~'_ .. Partialh' Pd (Ltd Exemption) .. Never Pd Single family residential $900/unit x ..3~ $eq_7~.O Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/lndustrial $0.126/sq. ft. of property x(not less than $900.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. Pd Prevo -Partiall" Pd (Ltd Exemption) .. Never I'd Sinele family residential and mohile home dwelling unit $7L5/unit x 3~ .$22~- All other properties $0.249/sq ft of new impervious arca of pro(lerty x J (not Icss than $7 L5.00) P ...., I PRELIMINARY TOTAL $ \05 055.0<: ) '< N ro 0 III 11 0 lJl 11 *If suhject property is within an LID, it is dcnlopcrs responsibility to chcck with the Fihance Dept. for paid/un-paid status. tD < ... Square footage figures arc taken from the King County Assessor's map and are suhject to changc. ro >: Current Cily SOC fee chargcs a(lply to ____________________ _ ;l 0 EFFECTIVE January L, 1005 • • City of Renton Department of Planning / Building / Public Works EN V /.R 0 N MEN TAL & DE VEL 0 PM E NT A P P L / CAT /0 N REV / E W 5 HE E T REVIEWING DEPARTMENT: r+noef~ SV(;C; COMMENTS DUE: . AUGUST 24, 2005 APPLICATION NO: LUA05-083, PP ,I ECF \J DATE CIRCULATED: AUGUST 10, 2005 APPLICANT: C. Thomas Foster, Langley Development PROJECT MANAGER: NancyWeil RECEIVEn PROJECT TITLE: Langley Ridge at May Creek PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREAJgross): N/A HUlJ 1 .} (Ul.'l LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot intemal public streetoff of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. PLEASE NOTE: Comments need to be returned by 8124105 as it is scheduled for ERC immediatefy after due date. 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 UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation· Environmental Health Public Services Energy/ Natural Resources Historic/Cultural PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS . We have reviewed this application with pilrticular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date •• •• City o;-~enton Department of Planning / Building / Publi~ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: flu-. i!s COMMENTS DUE: AUGUST 24, 2005 APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGUST 10, 2005 APPLICANT: C. Thomas Foster, Lanolev Development PROJECT MANAGER: NancvWeil PROJECT TITLE: Langley Ridge at Mav Creek PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREA Coross): NlA LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot intemal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. . PLEASE NOTE: Comments need to be returned by 8124105 as it is scheduled for ERC immediately after due date. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housina Air Aesthetics , Water UahtiGlare Plants Recreation Land/Shoreline Use Utilities Animals TransPOrlation Environmental Health' Public Services Energy/ Natural Resources Historic/Cultural Preservation Airporl Environment 10,000 Feet 14,000 Feet , d_j./n POLICY-RELATED CO ) C. We have reviewed this application with parlicular attention to those areas in which we have experlise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. • e City of Renton Department of Planning / Building / Public. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cct t'd' r~O n COMMENTS DUE: AUGUST 24, 2005 APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGUST 10, 2005 APPLICANT: C. Thomas Foster, Langley Development PROJECT MANAGER: Nancy Weil PROJECT TITLE: Langley Ridge at May Creek PLAN REVIEW: Mike Dotson SITE AREA: 34 acres BUILDING AREA (gross): NlA LOCATION: Ilwaco Avenue NE & Vicinity WORK ORDER NO: 77450 SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access ~o the project is proposed via one new 42-foot intemal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. P~EASE NOTE: Comments need to be returned by 8124105 as it i.sscheduled for ERC immedia~ely after due date. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation LancflShoreline 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-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 whe additional information is ne ed to properly assess this proposal. Date DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM August 11, 2005 Nancy Weil, Senior Planner I ~J James Gray, Assistant Fire Marshalll/rll_ Langley Ridge @ May Creek, nJrCOA ve 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. See attached diagram. Full cul-de-sac required for Lots 30, 31 and 32. 3. All lots on a dead end access roadway between 500 and 700 feet are required to be sprinklered. Lot 30. 5. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\langleyridgeerc.doc -• I .. •• .' FIRE APPARATUS ACCESS ROADS . RENTON FIRE PREVENTION BUREAU )C 'IZI;-'I'30-7000 , 00 • . . ~ ~ " .' . EMERGENCY VEHICLE TURNAROtlNb -C.UL-DE-SAC e e . City of Renton Department of Planning / Building / Public Works EN V I RON MEN TAL & DE VEL 0 PM EN TAP P Lie A T ION REV lEW SHE E T REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 24, 2005 APPLICATION NO: LUA05-083, PP, ECF DATE CIRCULATED: AUGU· Jf:l' , ment PROJECT MANAGER: Nan I J ~bl Ii ) PROJECT TITLE: Lan PLAN REVIEW: Mike Dotson! n I SITE AREA: 34 acres BUILDING AREA ross :NI)...1 U / LOCATION: Ilwaco Avenue NE & Vicini WORK ORDER NO: 77450/ SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review anb~inafy~k~e~Ifp.'tf)vaNfor a 4-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valleyurban=-se'~"rat6r(0vertay. The 34-acre site contains 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwe In. . contains wetlands; steep slopes and a stream, which are proposed to be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot intemal public street off of Ilwaco. Avenue NE. Additional access via a private 26-foot wide aCcess easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. PLEASE NOTE: Comments need to be returned by 8124105 as it is scheduled for ERe immediately after duedate:, A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environnient Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Natural Resourr:;es Historic/Cultural PreseNation Airport Environment 10,000 Feet 14,000 Feet /Uo /J1.Q -4) J, "t~ B. POLICY-RELA TED COMMENTS lJA C. CODE-RELA TED CC{MMENT!!j f)' . J ....H-j ) ~ ~ bQf I GOMvn.~I4,/S '" IIJcA..(L - DATE: LAND USE NUMBER: PROJECT NAME: August to, 2005 LUA05-083, PP, ECF Langley Ridge at May Creek PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-101 preliminary plat in the ResidentiaJ..l (R-l) single--family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains 10 parcels. Five of the proposed lots are for eXisting structures to remain as single-family dwellings. The site contains wetlands. steep slopes and a stream. which are proposed to be contained within tour proposed Open Space tracts. Access to the project is proposed via one new 42-1001 internal public street off of Ilwaco Avenue NE. Additional access via a private 26-1001 wkie access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. PROJECT LOCATION: South of SE May Valley Ad between Coal Creek Pkwy & NE 261t1 St. North at NE 24" St. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MmGATED (DNS-M): As the Lead Agency, tha City of Renton haS determined that significant environmental impacts are vnlikety to result trom the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS·M process to give notice that a ONS· M ts likety to be issued. Comment periods for the project and the proposed DNS·M are Integrated into a single comment period. There will be no comment period foUowing the Issuance of the Threshold Determination of Non·Slgnificance- Mitigated (DNS·M). A 14-day appeal period will follow thelssuanee of tha DNS·M. PERMIT APPUCATION DATE: NOTICE OF COMPLETE APPLICATION: July 12, 2005 August 10,2005 APPUCANT/pROJECT CONTACT PERSON: Jim Hanaon, Hanaon Conaultlng; Tol: (360) 422·5056 Eml: tchanaonOverlzon.net PennltslRevlew Requested: Environmental (SEPA) Review. Preliminary Plat Review Other Pennlts which may be required: Building. Construction and Fire Permits Requested Studies: Environmental (SEPA) Checklist, Habitat Study, Wetland and Stream Study, Geotechnical Repon, Traffic Report Location where application may be reviewed: PlanninglBuUdlnglPubl1c Works Department, Development Services Division, Sixth Floor Renton City Han, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: A Public hearing ,. tentatively scheduled tor October 4. 200S before the Renton Hearing Examiner In Renton CoUncil Chamber.. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVTEW: ZonIng and Land Use: Environmental Document. that Evaluate the Proposed Project: The subject site Is designated Residential Low Density on the City ot Renton Comprehensive Land Use Map and Residential - 1 (R-l) on the City's Zoning ! Map. This designation intends to allow residential development at a maximum density ot one dwelling unit per net acre while protecting critical areas and providing separation between neighbOring Jurisdictions through designation of urban separators. The proposal for 34 lots would result in a net density of 34 dulac. The proposed subdivlsoo is consistent with the land use designation. SEPA Checklist Development Regulation. Used For ProJeCt MHigatlon: The proJoct will be subJoct to the CIty's SEPA ordinance, Zoning Cooo, Public Works Standards, Subdivision RegUlations, Unlfonn Building and Fire Codes and other applicable codes and regulations as appropriate. Proposed Mitigation Measure.: The following Mltlgallon Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project Impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee,' The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. The applicant will be required to address any existing on-site ground water wells no longer In use in an approved manner to ensure safety and avoid ground water contamination. Comments on the above appllcatton must be lubmltted In" writing" to Nancy Well, Senior Planner, Development Services Dlvl810n, tOS5 South Grady Way, Renton, WA 98055, by S:OO PM on August 24, 2OOS. This matter Is al80 tentatively 8cheduled tor a public hearing on October 4. 200S, 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 sut;lmltted 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 Infonnation by mail. please contact the project manager. Anyone who submits written comments will automaUcalty become a party of record and will be notified of any decision on this project. CONTACT PERSON: Nancy Well, Senior Planner; Tel: (425) 430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG 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 retum to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Langley Ridge at May CreekILUA05-083, PP, ECF NAME: ________________________________________________________ __ MAILING ADDRESS: ________________________________________________ _ TELEPHONE NO.: ______ ---'--________ _ CERTIFICA TION I, Derek-Jorctt '" , hereby certify that '3 copies of the above document were posted by me in ~ conspicuous places or nearby the described property on _----;R~~'2\"\ 11 C> WM.'!?-~ ....... ~\I . 15'-, j -OS SIGNED:~ U'--" ~.··~SSIQ~~ .... '-'k\ DATE. _ (j ~. ..,~. (:) f. ~ : 0 NOTA~y_,,'~ tt'\ ~ ~ : (J _~' ·m:;O ~ ~ITEST: Subscribed and sworn before me .. a N&tary Public, i.n and for the Stat[jf Washing. ton resi I.',.,' ~ 0'.1 , .1HA Ie:: ~ L ,., ",Dr ~~OVU'~=Q..=-::::::Lloo.-...---:-__A~,...'.--"'US\: ,~ .• : : ean LL-, on the "../ day of . AqoA SL ~ -1 .. ~ .1;; '" . U--. NOTARY PUBLIC SIGNA ~ .••• a, . ,t,/ ~. I,. • ••• !9-p, .• ~.·\~..;' \\\ Qc:-WA~\~G::~~ \ \""" ,"-............ ''".,:~ • Agencies -Env. Checklist, NOA & PMT's See Attached Surrounding Property Owners -NOA Only See Attached Jim Hanson, Hanson Consulting:..A~.~# Contact \ C. Thomas Foster, Langley Development Applicant Clifford & Diana Broussard -Accpt Ltr & NOA Owners Robert & Shirley Blayden -Accpt Ltr & NOA Owners John Andrews -Accpt Ltr & NOA Owner Robert & Tamara Holmes -Accpt Ltr & NOA Owners , Fred & Suzzane Makowski -Accpt Ltr & NOA Owners Dan & Cheryl Stabbert -Accpt Ltr & NOA Owners Einer & Marilyn Handeland -Accpt Ltr & NOA Owners Andrew Duffus -Accpt Ltr & NOA Party of Record (Signature of Sender)~~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. . Dated: "z)ilQCJ) a~ ~ Notary Public in and for the Sate of Washi Notary (print): __ ()cbu--:··~· -,-~ ____ ~ ____ {_M_' ~~~:::'C;:l-:Ju.-) My appointment expires: 3 0", Langley Ridge at May Creek LUA05-083, PP, ECF t·'· .. ', . , template -affidavit of service by mailing .1 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) Dept. of Ecology· WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160th Ave SE 39015 -172nd Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region· Duwamish Tribal Office· Muckleshoot Cultural Resources Program· Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers· KC Wastewater Treatment Division· Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation· Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olym~ia, WA 98504-8343 Jamey Taylor· Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD~01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 , Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing t:. •.. 4. " 342405907508 AMUNDSON GARY M 14424 SE MAY VALLEY RD NEWCASTLE WA 98059 606140008008, 606140009006, 606140010004 BAILEY LEE S 18833 96TH AV NW STANWOOD WA 98292 032305903802 BONWELL JAMES L+JULIE P 9616 146TH AV SE RENTON WA 98056 606140034004 CARTER BETTY LOU 14010 SE 100TH PL RENTON WA 98059 606140022009,606140023007 CURTIN TRUDY M 14310 SE 100TH PL RENTON WA 98059 032305906904 DUFFUS A 9605 143RD AV SE RENTON WA 98059 032305913702 GARCIA JOSE M JR+MARICRUZ 13812 SE 100TH ST RENTON WA 98059 606140020003, 606140021001 HAYES RANDALL K 14322 SE 100TH PL RENTON WA 98056 606140024005 HUNTER ALONZO JR 14146 SE 100TH PL RENTON WA 98055 606140004007-~ ~"" LOCKE TAMARA J ~·W!, 14005 SE 100TH PL "hSl06 RENTON WA 98056 e 032305907308 ANDREWS JOHN P 2906 ILWACO AV NE RENTON WA 98056 606140002001 BATES KARl J 10003 140TH AV SE RENTON WA 98059 606140025002 BOSS TYRE G 14130 SE 100TH PL RENTON WA 98056 342405904802 COATES ROGER J 14127 SE MAY VALLEY ~D RENTON WA 98059 803540011001 DALY MICHAEL 5305 NE 24TH CT RENTON WA 98059 803540005003 FREEMAN MARK A+LAURA D 5500 NE 26TH ST RENTON WA 98059 606140032008 GOODE KAREN G+NORMAN R 14024 SE 100TH PL RENTON WA 98059 803540010003 HAYS PAUL T 5304 NE 24TH CT RENTON WA 98059 606140013008 JACKLIN MARQUITA 0 14143 SE 100TH PL RENTON WA 98059 606140033006 LOVAN ANDREW P+JULIE A 14018 SE 100TH PL RENTON WA 98059 e 342405908902 BACKMAN BIRGITTA 14408 SE MAY VALL RD NEWCASTLE WA 98059 032305924709 BLAYDEN ROBERT E & SHIRLEY PO BOX 3029 RENTON WA 98056 032305924808, 342405904703, 606140029004, 032305907100, 032305900204, 606140030002, 606140031000 BROUSSARD CUFFORD H JR+DIANA 14111 SE MAY VALLEY RD RENTON WA 98055 606140028006 CRUZ MARK A 14116 SE 100TH PL RENTON WA 98059 032305924600 DO QUANG T +PHUNG CHUNG 8433 129TH AV SE RENTON WA 98056 342405905809,342405911609 GAMBINI HAROLD JR 13927 SE MAY VALLEY RD RENTON WA 98059 342405907607 HANDELAND EINER I+MARILYN J 3018 ILWACO AV NE RENTON WA 98056 032305910203,032305911102 HOLMES ROBERT A+ TAMARA J 5416 NE 26TH ST RENTON WA 98056 606140017009 JACKMAN DONALD C JR 14319 SE 100TH PL RENTON WA 98059 342405901907 MADFAI MARK 9524 143RD AV SE RENTON WA 98059 , • 342405907706 MAKOWSKI F G PO BOX 2215 BELFAIR WA 98528 606140012000 NETT LOREN J & KATHLEEN 22825 272ND AV SE MAPLE VALLEY WA 98038 342405911708 PARHANIEMI FREDERICK R 13905 SE MAY VALLEY RD RENTON WA 98059 606140001003 SETH JON C+BATES KARl 10003 140TH AV SE RENTON WA 98059 342405906302 STABBERT DAN W+CHERYL A 9400 HILLTOP RD BELLEVUE WA 98004 606140014006,606140015003 STRASSER CARL 14151 SE 100TH PL RENTON WA 98059 032305909502, 032305913801 VADNEY ALLEN J 17705 SE 124TH PL RENTON WA 98059 606140027008 WALKER SALLY 13902 SE 251ST ST KENT WA 98042 032305901905 WILLIAMSON ALAN LEN 1~~2. JI::FFI::R36FJ Pl."; P41:: 1IY.2.8 Rcd~rQ RENTON WA 98056 Aft. NJ, 032305910807 MERRITT MICHAEL M+CYNTHIA L 14408 SE 100TH ST RENTON WA 98056 606140018007 NOLAND DENNIS E 14326 SE 100TH PL RENTON WA 98055 032305900501 PRISSINOTTI NELLO E & ROSE 4713 125TH AV SE BELLEVUE WA 98006 803540009005 SHERMAN DANIEL L 5310 NE 24TH CT RENTON WA 98059 606140006002 STELLINGWERFFF ERNEST H 14019 SE 100TH PL RENTON WA 98059 342405905007 TABACEK AUGUST R+CAROL 14431 SE MAY VALLEY RD RENTON WA 98059 803540007009 VADNEY BRYAN L+KENDRA A 5404 NE 24TH CT RENTON WA 98059 606140003009 WARE EDWARD L JR PO BOX 2035 RENTON WA 98056 803540012009-t-Iotci~~d WINGERSON BRENTo.'£ 5311 24TH CT 1/'11/06 RENTON WA 98056 606140016001 MIODUSZEWSKI VINCE L+GLlNDA J 14311 SE 100TH PL RENTON WA 98059 606140011002 ONEIL PHYLLIS V 10363 SE 187TH PL RENTON WA 98055 032305912605 ROBISON MATTHEW M 13826 SE 100TH ST RENTON WA 98055 606140035001 SPIRY WILLIAM H JR , 10004 140TH AV SE RENTON WA 98055 803540055008 STONEGATE HOMEOWNERS ASSOC PO BOX 2691 RENTON WA 98056 803540008007 TODDERUD JOHN D+BRIDGET M 5316 NE: 24TH CT RENTON WA 98059 606140007000 VELASCO RICK N+CAROLYN J 10003 141ST AV SE RENTON WA 98059 032305924501 WELCH RICHARD+JODIE 13815 SE 100TH ST RENTON WA 98059 032305912704 WININGER ROBERT C 13820 SE 100TH ST RENTON WA 98059 1\ " :1 j i • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: August 10,2005 LUA05"083! pp, ECF Langley Ridge at May Creek PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a 34-lot preliminary plat in the Residential-1 (R-1) single-family zoning designation and within the May Valley Urban Separator Overlay. The 34-acre site contains, 10 parcels. Five of the proposed lots are for existing structures to remain as single-family dwellings. The site contains wetlands, steep slopes and a stream, which are proposed to, be contained within four proposed Open Space tracts. Access to the project is proposed via one new 42-foot internal public street off of Ilwaco Avenue NE. Additional access via a private 26-foot wide access easement off of NE 26th Street and an existing access easement off of May Creek Road for two lots. PROJECT LOCATION: South of SE May Valley Rd between Coal Creek Pkwy & NE 26th St, North of NE 24th St. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 0, the City ,of Renton is using the Optional DNS-M process to give notice 'that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 12, 2005 August 10, 2005 APPLICANT/PROJECT CONTACT PERSON: Jim Hanson, Hanson Co'nsulting; Tel: (360) 422-5056 'Eml: Jchanson@verlzon,net Permits/Review Requested: Other Permits which may be required: Requested Studies:' , ' Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning and Land Use: Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Review, Preliminary Plat Review Building, Construction and Fire Permits Environmental (SEPA) Checklist, Habitat Study, Wetland and Stream Study, Geotechnical Report; Traffic Report ' PlanninglBuilding/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 SouttiGradyWay, Renton, WA 98055 A Public hearing is, tentatively scheduled for October 4. 2005 before the Renton Hearing Examiner In Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall,located at 1055 South Grady Way. The subject ,site is designated Residential Low Density on the City of Renton Comprehensive Land Use Map and Residential.-1 (R-1) onthe City's Zoning Map. This designation intends to allow residential development at a maximum density of one dwelling unit per net acre while protecting critical areas and providing separation between neighboring jurisdictions through designation of urban separators. The proposal for 34 lots would result in a net density of 34 dulac. The proposed subdivision is consistent with the land use designation. SEPA Checklist I Development RegUlations • . Used F.or Project Mltlgatlo The project will be subject to the· City's . ~.ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building and Fire Codes and· other applicable codes and regulations as appropriate .. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate TransPortation Mitigation· Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. The applicant will be required to address any existing on-site ground water wells no longer in use in an approved manner to ensure safety and avoid ground water contamination. . Comments on the aboveap·pllcatlon must be submiHed in writing to Nancy Well, Senior PI~nner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 24,2005. This maHer Is also .tentatively scheduled for a public hearing on October4,·2005,at9:00 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 arid 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. CONTACT PERSON: . Nancy Well,· Senior Planner; Tel:· (425)430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING, FOR PROPER FILE IDENTIFICATION I SITE LANGLEY RIDGE If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Langley Ridge at May CreeklLUA05-083, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: _______ ---'_ • Kathy Keolker-Wheeler. Mayor CITye>F RENTON' PlanninglBuildinglPublic Works Department· Gregg Zimmerman P.E., Administrator August.10, 2005 Jim Hanson . Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 · Subject: . Langley Ridge at May Creek , LUA-05.,083,·PP ,ECF · Dear Mr. Hanson: . The Development· Planning. Section ofth~ City of .' Rento.n !:las determined. that the subject application is complete according to. suprnittalreql.Jirements and, therefore, is . accepted for'review: '. ,,' ...." .... " ~' ,,' It is tentatively' scheduled for co.risid.er~tiqn!bY'Jhe;,t:nvironn1ental; Review Committee on August 30; 2005. PriortQ that re\(i,eW;.yoW:~iIIJ:lel)otified'if~nyadditional information is '., required to continue pr'ocessh,g;your;appli~ati9ri;''':, .' . .')' . .•... ..... ..... . .. • .. ", , •••• "1:,' _.' • :.~ _.: '.' • Iii addition,·.this matteris.tentativelysch~M~led·f6r'a:Publib Hea'rklg on Ociober.4, 2005 at 9:00 AM, ,Council Char:nber~; Seventh Floor, Renton-GitY.Hall, '1055 South Grady Way, Renton. The t:ipplid:t!1t orrepres~ntative(s) of the', applicant are required to be present. at the public he.aring;,A. copy. oft he staff report wi 1.1 be mailed to you one week before the.hearing. ..' .. . ...., . · please contaCt me at (4-25) 430-!270'if you have any questions.,. . Sincerely, 'NancyWeil Senior Planner Clifford & DianaSroussard, Robert & Shirley Slayden, Robert & Tamara Holmes; Fred & Suzzane Makowski,'Dan & CherylStabbert,Einer & Marilyn Handeland, John AndreWs! Owners.' '. .... '. . C. Thomas Foster, Langley Dev.elopment I Applicant Andrew Duffus I Party of Record· . ..' ", -: .. .~ -------1O-5-5~S-ou-th~G-ra-dy-W;-ay--R-e-n-to-ri'--, W:~as-h-in-gt-o-n-9-8-05-'5------RE N TON' . * This paper contains 50% recyciE.d material. 30% post consumer AHEAD OF THE CURVE • Kathy Keolker-Wheeler. Mayor August 10, 2005 Superintendent's Office Renton School 'District #403 300 SW 7th Street, , . . t=tenton, WA 98055-2307 Subject: -Lc;mgl~y Ridege ,at May Creek ,', UJAQ5-083, PP, ECF CITY.F RENTON Planning/BUildinglPub~cWorks Department, Gregg Zhilme-rman P.E., Administrator The City of Renton Development Services Division. has received an application for a 34.;lot' single-family subdivisionlqcated at 2533 Ilwaco Avenue NE pleas~ see the enclosed Notice of .,' Application for further details. ' ' In order to process this applicaticm,' the De~elbpme~t SerYices. Divisi~n ,needs to know which Renton schools . would be attend~ by children' living in residences at'theloeation indicated' abov~.PleaseJiII in the appropriate schools on-the list beioVl( and return this letter ~o my attention, Devel6prTlEmt$ervices Divi~ion, City of Rehton~1055·Sbuth· Grady Way, Renton; Washington 98055 byAug_u~f 24,2~05. " . .. ..., " ;. Elementary School: ~~-;,-~~-;:-...,.;;..".~~' ,,--' ~,,~, .".-" .--"-...;;..;;..--:'----'----..,.---.:....---.:....~~___..,.---'-~---.:....~--'-.;... Middle School: -,' --'--,-__ -'----,-,......,----'-.:-~.~ .. ~ .. ,-"'.~ .. '-' . ...,...,~'_7_~-'---,---:.--'-~-'-'--'---~-'-'-~-~- WiJlthe schools you have inqicated beabl~to ha[ldl~ the irnpactof the additkjnal students. estimated to come from the proposed d~veloprnent? .' . '. Yes No.~ __ 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 Enel. ---'-----1-O-5~S -So-u-th-G-r-'-a-dy-W-ay'---R-e-n-to-n-, W-a-s-hi-n-gt-on-9-g0'-S-S--'------'--~ * This paper contains soOlo recycled material, 30'>10 post con~r AHEAD OF THE CURVE 2905 Ilwaco Avenue NE Renton, WA. 98059-3764 July 27th, 2005 Environmental Review Committee: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Director -Parks Lee Wheeler, Fire Chief Larry Warren, City Attorney City of Renton Renton City Hall 1055 South Grady Way Renton, WA. 98055 RE: File LUA05-083 Langley Ridge @ May Creek -proposed Dear Environmental Review·Committee; We own property surrounded on three sides by this proposed subdivision. Among other neighborhood issues, we are particularly interested in the proposal's surface water management, i.e. flow control, conveyance and water quality facilities design. The development is up slope from our property and others (and May Creek), therefore, surface water issues must be given the utmost attention and civil engineering solutions implemented that protect property and drinking water wells. F our years ago just the construction of a single house, associated landscaping and utility easement diverted surface water on to neighboring properties. Offe Engineers, PLLC prepared a Level One Preliminary Drainage Report for the developer. The report discusses a small pond that currently exists on site. This pond was constructed by a home owner beginning in 1986. Although the home owner apparently intended the pond to act as an ad-hoc storm water storage facility, part of his motivation, at that time, was the creation of a pond for coy fish. According to King County records (note 1) this pond was subject to scrutiny as it's construction exceeded the cubic volume of fill (approximately 2850 -3000 yards) than what was allowed without a clearing & grading permit. The pond's banks were constructed of ''unsuitable fill materials" including "significant amounts of concrete rubble in excess of 18 inches in diameter" according to King County official investigative reports. Further, no professional engineer studies regarding the pond's suitability as a retention-detention facility nor its structural soundness are available. Our questions: for example; What is the stability of the pond's banks considering the steep slope upon which it is located? What are the underlying soil types regarding infiltration and stabilization? For instance, does it sit on a stratum of clay? Is the pond a safety hazard? The Offe Engineers' report states that the pond has over flowed in the past. This is indeed true. The report states: "The pond will remain to add additional storage to the overall storm system. The proposed drainage plan shows an overflow structure to be installed at the edge of the pond." Our questions are: What storm event level will this be engineered for? Will the overflow continue to scour the slope unmitigated? Currently due to recent activities by another neighboring property owner the over flow has been diverted to a wetland. Unfortunately this redirection of surface water overwhelms this small wetland causing flooding on nearby property. As a condition of this plat we ask that these matters be thoroughly investigated, assurances made and meaningful mitigation absolutely required. The level one preliminary drainage report describes a conceptual storm water infiltration facility at the bottom of the hill. The conceptual plan proposed an infIltration pond of approximately 160,000 cubic feet. Again, we have concerns and questions regarding this storm water management facility. Given that the soil is often saturated and that the ground water level is near the surface, what impact will this additional infiltration have on the ground water level? What impact on interflow? And, of course, what impact on surface water? To rephrase the question; Will the infiltration of this proposed retention - detention pond, in an area of already elevated ground water levels, have any • significant adverse impacts on the current ground water level and/or inter/surface flow? Will the outer banks of the pond itself divert interflow and surface water? We acknowledge that the Offe Engineers' report is a level one preliminary drainage report. However, we would like to comment on a couple of the report's statements. The report refers to the Soil Survey of King County Area (Soil Conservation 1973). From that survey presumably, the conclusion is drawn that "the potential for erosion is moderate" and that ... "soils are well drained and allow for conditions of storm water infiltration." 1973 is not the latest information available, nor is it specific to the south slope of western May Valley. According to the King County Sensitive Areas Portfolio all but a small portion of the site is mapped as an erosion hazard. Steep slopes also characterize much of the topography of the site. We would ask that the applicant use the latest available information specific to the site and surrounding area. One recent source of information is the Current & Future Conditions Report published, August 1995, in preparation for the May Creek basin plan. Specifically, on page 4-6, the various soil layers on the south . side of May Valley are discussed. Comments are made regarding possible hydrological consequences when topsoil is removed or compacted as the hydrological properties differ dramatically soil type by soil type, layer by layer. The preliminary engineering report states that plans and rates will be determined by the King County Drainage Manual. The question is, which edition? According to Renton's Utility Engineering Supervisor, the City recommends the use of the latest version -2005 -within Renton's environmentally sensitive May Valley Urban Separator. The King County Surface Water Design Manual (2005 edition) specifically addresses low impact development (LID) techniques to reduce surface flow volume and improve water quality. LID aims to minimize surface water flow, mitigate water quality and can reduce the need for large retention-detention ponds. Minimal width roads, pervious pavement, porous pavers, and decentralized storm water bio-retention are a few LID ideas. Can the Environment Review Committee suggest these techniques as mitigation? • What mosquito abatement measures will be employed? Mosquitoes are of increasing concern because of the deadly West Nile Virus. This is an issue that not only effects the current residents but the future owners of these proposed high end luxury homes. In conclusion, we urge that the Environmental Review Committee: A. Require that the feasibility and stability of the existing pond be determined. B. Require that the effect of additional ground water infiltration on nearby properties and the proposed plat itselfbe determined with regard to significant adverse impacts to the water table, ititerflow and surface flow. C. Require that the surface water drainage impacts be analyzed and mitigated in accordance with the King County Drainage Manual 2005 edition! D. Require that "Level II Flow Control" be implemented as per the May Creek Basin Action Plan and as appropriate within an Urban Separator. E. Require low impact development (LID) storm water management. F. Require mosquito breeding abatement. The Environmental Review Committee (ERC), as the responsible official, has the duty to make a threshold determination for this proposed project. The ERC must assure itself that no unintended consequences to health, safety and the environment arise. The ERC can, and must, with staff' sinput, identify the impacts and formulate effective mitigation measures. If analysis of these impacts and possible mitigation require additional information from the applicant or other agencies, the ERC must not hesitate to seek such information. This project is the first of its kind in the City of Renton's newly designated Urban Separator. The ERC must ensure that conditions of approval implement meaningful mitigation to address specific probable adverse environmental impacts. The alternative is a Determination of Significance, and thus, preparation of an Environmental Impact Statement. . . • • Thank you. Sincerely, ©(Q)~~ Andrew Duffus note 1: Copy available upon request to the writer. cc. Alex Pietsch, Economic Development, Neighborhoods & Strategic Planning Administrator Neil Watts, Development Services Division Director Lys Hornsby, Utility Systems Director .~ () _~~ ~~'? Utili~ Engineering Supervisor j r~NanCY-Wel.1;-Semo1'::PJlUIllen lanrdgr072605mswPresarioCandrew ·-. Jean Rollins 9605 143rd Ave SE Renton WA 98059 July 27. 2005 Nancy Weil Senior Planner City of Renton Development Services Division 105S South Grady Way Renton, WA 98055 Re: Langley Ridge At May Creek Application Oear Ms Weil: The proposed Langley Ridge A t May Creek is entirely located within. the designated May Valley greenbelt/urban separator. The community has long supportedtbiS area as a greenbelt! urban separator: o '. When the King County Newcastle Com~unity Plan was adopted in 1980 the community desired 50 % permanent open space in any new developments. o When the King County Newcastle Community Plan was adopted in, 1980 :the community desired 50 %peimanent open . space ill any new developments~ . o When the King County ~an line was drawn, staff listened to the cOmmunity and reconunended this area be a greenbelt/urban Separator.. . o '. In 2001· ExeCutive Sims and his staff recommended official designation of this area as a greenbeJtlurbanseparcstor . '. . o The City of Rer.ton, council and stan: has always supported the community's wishes tor a greenbelt Mayor Keolker-Wheeler, Mayor Tanner, and Mayor Clymer, have all written letters strongly advocating thegeenbell.. During the development of Renton's urb.m separatorreguiations "better level of . protection" regulations were desired by the inunediate community and the community at large. Ibe community at large was represented by Lany Phillips, King County Council Chair; Marc MechJing, Monroe Councilmember and David Kappler. Issaquah Councilmember. Councilmember Kappler worlcedon the Newcastle Community Plan back in the) 970'5. Administrator AJexPietsch can attest to the amount of . . .. . correspondence reeeived regarding the urban separator regulations particularly in regards to May VaJley. Longtime citizens of Renton, relatively new citizens of Renton and citizens who are just now annexed into the City expect the regulations they helped draft be put intopJace as diligently as possible. P 01 ·· .. •···• .. 'r;·.r.~ .... .l.LU-.. \· ....... -....... •• .--:-:-----• I want to highlight some of the aspects of the urban separators regulations that the immediate community and the community at large are anticipating to be implemented as this area is developed. The tollowing highlights are paraphrased from the ordinance governing these urban separator regulations. ~ Densities (a) Density bonus granted to 1 dwelling unit per gross contiguous aLTe if; (1) provision of native vegetation cover on 65% of the gross area on all parcels in the land use action, including both the are within and outside the open space corridor, with either existing or new vegetative cover, and at least one additional criteria (b) individual lots shall not be less the 10,000 SF ::::::) Contiguous open space Dedication or 50% of the gross land area as a non.;..revocable open space trdCt with a minimum fifty foot corridor connecting open space parcels. . Contiguous open space 'lands may include ... stonn water ponds enhanced perthe teChniques and landscape requirements set forth iIi The Integrated POM, King County Water and Land ResourCes Division. . Yerylimiteduses are allowed in tbecontiguous open space. => Standards within entire urban separator Clearing limited to 35% . Ifaa of March 2005 greater than35% has been cleared, rcplantingis required. Stonnwater management shall comply with the 2005 King County Surface Water Design Manual Conservation Flow Control Area level 2 flow control standards. The comnllmity desires the urban separator regulations be implemented in the Langley Ridge At May Creek development as envisioned by all those involved. Now is an opportunity for Renton to continue to be ahead of the curve both environmentally and economically. These proposed 3/4 million dollar homes of Langley Ridge At May Creek on large lots overlooking a greenbelt/urban separator will attract residents who will be proud to be involved with Renton. I am sure the City will strictly implement the urban st:paralor regulations. CONTINUE FROM PREUIOUS PAGE 001 -. CC: Alex Pietsch, Administrator Economic Development, Neighborhoods & Strategic Planning Neil Watts7 Development Services Division Director Gregg Zimmennan, Administrator Planning/Building/Public Works Dennis Culp~ Parks Community Services Director A. Lee Wheeler, Renton Fire Chief Larry Warr~ City Attorney ,Kathy Keolker-Wheeler, Mayor July 1,2005 Jim Hanson Hanson Consulting • CIT~F' RENTON J . . . Plruming.l8uildingIPublic Works Department Gregg Zimmerman P.E., Administra.tor, SUBJECT: 3018 ILWACO AVE NE (9530 143RD AVE SE) Dear Mr. Hanson: •. Thank you for yoUr. letter of June 2nd in whiCh you inquire about the City's recently,adopt,ed 'Urban Separator regulations .. ' You raised several questions, whichl'lhttemptto answer below. 1. Ifa 1,OQOsquare foot addition to the prop~rtY at301S llwaco A~eNE (Einer Handeland' property) be required. to dedicate,l;I..c9tiservationeasementori criticafareas and buffers Within' the cOlltiguousopen space co,rridor?,. . '. . . Yes, ~ccording to the' C()d~.l#guage, "Ap'pro~al ;of a bui,ding Pe.~t for an addition of 300 square feetfor aptimarY us~~stiucture:Qr 500 feetfor ~riacceSSOfy' s~~tUt~ shaJlrequire ,.'. recordation ofa cOIl~erVationeasement!,prot¢«t~ye,~~t>~n:ient6rtiacfruid deedT~striCtioJion criticaLareasandcriti'cal~ea bufferslocatcil'\vitbjrilthe ;~ntiguous()p¢nSpace Cotridor . ,ptirsUantio Section 4:-3q)5P:Q:.~ativeW6~~P:rm~ti.dnAfeas\" >, ··i', " ". '. . . . . 2. If 30 1 S,llwacoAw NE is inc1Ud~d'inthe:.subdiVi~iQh, wilithesuJ>jeCt lot area have to de<iica:ie:SO%ofthe ar~a~ opeIt~a¢e'? " . ,., .' .. No, the,subJectproPertywillnQt15ert?9uired to' aJS() ,dedicate: 5Q% ofthe lot area a:sop<m. space, since the property is ~lread}r d~velop~dfor .iesidenti~t~e~" As mehtioned abQve, 'the addition to the residence requiresrecordation6fa:cons&rvationease~nt f()rcritic.al area.s,and buffers, buti .' 'does notte<\uiI'e dedication'o~5.0ro~of the::lot:for open !lPace. . . ,Please feel free to contac~,meat(425) 430~7286ifyou hllVe. additionl!i.questions; .'. ·.sm;;{~~ ~iferToth Helll1itig, AICr Principal Pianner ". . . cc: NeilWatts. DirectOi, Development Services Division Susan Fiala:, Senior Planner -------------IO-5-5-S-o-ut-h-G-ra-d-y-W-a-y---R-en-t-on-,-W-a-Sh-i-ng-t-on--9-80-5-5~-----------~ ~ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE , • HANSON CONSULTING June 2, 2005 Jennifer Henning City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Addition to residence at 3018 Ilwaco Ave NE (9530 143rd Ave SE) Renton WA. Dear Jennifer: I am writing to clarify the impact of the newly adopted Urban Separator regulations as they relate to an additiori to an existing residence within a new plat or on its own outside any new subdivision application. We wishto make sure that including the subject property in tltI.4II>plication for the Langley Court subdivision will not increase the requirements when the addition takes place. The property in question is located at3018 Ilwaco Ave NE owned by Einer Handeland. Mr. Handeland wishes to add about 1000 square feet to his house above the existing footprint of the house. The existing house and the majority of the subject property are JOcated within the mapped "Open~' corridor in the new Urban Separator ordinance. Section III, E, 2, c of the ordinance indicates that an addition over 300 square feet for the primary use will require an easement of one type on critical areas and buffers within the Contiguous Open Space Corridor. Will such an addition (above the existing footprint) on its own trigger the requirement for the easement? As I read the ordinance including the subject property as part of the subdivision application does not change this requirement. Do you agree? I understand that the critical area in question is May Creek and its buffer. . . I see no requirement for dedication of the 50% open space for properties with existing resideIices. If the subject property is inCluded in the subdivision application will 50% of the subject lot area have to be dedicated as open space? We are in the final stag~s of completing the application for the Langley Court Plat and need :these issues clarified before we can submit the application. Please give me a call if yoti wish to discuss any of the above issues before you respond to this letter. Thank you for your help in clarifying these issues. r i .. ~ .... " .. '.~'::'" ':.' • HANSON CONSULTING June 22, 2005 Tom Foster 6450 SouthcenterBlvd, Suite #106 Seattle WA 98188 Jim Hanson (360) 422-5056 Subject: Handeland addition, Preliminary Plat, Langley Ridge at May Creek Dear Tom: I received a phone message from Jennifer Henning with the City of Renton answering your question about the 1000 square foot addition to Mr. Handeland's residence.Jennifer indicated that a building permit application for such an addition would trigger the requirement for the "Conservation easement" on critical areas and buffers within the Contiguous Open Space Corridor. There would be no difference if the property was included in the plat or not for this requirement. If the property is included in the plat we would have to provid~ the 50% open space for the parcel. I did not discuss this issue in detail with Jennifer but we can take care of this open sPace requirement within our general open space in the plat on other parcels. Jennifer indicated that she would send me a letter but she could not send it out for some time since she woUld be out of the office. I hope this answers your questions on this issue. Thank You: Jim: Hanson . I ... ", ..... : .. , 2905 Ilwaco Avenue NE Renton, WA. 98059-3764 June 23rd, 2005 Tom Foster Seattle Mortgage Company 6450 Southcenter Blvd. Suite 106 Tukwilla, WA. 98188 RE: Langley Court plat -proposed Dear Mr. Foster; JUN 2 7 2~~J RECEIVED We own the property surrounded on three sides by your proposed subdivision. Among other neighborhood issues, we are particularly concerned with this development's surface water management, i.e. flow control, conveyance and water quality facilities design. As your development is up slope from our property and others, surface water issues must be given the utmost attention and civil engineering solutions implemented that protect property and drinking water wells. Four years ago just the construction of a single house, associated landscaping and utility easement diverted surface water on to our property. Recently we talked to a real estate developer acquaintance and he enlightened us on new and creative surface water management techniques. He directed us to low impact development (LID) that aims to minimize surface waterflow, mitigate water quality and can reduce the need for large retention-detention ponds. Minimal width roads, pervious pavement, porous pavers, and decentralized storm water bio-retention are a few ideas to consider. We are enclosing some internet sites at which information can be found. Also, the King County Surface Water Design Manual (2005 edition) specifically addresses LID techniques to reduce surface flow volume and improve water quality. Over the years our community has successfully worked with real estate developers as they created subdivisions in May Valley. Notably Don Leavitt who originally started the Stonegate development and Herb Chaffey who developed Highlands at Newcastle and fmished Stonegate. We helped energized the neighborhood to maintain our quality of life and thus, as a community, achieved meaningful mitigation. Conversely, the neighborhood supported the developers' positions on certain issues with the jurisdictions of King County, Renton and Newcastle. We would like you to consider using some of the low impact development technologies in "Langley Court" to more effectively manage stormwater quality and quantity to protect May Creek. Our surface water consultant will be reviewing your drainage design. Although we could wait until the specifications are submitted to the city, it would be expedient if you could forward the details to us as soon as they are available. Thank you. Since~~ r2Duffus cc. Gregg Zimmerman, Planning/BuildinglPublic Works Administrator Neil Watts, Development Services Division Director Lys Hornsby, Utility Systems Director () Ron Straka, Utility Engineering Supervisor fl ' Susan Fiala, Senior Planner enclosures foster062405mswPresarioCandrew ~enefits of 110 Practices. II I!j i::},{ r;;;.~·; i.pmpl1: ,. :to iIi8'EnVirorurIent ,~ " .. !;;:. • Helps maintain the natural hydrology of watersheds • Helps maintain stream flaws and wetland water levels • Reduces impacts to streams and fish and wildlife habitat by reducing stormwater discharges • Protects water quality by reducing sediment and other pollutant load- ings to streams, rivers and bays • Preserves trees and ather native vegetation {. r ,":" 'P \," i , " J ~ I 'I f ~ ."/, 'I! J. " ·to DMIop8JS" .' • Reduces the cost of stormwater drainage facilities • Lowers costs of streets, curbs, gut- ters and other infrastructure • May lower construction costs by reducing the need for mass dearing, grading and sediment controls • May reduce stormwater utility fees due to reduced amount of imperv~ ous areas • May allow for more lots by reducing the size of starmwater ponds (~~ ~ :0:. i. :: ; ~{l!(IJ~r~ I U1 i' ~I!I', :!" ;:~'l'; ,I "1\:fr.Q~ " . ~ '" ... Lto I~ ~ __ ;';'l...:....dlli,.P'.J.o r ~ lit.!, i I:; 11 ,!:I. ~I~: " WWI UU¥GIIUIRIIID UII'-WlllmUnIlRD •. " ,I.· '.., ., . , iJ • Helps protect a community's streams, fish and Wildlife, and shel~ish growing areas • Helps protect salmon listed under the Endangered Species Act • Helps maintain drinking water supplies • May reduce maintenance costs of stormwater facilities • Lowers costs of streets, curbs, gutters and other infrastructure • Increases property and community appearance and aesthetics • May increase property resale values due to curb appeal of landscaping • Provides new tools for cost-effective urban retrofit • Reduces chance of contamination of sediments in bays and associat- ed public liability • Increases opportunities for public/private partnerships and public education Neeu MOlle Infollmation1 For information on low impact development and the Puget Sound Management Plan, coli the Puget Sound Water Quality Action Team at (800) 54-Sound or visit our website al: http://www.wo.gov/puget=sound/ Or try the following websites: National low Impoct Development Center hllp://-www,le.wimP!Ktdevelopment.org Stormwater Manage~s'R~ource Center htlp://-www.stormwotercenter.net/- U.s. Environmentol Protection Agency http://-www.epo.gov/owm/mtbfoct.htm University of Woshington Center for Urbon Woter Resources Manogement hllp://depts.woshington.edu/cuwrm/ Woshington Stote Department of Ecology http://www.ecy.wo.gov/progroms/wq/wqhorne.html Produced In suppolf of the conference, Low ImptlCt IJeve/DpmBnt In Pug" SDund, June 5-6, 2001, SeanI8, Washington Sponsored by the Puget Sound Water Quality Action Team and by the King County Deportment of Notural Resources through 0 WoterWorks Grant. Additionol funding provided by: City of Mount Vernon City of Olympio City of Poulsbo Homebuilders Associotion of Kitsop County Islond County Kitsop County Moster Builders Association of King and Snohomish Counties Pierce County Water Programs Snohomish County U.s. Environmental Protection Agency Washington State Department of Ecology Cover photos courtesy of: Seattle Public Utilities, Ernest Keeley, City of Portland Bureau of Environmental Services ~Ilecial Nee~~ If you have speciul accolllillonution needs or neen this nocument in nn nlternotive for- mat, plense contact the Puget Sound Water Quolity Action Tellill's ADA tepresentative ot (360) 407-7300 or TOO number 1 (800) 833-6388. l and development and construction con severely alter many natural features of the landscape. Soils are compocted by construction equip- ment and grading. Trees and ather vegetation are replaced by exten- sive areas of impervious surface, such as roofs and pavement. (ompacted soils cannot infiltrate water as effectively and there is less vegetation to soak up, store and evaparate water. The result is that less water soaks into the ground and more runs off. Developed areas are characterized by a tremendous increase in stormwater runoff volume and rate of flow. (Figure 1 shows how groundwater infiltration decreases and surface runoff increas- es dramatical~ as a watershed is developed.) This can severely degrade f~h and wildlife habitat in the streams that receive runoff from developed areas. Development also causes increases in stream temperatures and in the amount of sediment and other pollutants. Studies show that the effects of development and increased impervious surfaces have severely degraded sensitive watersheds and habitats in Puget Sound. Traditional development approaches and many conventional stormwater management techniques are not intended to address these issues. Too many conventional land grading and storm drainage systems are designed to remove water from the site as qUickly and efficiently as possible. (onven-tion- al stormwater man-oge- ment systems are gener-- al~ designed to control only the peak runoff University of Washington rate of stormwater for a few lorge storm events. These systems often are not designed to mitigate for the increased runoff rate and volume from frequent- ~ occurring smaller storms, which ore common in our orea. LID designs still proVide for adequate conveyance of stormwater and provide additional protection for watersheds and streams by replicating, or mimicking, natural hydrologic functions. First, design strategies are used to maintain the volume and rate of runoff from the site. This helps to maintain the natural flow patterns of streams. Then small-scale controls are strategically placed throughout the site and incorporated into the landscape, open space, roads, parking, sidewalks and buildings to store, evap- orate and infiltrate rainwater. This distributed approach helps to maintain watershed hydrology and the integrity of receiving waters by preserving each site's natural runoff characteristics. In addition to protecting natural resources, many LID techniques ore easier to construct and maintain than traditional stormwater facili- ties. This should lighten the financial burden of stormwater manage- ment on the businesses, municipalities and homeowner associations responsible for ensuring that facilities work properly and protect the environment. Because LID practices ore small in scale, they can also be used in many places where land is limited or constrained by utili- ties. U~tu~ie~ ~~ow t~at t~e e[ect~ of ~eyelo~ment an~ im~erviou~ ~urfam ~ave ~everelJ ~e~ra~e~ ~en~itive watm~e~~ an~ ~a~itaU in fu~et ~oun~," 'p Q low Im~act ~e~elo~ment i~111 ComeMdIon of ooIunJI site osseIs Site planning with low impact development practices begins with deve~ oping strategies to conserve the natural hydrologic assets and functions of a site. LID site conservation design techniques include directing deve~ opment away from sensitive environmental areas (like streams and wet- lands), preserving native vegetation and soils, maintaining existing drainage courses, and minimizing the extent of impervious areas. • runoff through natural ara Natural wooded areas are extremely effective groundwater recharge areas. Once conservation design and minimization techniques have been applied, an LID plan identifies or creates opportunities to retain as much runoff as possible on site and allow it to slowly infiltrate back into the ground. These practices include ~ooserva'do'o' • ,-. ,-' ",' Customized sHe design UD requires the designer to examine each site for its role in the hydrolog- ic function of the watershed. Since land within a watershed is developed incrementally, rather than all at once, this helps protect the integrity of sur- face waters within a watershed as development occurs. This approach requires the designer to incorporate any available watershed or basin plan- ning information into site design and design strategies to ensure that the effects of the site don't compromise the integrity of the watershed . Maintenance, pollution prevenHon and educoHon In contrast to traditional stormwater facilities (such as ponds), many LID practices require only a minimum of maintenance. Bioretention cells may only require occasional mulching or fertilizing, and permeable pave- :S~;~~~s~ar~ ~,mrols~', ~MimitS natural hymology and processes gently sloping impermeable sur- faces to direct runoff onto vegetat- ed areas with porous soils. Adding crushed stone and organic mater~ al near and directly on these areas also increases infiltration, recharge and storage. 11::- To mimic the way natural areas store, infiltrate and release water, LID uses smalkcale controls that are distributed throughout the site. This not only allows for a redun- dant system with less opportunity for failure, but can also provide a "treatment-train" approach where there are multiple opportunities to filter pollutants. ~PreSeNllS lIII1ive Irees, vel)elaHon o'nd soils ~ Maintains nollllli drainage patterns ~:DlrecUng'; :"HUfioWla ~(amraUre~S} Key Elements ::~usiiYle~? '~ite ~esil(, ments may only need to be swept periodically. Pollution prevention tech- niques thot reduce the amount of fertilizers, pest~ cides, dirt and other chem~ cals that enter LID practices help reduce maintenance needs, in-crease efficiency and protect receiving waters. LID design appraaches require that property owners and site managers be provided with brochures, Videotapes or other educational materials on how to properly handle and apply chemicals and reduce pollutants. This can en-hance a community's water quality education and involvement program. ,Encourages , Infiltration and recharge of streams, Y/etloRds and oqulers LID ~Ensures each site helps proted the entire wat8Me,d ~Redu(es pollutant loads ond irlaeoses efficiency and longevitv ,Educates and involves the public .. ("'Wnelle to ~e~inlll~te~~ fOil lo~al ~o~ellnmenu an~ ~e~eIOI]ell~ Any successful design approach requires a thoughtful and organized process. Locol government staff and developers must work togeth- er to create an LID development so that natural resources are pro- tected and locol codes, ordinances and development requirements are met. The developer, designer and builder must use a process that helps them understand site constraints and characteristics, develop the ,hydrologically functional -design approach, and then prepare construction e for the local approval process. Usted below is a rep- resentative LID site analysis and design process. j~ Identify Appllalble Zoning, Land lise and Other Loall Reguillfloll. f~ Identify any waivers, modifications or special processes that may be II lJ [) needed to gain approval (e.g., subdivision, grading, drainage). ~H Deftne Development Envelope. Delineate any buffers, setbacks, over-/! lay zones or resource protection areas where development is discour- t{A 0 aged or prohibited. Cfn Ike DmIoogajllydJalogy as a Deign Element. Match the development )'1 to the naturallandscope to minimize land disturbance. Maintain drainage \ilJ D patterns and restrict development and disturbance in valuable hydrologiC areas such as woods or other established native vegetation and high~ per- meable soils. Avoid change in land cover runoff characteristics. A Reduce/MInImize Total Sile Impervious AlIas. Impervious areas, ~I such as roofs, roads and sidewalks, increase the volume and rate of ""II ~ runoff, convey pollutants and raise water temperature. Look for oppor- tunities to decrease road width and length and use alternative perme- able surfaces. Cluster buildings and other developed areas. '1''' Integrate Controk wHh Site Plan Layout. Determine the preliminary ~'I amount (area or percentage of the site) that will be required to wi 0 achieve the hydrologiC objective. Develop standard design templates and practices that will be employed on each lot. Determine the best location, type and size of practice required for each lot. ir'i Minimize Directly Connected ImpelVlous Areas. Divert flows from i-l1i impervious areas to vegetation and limit the size and length of lUi '1 drainage from impervious areas. F~r ModIfyJlnaea Dl1Ilnage Flow PaIII. Modify the grading design ;! by flattening slopes and swales and encouraging sheet flow. Use :,1 r: detention devices such as smaller culverts and rainwater collection to further maintain the natural runoff rate within the watershed. [: H f.ompaJa PIa-aJMI PcIHlMIopment HydmIogy. Review the design to (: ( determine the effectiveness of LID practices in meeting stormwater '.1 !, ., management requirements, using the flow frequency and flow duro- tion curves predicted by a hydrology model such as in the Department of Ecology's Stormwater Manual for Western Washington. The size of storm water ponds may be significantly reduced by following these steps. U]1 Complete UD Sile Plan. Complete final construction design drawings UJ I and specifications, including erosion and sediment controls, pollution pre- \lJi tl vention and any maintenance or educotion requirements. 'j :,~. '~. '~"'~~} ~ r, >~ . ~:~ ["A cost cpmpoiisoll' :GeQrg~~ tCoifh~;' MbryI9nd::~sh6welFtHlittH~ 'd~vel.opment:costs ,,_. d~i~on~aesjgn-we,:~~:"~I;;;~:"6n"..':i:~':i I~~!,.L:;;_<;·~~;.. .. ;':":_"I ~.:._t:.:'!l~i:.~;!!~'" ~" ... " .":' :'.. ,<. -, ,. a~d c;~pp€r;~ierite(w~fr91~ .~_ ,:r::':·,.·~;,.·':~'!' (>:~" ·~fc. e '\ W Impact Development Technical Guidance Manual for Puget Sound D evelopment practices are taldng on a striking new look in the Puget Sound region. The Low Impact Development Technical Guidance Manual for Puget Sound contains detailed guidance on how best to design, construct and maintain low impact development (UD) practices. Stafffrom the Puget Sound Action ThaIn and Washington State University Pierce County Extension developed the manual with help from a broad-based advisory committee, including stormwater staff from the Department of Ecology (Ecology) and numerous professionals in the public and private sectors. Ecology provided grant funding for the project. Purpose of the manual The manual provides professionals involved in storm water ~ement and land development in the Puget Sound region with a common understanding ofIJD goals and objectives, site assessment and design methods, credits for reducing the size of conventional stormwater facilities, and specifications for individual practices. In addition, the manual provides findings from national and international research and monitoring data to help professionals make informed decisions when using IJD techniques in projects. The manual is targeted to engineers, planners, developers, builders, architects, landscape architects and other technical staff who design, review, permit and build using un practices. Why do we need LID! Research shows that conventional development practices do not fully protect water quality, fish and wildlife habitat. and other aquatic resources from the adverse effects of development and storm water runoff. Ecology estimates that of all waters on the state's list of polluted water bodies, about 30 percent of them are polluted because of stormwater runoff. Pollution from nonpoint (or dispersed) sources, including stormwater runoff, has closed thousands of acres of shellfish growing areas to harvest. Federal agencies cite LOw Impact Development defined Low impact development is a storm water management and land development strategy applied at the parcel and subdivision scale that emphasizes conservation and use of on-site natural features integrated with engineered, small-scale hydrologic controls to more closely mimic pre-development hydrology. The goal ofIlD is to prevent measurable harm to streams, lakes, wetlands and other natural aquatic systems from commercial, residential or industrial development sites. February 2005 ~ ~ ----.. -,-~~ PUGETS'OUND ACTIONT"EAM P.O. Box 40900. Olympia. WA. 985044)900. 1-800-54-S0UND. (360) 725-5444 • • Photo courtesy of Seattle Public Utilities A bioretention swa1e in Seattle's Broadview Green Grid Project. losS of habitat due to development and stormwater runoff as one of the factors limiting salmon populations in Puget Sound un practices offer great potential to help our region manage development and stormwater runotImore effectively. The practices can be used in rural, suburban and urban settings, on residential, commercial, municipal and industrial sites. Low impact development can be used in new developments or as part of a redevelopment project. Initial monitoring shows un to be effective Initial findings from monitoring studies in the Puget Sound region indicate that LID practices can be etfective. For example. University ofWashington researchers monitoring the Street Edge Alternatives project in Seattle found that the innovative street design reduced total stormwater volume by approximately 98 percent since monitoring began in 2000. Other studies from our region and other parts of the nation and Europe show that LID practices can significantly reduce pollutant loadings in storm water runoff. Although we have more to learn about LID practices, the Low Impact Development Technical GuidJ:mce Manual for Puget Sound reflects the region's best thinking to date on these innovative storm water management techniques. Organization of the manual The manual contains eight chapters and nine appendices: • Chapter 1 sets the context for LID with an introduction to Puget Sound lowland hydrology, the effects of urban development on water resources, and the goals and objectives for LID. • Chapter 2 details how to inventory and assess a site's soils, hydrologic patterns, native vegetation, wetlands, riparian management areas and flood plains. • Chapter 3 describes site planning and layout for roads, driveways and parking; street treeS; lot layout; and building design. • Chapter 4 shows how to protect, revegetate and maintain vegetation on a development site. • Chapter 5 offers techniques to minimize site disturbance when clearing and grading. • Chapter 6 provides detailed guidance and specifications for six integrated management practices: bioretention areas, soil amendments, permeable pavement, vegetated roofs, minimal excavation foundations and roof rainwater collection systems. • Chapter 7 outlines the new credits in the Western Washington Hydrology Model (from Ecology's Stormwater Management Manualfor Western Washington) that allow engineers to reduce the size of conventional flow control facilities when un techniques are used • Chapter 8 highlights several emerging techniques to model LID practices. • Appendices include a street tree list, examples of bioretention, bioretention plant list, bioretention research, phytoremediation, phytoremediation plant list, permeable paving research and a sample specification for permeable asphalt. un Manual on the Web To view or download the Low Impact Development Technical Guidance Manual for Puget Sound go to the Action Team's web site at http://www.psat.wa.gov/ Programs/l.JD.htm. Jfyou would like to receive a printed copy of the manual, call (360) 725-5444 or (800) 54-SOUND. For more information on low impact development, contact: • BnM:e Iftdbm. stonnwaterprognun lead for theAction Thrun, til bwulIcan@pstll.UJ(.I.gotJor(360) 725-5455. OmislIJnnuln.Emmsion [a&ulty UJQIer quality agent for wsu Pien:e County Extension, tIlminmtm@wsu.eduor (253) 798-3257. For more information about the .Action Team visit www.psat.wa.govor call the .Action Team at (360) 725-5444 or (800) 54-S0UND. If you need these materials in an alternative format, call our TDD numl,er. (800) 833-6388. pul,lications No. PSAT05-05 G?ogle Search: low impact development storm water king county • • • Ilow impact development stonn water king co: fi~~~1 ® Search \NWIN 0 Search www.nocharge.com Search with Google from any site using the free Google Toolbar. Page 1 of2 Web Results 1 -10 of about 259,000 for low impact development storm water king county. (0.66 seconds) Tip: Save time by hitting the return key instead of clicking on "search" Stormwater Topics -King County Information about King County Washington's Stormwater and NPDES Municipal .•• The Puget Sound Action Team (PSAT) has some great Low Impact Development .•. dnr.metrokc.gov/wlrlstormwaterl -17k -Cached -Similar pages WBDG: Achieving Sustainable Site Design through Low Impact ... Low Impact Development (LID) is a sustainable storm water management strategy that is ••. King County, Washington-LID I Built Green™ Demonstration Projects ••• www.wbdg.org/designllidsitedesign.php -60k -Jun 22, 2005 -Cached -Similar pages Low Impact Development Center -LID Links The Low Impact Development Center is a non-profit water resources research group with a •.• Master Builders Association of King and Snohomish Counties ••• www.lowimpactdevelopment.orgllinks.htm -145k -Cached -Similar pages [PDF] LID Case Studies book NEW.qxd File Format PDF/Adobe Acrobat -View as HTMl Island County Stormwater Code Low Impact Development Requirements .••• inches to improve retention of stormwater. King County required Quadrant to use ••• www.psalwa.gov/Publications/llD_studies/lid_naturaLapproaches.pdf -Similar pages Why Do We Need LID? Why do we need Low Impact Development? Studies show that our efforts to mitigate the .•• A mUlti-year study in King County showed that stonnwater runoff had ••• www.psalwa.gov/Programs/llD/lID_whyweneed.htm -33k -Cached -Similar pages Low Impact Development Practices Using Nature to Manage Stormwater ... What is Low Impact Development? Image of LID Street Stormwater ••• Species Act. A multi-year study in King County Washington showed that amphibians and ••• www.epa.gov/owow/estuaries/coastlines/jan02/I0wimpact.html-9k- Cached -Similar pages User Guide -Lot Design, Preparation, & Construction -Design the site King County Department of Natural Resources, King County, Washington Surface Water Design Manual ••. Manage storm water using low impact development ..•• www.nahbrc.org/greenguidelines/userguide_lot_design.html-25k -Cached -Similar pages Environmental Protection Agency - Low-Impact Development: A New Movement in Storm Water Management ••• a LID conference with the King County Department of Natural Resources in June 2001, ••• notes. tetratech-ffx.comlnewsnotes. nsfl 0/b154fe8db357 a 7f685256b80005e94b3? Open Document -24k -Cached -Similar pages Sponsored links Storm Water Management . Pollution prevention IBMP Storm water management www.interstateproducts.com http://www.google.comlcustom?hl=en&1r=&ie=ISO-8859-1&cof=A WFID%3Afl599d0f96afI6ba%3BL... 6/23/05 r). ; r/ I' . ..--,.' I 05.3 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: See attached list PROJECTOR DEVELOPMENT NAME: Langley Ridge at May Creek ADDRESS: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 2533 Ilwaco Ave NE and vicinity CITY: ZIP: TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): see attached list APPLICANT (if other than owner) NAME: Langley Development C.Tho~ ~ EXISTING LAND USE(S): Five residences and vacant land COMPANY (if applicable): PROPOSED LAND USE(S): Single family residential ADDRESS: 6450 Southcenter· Blvd #106 EXISTING COMPREHEN,SIVE PLAN MAP DESIGNATION: Low density residential I Urban Separator CITY: SeattleWA ZIP:98188 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA TELEPHONE NUMBER 2064998491 EXISTING ZONING: R-1 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: James Hanson SITE AREA (in square feet): 34 + Acres SQUARE FOOTAGE OF ROADWAYSTO BE DEDICATED COMPANY (if applicable): Hanson Consulting FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): I ADDRESS: 17446 Mallard Cove Lane PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: MtVernon WA ZIP:98274 ACRE (if applicable): 1 NUMBER OF PROPOSED LOTS (if applicable): 34 TELEPHONE NUMBER AND E-MAIL ADDRESS: 360-422- 5056, JCHanson@verizon.net NUMBER OF NEW DWELLING UNITS (if applicable): NA " , , ' . INFORMATION ,...---:-----''-------' NUMBER OF EXISTING DWELLING UNITS (if applicable): 5 PROJECT VALUE: SQUARE FOOTAGE OFPROPOSED-RESIDENTIAL BUILDINGS (if applicable): NA IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): See plan SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES o WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq. ft. ___ sq. ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION _, TOWNSHIP _, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. See attached legal descriptions TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat . 3. 2. Environmental Review 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) c:! no~s ~~ , declare that I am (please check one) _ the current owner of the property involved·in·this application or _._ the authonzed representative to act for a corporation (please attach proof of authonzatlon) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that (}J 'rein n G~Aey /J A.# signed this instrument and acknowledged it to be his/herltheir free and voluntary act for the ~ ==---;;;::~ uses and purposes mentioned in the instrument. (Signature of Owner/Representative) Notary Public in a'nd ft>l" the State of Washington (Signature of OwnerlRepresentative) , (1J . Notary (~h~H ·i.~.;~tAj''een f.il lii IiI' April 19, 2005 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 Subject: Langley Court Preliminary Plat application, 143rd Ave SE, Renton, Authorization as agent Dear Development Services Staff: This letter authorizes Tom Foster to apply for a Preliminary Plat on our behalf. We are the owner of the properties, Parcel # 0323059073. Tom Foster is the applicant and will serve as our agent on this matter. We appreciate the city's review and approval of this application for a Preliminary Plat. If you have any questions the contact person is Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, John P. Andrewstf1., tlIJ"..:t:. Estate Administrator NOTARY ATTESTED: S}-\bscrjbed and sworn before me, a Notary Public, in and for the State of Washington, residing at Kev\rM ! IAI'A on the d-=D day of /!@ I , 20 0 s:- Signed (\Yl~ ~ ~~ , ~ """"""'" (Notary Public) ............. x. E.. MA ;~'I •• .:~~"\ ...... ;:~~ ..• .:-··~SS'ON ~~" ~", -~ •• ~ "1"""..().. , I~/~ ~OTAF~y ~.~ ~ :0 U): I' -.-, \ <p \ PU8L\C .f ~ I +;..\... .,' °i 1 .. "t'A·'!.~'1\.O~ .. ··~ : I.: (0'0 ......... u..\~ - ! "" 'P WA9p~.III'''' "h\\,,~, ... '" April 19, 2005 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 Subject: Langley Court Preliminary Plat application, 143rd Ave SE, Renton, Authorization as agent Dear Development Services Staff: This letter authorizes Tom Foster to apply for a Preliminary Plat on our behalf. We are the owner of the properties, Parcel # 03230590004,032305907100,032305924808. Tom Foster is the applicant and will serve as our agent on this matter. We appreciate the city's review and approval of this application for a Preliminary Plat. If you have any questions the contact person is Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, C. Clifford H. Broussard J~.Dianna L. Broussard ~ ~ I JohannaA.Broussard L~a~ ""-~~ .,.,..-~= r .. --"-:--Notary Public' -::C.:: . ~ -.~ -:'~'~. Smta of Washington '.: .:.;:.'. ~lJARYMlI'JSCHULTE :. My AppOintment 8:pires May 1 a. 21105 ) NOTARY ArrESTED, ySCnbed and 1]; before me, a Notary PubJic, in and fLif. e St~f'of Washington, residing at . W ,L-("~ on the ,) Ott.. day of ~ , 20Q5.. Signed ~ (L J ~ o blic) ! i April 19,2005 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 • Subject: Langley Court Preliminary Plat application, 143rd Ave SE, Renton, Authorization as agent Dear Development Services Staff: This letter authorizes Tom Foster to apply for a Preliminary Plat on our behalf. We are the owner of the properties, Parcel # 032305910203, 032305911102. Tom Foster is the applicant and will serve as our agent on this matter. We appreciate the city's review and approval of this application for a Preliminary Plat. If you have any questions the contact person is Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, Robert A. Holmes. ~ ~ NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, ::at ~onthe ~± dayof iJ'IAN~ .206 (Notary. ic) LOOZ '6 A'VV'J S3~ldX3 NOISSIWV'JO:) AW , 311111 .)1 91V80 uOl8u!qs8A\ JO Jl8lS 3!1Qod A.l8l0N '~!I:Sl!ISl!l:Sl!lSl~~I3iSS!~~.,...,., .. -. .- JUN-29-05 03:53PM 'FROM-Seattle More June 14, 2005 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 206-244-1438 • T-390 P,OOI/002 F-525 Subject: Langley Court Preli~ Plat application, 143rd Ave SE, Renton, Authorization as agent Dear Development Services Staff: This letter authorizes Tom Foster to apply fOT a Preliminary Plat on our behalf. We are the owner of the properties~ Parcel # 342405907607. Tom Foster is the applicant and will , serve as our agent on this matter. We appreciate the city's review and approval of this application fOT a Preliminary Plat. If you have any questions the contact person is Jim Hanson, 17446 Mallard Cove lane. Mt. Vernon Wa. 98274 phone 360-422-5056., , Sincerely, EinerIHan~.~lynJHBn&land tJl45~d' 9-~~ , NOTARY June 14,2005 City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 Subject: Langley Court Preliminary Plat application, 143rd Ave SE, Renton, Authorization as agent Dear Development Services Staff: This letter authorizes Tom Foster to apply for a Preliminary Plat on our behalf We are the owner of the property bearing Tax Parcel # 342405906302. Tom Foster is the . applicant and will serve as our agent on this matter. The scope of authorization granted to Mr. Foster is limited to the terms of this Authorization. Upon termination of that certain purchase and sale between Stabbert and Foster concerning the above referenced parcel, the authorization contained herein shall also terminate. We appreciate the city's review and approval of this application for a Preliminary Plat. If you have any questions the contact person is Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, ~ Dan W Stabbert.0 ~ Cheryl A Slabber! ~ A-SfclLJ NOTARY {0033036LOOC;! } .05/0,5<2005 11: 00 FAX 4259615301 COLDWELL SANKER .-.-' '----._---.--.--.---------'--e April 19. 2005 City of Renton Development Services Division 1055 South Grady Way . Renton Wa. 98055 Subject: Langley Court Preliminary Plat application, 143Td Ave SE, Renton, Authorization as ag¢nt Dear Development Services Staff: This letter aulhorizes Tom Foster to apply for a Preliminary Plat on our behalf. We are the owner of the properties, Parcel # 342405907706. Torn Foster is the applicant and will serve as our agent on this matter. We appreciate the city' 5 review and approval of this application for a Preliminary Plat. If you have any questions the contact persall is Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. III 002 Sincerely, FredMakOWski~~U2ZaneMakOWS~~1lAS4 • NOTARY ArrESTED: Subsc ibed and swom before me, a Notary Public, in and for the State of Washington. residing. at Oll the 9-day of ~ , 20 ~ Signed ' ~,/ - I (Nomry Pub ' c.~ • • 0.l:lL-08-05 FRI 08:38 AM SEATTLE MORTGAGE e April 19, 2005 City 0 f Renton Developmcnt Services Division 1055 South Grady Way Renton Wa. 98055 FAX NO, 2062307558 • Suhject: L3ng)cy Court Prelimimuy Pl(\t application, 14yd Ave SE, Renton, Authorization as agent Dear Devc!opment Services Staff: This letter authorizes Tom Foster to apply for a Pmlimlnary Plat 011 our bch(\lf. We are the owner oft11c properties, Parcel # 032305924709. Tom Foster is the applicant and will serve as our agent on this matter. We appreciate the city's review and approval of this applicat.ion for a Preliminary Plat. If you have .my questions the conLact person is Jim Hanson, 17446 Mallard Cove Lane, Mr. Vernon Wa. 98274 phone 360-422-5056. Sincerely, p, 02 .I Rohert g. lJlaydcn,e..h" /, ~r1ey L. IIlaYdcn~~_~ailvG''''''''' NOTARY s MEMORANDUM DATE: TO: FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: ---->=~'fl-''"''''''ir'F'----I£...L-.::;-=::...-L--.t........:..=___::~_'____ WCMION:~1~q~3~3~_~_·~~~~~~~~~~~~~.·~ PREAPP NO;~~_· ~---,PQ'----!..-:. =-=f30~5=-----=O,--W~· --'""'--________ _ A meeting with the applicant has been scheduled for . / I /Al'1Y\./ , Thursday, Rbi 2. ¥, ~ ,in one of the 6th floor conference r~om~. If this· meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to aI/ow time to prepare for the 11 :00 AM meeting. Please· review the' attached project plans prior to the scheduled meeting with the· applicant. You will not need to do a th<?rough "permit level" review at this, time. Note' only major issues that must be resolved priorto formal land use and/or building permit application submittaL Plan'· Reviewer assigned is tY\ c\~ H;\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05 DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM February 16, 2005 Susan Fiala, Senior Planner Jim Gray, Assistant fire Marshal SUBJECT:' Langley Court Plat, 9933 143rd Ave. SE (REVISED) Fire Department Comments: 1. Afire 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 15QO GPM , and requires two hydrants within 300 feet of the structure. The building on lot 30 will be required to be sprinkle red due to the dead end access road over 500 feet in length., ' 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. Fire Department access roadway to 30, 31 & 32 is required a full 90 foot diameter cul-de- sac since it is 500 plus feet in length. 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. " / 3C6 ' -- e· . FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x '/2.fi-tf30-7000 - " \(\ ... ~ = t- l 45' 1 .. 1 ~ B1I1!~' ___ 4f6~lj CIl _ .-:::::::,,::·c:: .. ?if:i· '::::::;, .. -: .............. _ ............. t¥.~ __ ... _.___ ._._ ... , ....... ~~~ _ ... _ ... _ .... .!~ ....... •• , .. .. FIRE APPARATUS A'CCESS ROADS . / RENTON FIRE PREVENTION BUREAU x '/3.';-'130-7000 ~ . : '. . . . ' '. . ..... -:- -" "" . EMERGENCY VEHICLE TUR~AROtJ"'b -£.UI..-De-sAC: DATE: TO: FROM: SUBJECf: PLANNING/BUILDING/p·UBLIC WORKS DEPARTMENT M E M 0 RAN DUM February 22, 2005 Susan-Fiala Mike_Dotson_/~ PreApplication Review Comments PREAPP No. 05-020 Langley Court Plat-143rd Ave SE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting iSiues 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. Bearing 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. We have reviewed the preliminary application for the 29-lot subdivision located at 143rd Ave NE. The following utility and transportation information was determined: WATER 1. The major portion of the site is within the City of Renton water service boundary. The easternmost parcel is in Water District 90 service area. 2. The site is bordered on the south side by a 8 -inch watermain. The fIre-flow available to the site is approximately 1200 gpm. Static water pressure is approximately 65 psi. 3. A new 8-inch water main will be required to be extended from SE lOOth Place 4. The proposed plat is within the 565-water pressure zone. 5. If fIre sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 6. All new single-family construction must have a fIre hydrant capable of delivering a minimum of 1,000 gpm (home square footage less than 3600) and must be located within 300 feet of the structures. There may be some hydrant(s) that meets this requirement. However, any existing sub- standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fIttings. 7. If the home square footage is greater than 3600, then minimum fIre flow increases to 1500 gpm, and additional hydrants may be required. I:\PJan Review\PJan Review 2004\LangJey Court Pre app.doc 8. A Water System development Charge of$I,525.00 per new single family home is payable at time of issuance of a construction permit. SANITARY SEWER 1. . There is an existing 8-inch sewer line adjacent to the proposed short plat. 2. The Sanitary Sewer must be extended to the boundaries of the plat (from the east connection to the west (as deep as possible). 3. Plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. No· dual side sewers are allowed. Side sewer shall be a minimum 2% slope. 4. The Sanitary Sewer System Development Charges (SDC) is $900 per single family home. This fee is due when the construction permit is issued. SURFACE WATER 1. This site is within the May Creek drainage basin. 2. During clearing and construction, erosion control must be provided in accordance with the. Department of Ecology standards. 3. Surface water drainage impacts must be analyzed and mitigated in accordance with the King County 2005 Surface Water Design Manual specifications for Urban Separator zone and a Conservation Flow Control (Levelll) Standard will be applied. 4. The Surface Water~~'I?evelopment Charges (SDC) is $715 per new singlc~-familyhome. This . fee is due when th~ issued. Po tZ... P L Pr T .. . TRANSPORTATION 1. According to City of Renton code, this project is required to install full frontage -improvements. These improvements include curb, gutter, sidewalk, and streetlights. A deferral of these improvements may be requested through the Board ofPtiblic Works. 2. Transportation Mitigation fees are $75 per additional generated trip/day. These fees shall be assessed for new single-family homes at a rate of9.57 trips/day. 3. Modifications to the private road width serving the Holmes property will be reviewed by the Fire Department and Planning. Note: It appears that the alignment of the access easement on the Record of Survey for Stonegate is different than the alignment on the copy of the assessor map provided. Access ~asement rights will need to be provided via a recorded easement document. 4. All wire utilities shall be installed underground per the City of Renton Under-grounding Ordinance. GENERAL COMMENTS 1. Permit application will required separate plan submittals for all proposed public utilities, drainage and street improvements. Plans are required to be prepared by a licensed Civil Engineer according to City of Renton drafting standards. 2. The applicant is responsible for securing any private utility easements. If there are any questions concerning the above comments, please contact Mike Dotson at X-7304. Kayren Kittrick I:\P\im RevieW\P\an Review 2004\Lang\ey Court Pre app.doc · . 211"'06 -o.Iladttd .• S, ok.. .• exptJIdtd .from origlnt1l sw,m'ssrOt\. MEMORANDUM DATE: F~. 8 I UJ1J5 . / TO: Construction Services, Fire Prevention, Economic Development, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: ----!=~fl-J~7f=~.L...!:.-::.....L-.L..-:..~......!..--- LOCATION: _" .--'1"--1_3=--=.3---,,1_l-f;........:' ~r2L_~-,-"--~--L--~:.....L..-I<...::"":""""~~~' PREAPP No.,·j_--!PQ~::::!....=:£O:::....>""'-.,;5=------=O--,7dJ~:..-~ ______ _ A meeting with the applicant has been scheduled for / I {A/'I'Y\./ , Thursday, . Rb· '2 tf. ~, in one of the 6th floor conference rooms. If this I meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thC?rough "permit level" review at this time. Note only major issues that must be resolved priorto formal land use and/or building permit application submittal. PI~n Reviewer assigned is m\ <\~ Please submit your written comments to 6 U ~ PV\ n-~ ( ';] least two (2) days before the meeting. Thank you. /Llo C~ ! .~L)AALA·~ ~"'7 -:?/~~ H:\Division.s\Develop,ser\Dev & Pian.ing\Template\Preapp2 Revised 1-05 . (Planner) at It! DATE: TO:' FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM February 24, 2005 Pre-Application File No. 05-020 Susan Fiala, Senior Planner, (425) 430-7382 L~ngley Court Preliminary Plat • General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton MuniCipal Code. The Development Regulations are available for purchase for $50,plus tax; from the Finance Division on the first floor of City Hall. ' Project Proposal: The subject property is comprised of several separate tax parcels and is located north of SE 100 Place within unincorporated King County. May Creek runs along the north portion of site. The proposal is to subdivide the parcels totaling approximately 32.3 acres into 32 lots suitable for detached single-family residences. It should be noted that the project is also currently undergoing an annexation into the City, which will need to be completed first, prior to preliminary plat submittal. Note: The department of Economic Development, Neighborhoods, and Strategic Planning (EDNSP) is currently working on a new code section creating an Overlay District named the Urban Separator Overlay Regulations. A draft of the regulations, dated February 10, 2005, was available at the time of staff's review of this pre:-application. Changes to this draft may occur and may affect the design of the subject plat. For further information on the details of this overlay district'please contact Ms. Rebecca Lind, Principal Planner, EDNSP at (425) 430-6588. Staff has provided some information on the Urban Separator standards where applicable in the following comments. THESE ARE SUBJECT TO CHANGE BASED ON THE FINAL REGULATIONS. Staff strongly encourages the applicant to sc:;hedule another meetinglpre-app with staff once the code is adopted and the property is annexed into the City~ Zoning/Density ReqUirements: The subject property is currently located within unincorporated King County. However, upon annexation into the City; the subject site would likely be rezoned to the Residential -1 dwelling units per acre (R-1) zoning deSignation. The density range required in the R-1 zone has no minimum up to a maximum of 1 dwelling units per net acre (du/ac) except that in designated Urban Separators where a maximum of 1 dwelling unit per gross acre would be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay (as proposed). The applicant would normally be required to deduct the,proposed public right-of-way from the gross property area, any area identified as environmentally sensitive and/or critical (wetlands, steep slopes, etc.) and any private street serving three or more lots in order to determine the net density of the proposal. However, in this case, the gross acreage may be used to determine density {as proposed}. Please refer to RMC 4-2-11 OD.3.a. for criteria that must be met in order to utilize the gross denSity. I Langley Court Preliminary Plat ~ Pre a.lion February 24. 2005 Page 2 of5 The pre-application materials indicate that total property area is 32.3 acres-gross. The open space acres is proposed to be 16.15 acres. - Although, it appears from the provided estimated density, that the applicant is proposing to utilize the gross density bonus, the square footages of the right-of-way dedication(s), private access easements, wetlands, slopes (protected), creeks/streams, etc. must be provided at the time of formal land use application. Based on 32 lots on the 32.3 acre-gross site, the gross density would be 0.99 dwelling units per acre (32/32.3 = 0.99), which is within the permitted R-1 density range within the Urban Separator. Development Standards: The R-1 zone permits one residential structure 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. All existing detached accessory buildings not located entirely within a proposed lot with an existing single-family residence would be required to be removed or demolished as part of the preliminary plat approval. It appears the intent of the subdivision is to keep the existing single-family residence within new legal lots and comply with the development standards (i.e. setbacks, lot coverage) as established by City code. Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-1 zone is one acre unless cluster development is proposed within t Separator overlay, which allows for lots to be 10,000 square feet. - The R-1 zone requires a minimum lot wi of 75 feet ~ interior lots and 85 feet for comer lots. A minimum lot depth of 85 feet is also requi ed. Although t e lot sizes were not provided, it appears that the lots meet the minimum lot size, wid and de owed per code, except for Lot 25 which is noted at only 70 feet wide. Land area included in private access easements must not be included in lot area calculations. Please' provide both the gross and net square footage of each lot at the time of formal land use application. For the formal land use application, all lots must be fully dimensioned to determine compliance. Building Standards -The R-1 zone allows a maximum buildirig lot coverage of 35%. Building height is restricted to 30 feet and 2-stories. These development standards will be reviewed at the time of building permit issuance. 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. lots utilizing a private access easement will need the front yards to be measured from the easement. The required setbacks in the R-1 zone are 30 feet in the front, 25 feet in the rear, 15 feet on interior side yards, and 20 feet on side yards along streets. The lots appear to provide sufficient area for the placement of a single-family residence, when taking setback and lot coverage considerations into account. . The drawing submitted does not show setbacks. All setbacks are to be shown on the formal land use application plat plan submittal, but must be removed prior to final plat recording. These development standards will also be reviewed at the time of building permit issuance. Access/Parking: Access is proposed via a new east-west public road from SE 100th PL and 145th Ave. SE for lots 1 to 28. Lots 30, 31 and 32 are proposed to be accessed from an existing easement from NE 26th St. and creating a private street from that easement. However, the length of this road exceeds 500 feet; thus requiring a full cul-de-sac (see Fire comments). Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreemenUeasements will be required between lots with shared access. 'tPP:Jtl::ne>llN4~:w:b~~arator.doc , ? D Langley Court Preliminary Plat -Pre apPlicatio. February 24, 2005 Page 3 of5 • 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 ong private streets/driveways are to be visible from the public street by provision of a s stating all house mbers and is to be located at the intersection of the private street and the lic street. , ublic right-of-way will require a request for a Street Modification as 50-foot is the standard w' required by code. The request should be'included in the Land Use Application for con' ration or may, be requested prior to formal application. ~The request is ---.uk.&bI~...wU!lP'f1V,ealprovided the applicant justifies the need. nveway Grades: The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Sensitive Areas: According to City's records, the project site contains wetlands, protected slopes (40% plus) as well as sensitive slopes (25% -40%) throughout the site and flood hazards (along May Creek). Geologic Hazards -Sensitive slopes have grades from, 25% to 40%. Specific standards apply for development located within sensitive slopes and landslide hazard areas. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Development is prohibited on protected slopes, please see RMC 4-3-050J for add,itional information. 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. 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 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. Through the preliminary plat review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the study. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant's expense. ' Wetlands -Wetlands are known to ,exist on the subject pla~. The applicant would be required to provide a wetland delineation and report addreSSing the quality and size of the wetlands and classification of the wetlands. In addition, the report would. need to include a discussion regarding impacts to the wetland, if any, from the pro'posed development The required buffers will need to be shown. Any proposed modifications to the requirements must be clearly identified and justified (Le. buffer averaging, etc.). The wetland report will need to be prepared by a qualified wetlands biologist and submitted with the formal land use application. For wetlands present, the applicable buffer widths based on the category of the wetland are required (Category 1 -100 ft.; Category 2 -50 ft.; and Category 3 -25 ft.). Flood Hazards -Pursuant to RMC 4-3-0501, general and specific standards related to residential subdivisions and construction are required for proposals located within flood hazard areas. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units). The proposal would be br~ught to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well' as measures to reduce impacts to environmental elements such as soils, streams, water, etc.. E A!? L 'E-i..J J J t:-MJ ~ e/f...;~ l2k. () /-euJ · - I Langley Court Preliminary Plat -Pre ap'tion February 24, 2005 Page4of5 Permit Requirements: Once the project site is annexed into ~he City, the project would require' Environmental (SEPA) Review and Preliminary Plat approval. The review process would be completed within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation' to the City Council. The Hearing Examiners recommendation, as well as the decision issued by the City Council, would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and Y2 of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee),and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee) plus'first. class postage'per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications would be $2;500.00 plus postage. The applicant will be required to install a public information sign on the property prior to submittal of the application. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before submitting for Final Plat approval. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. Credit for the existing residence would be given. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project, with credit given for the existing residences; • A Parks Mitigation Fee based on $530.76 per new single family residence with credit given for the existing residences; and, • A Fire Mitigation Fee based on $488 per new single family residence with credit given for the existing residences. 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 Low Density (RLD) Comprehensive Plan Land Use designations. It is also' within the proposed Urban Separator Overlay, specifically the May Valley Separator. The proposal appears to generally comply with the draft regulations of the Urban Separator and the Comprehensive Plan policies by meeting the density, provision of open space, and clustering. At the time of formal land use application when more detailed information is , provided by the applicant, staff will further review the plat's compliance to these objectives and poliCies. The following proposed pOlicies are applicable to the proposal: Residential Objective: Objective LU-BB:, Manage and plan for high quality residential growth in Renton and the Potential Annexation Area that: 1) Supports transit by providing urban densities; 2) Promotes efficient land utilization; and 3) Creates stable neighborhoods incorporating built amenities and natural features. Residential Low Density: Objective LU-DD:' Provide for a range of lifestyles and appropriate uses adjacent to and compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators and/or providing a transition to Rural Designations within King County. Policy LU-134. Base' development densities should range from 1 home per 10 acres (Resource Conservation) to 1 home per acre (Residential 1) on Residential Low Density (RLD) deSignated land 020.,;.LangleyCtPP _RI_notINcity_urbanseparator.doc Langley Court Pre1iminaIY Plat -Pre apprlCatio_ February 24, 2005 Page50f5 • with significant environmental constraints, including but not limited to: steep slopes, erosion hazard, floodplains, and wetlands or where the area is in a designated Urban Separator. Policy LU~13B. To provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered ... within allowed density levels in the RLD designations. Implementation of this policy should be phased in within two years of the adoption of the 2004 Update. Clustering of the lots is proposed. . Policy LU-141. Residential Low Density areas may be incorporated into Urban Separators. Policy LU-142. Undeveloped portions of Residential Low Density areas may be considered for designation of trail easements or other public benefits through agreements with private parties. Please note the location of trails on the preliminary plat plan, if proposed. Community Design Element: Urban Separators Objective CD-B: Designate low-density residential and resource areas as Urban Separators to provide physical and visual distinctions between Renton and adjacent communities, and to define Renton's boundaries. Policy CD-7. The function of Urban Separators should be to: a. reinforce the character of the City; b. establish clear boundaries between the City and other communities; c. Separate high-density urban lan.d uses from low-density uses and resource lands, and d. protect environmentally sensitive or critical areas. Policy CD-B. Locational criteria should consider the following types of lands for designation as Urban Separators: a. Individual and interconnecting natural features, critical areas, public and private open space and water features; b. existing and proposed individual and interconnecting parks,and agricultural areas; c. areas that provide a logical and easily identifiable physical separation between urban communities. Environmental Element Rivers and Streams Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Wetlands Objective EN-D: Preserve and protect wetlands for overall system functioning. Policy EN-B. Achieve no overall net loss of the City's remaining wetlands base. Policy EN-9. In no case should development activities decrease net acreage of existing wetlands. Additional Comments: • To reiterate, staff strongly encourages the applicant to schedule another meetinglpre-app with staff once the code is adopted and the property is annexed into the City. • 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. cc: Jennifer Henning • e DENSITY WORKSHEE"T City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425~30-7200 Fax: 425~30-7231 1. Gross area of property: 1. ______ 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: c;, RoS S tt' Se-D p~12 'BO.(}4S· . 4. Divide line 3 by 43,560 for net acreage: 5. Number ot'dwellihg units or lots planned: ____ square feet ____ square feet ____ square feet 2. ______ square feet 3. --'-______ square feet . 4. ·_-,,3=--.J4~_ acres 5. _--=3:::.....-fL..-__ units/lots 6. Divide line 5 by line 4 for net-density:. 6. __ 1 __ = dwelling units/acre ·CriticalAreas 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. C:\Documents and SettingS\jim hanson\Local Settings\Temporary Internet Files\Content.IES\EDF090FQ\density[I].doc 1 Last updatf .,If. ';'. , :;.l HANSON CONSULTING June 20, 2005 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Langley Ridge at May Creek Preliminary Plat application Dear Development Services Staff: This letter outlines the application for the Langley Ridge at May Creek Preliminary Plat in the vicinity of Illwaco Ave NE Renton W A. The proposal is to subdivide 9 parcels totaling 34+ acres into 34 residential lots. (See parcel list for owners) The current zoning of the site and surrounding area is R-l and is located within an Urban Separator. Five of the parcels are currently vacant. Four of the parcels contain single, family residences which will remain. One of the parcels also has an accessory dwelling urnt which will be located on one of the new lots within the plat. One of the parcels has a business operating which will relocate to another site upon completion of the subdivision. The building housing the business will be converted to a single family residence. The property fronts on Illwaco Ave NE and SE 100th ST. Access for lots 1 thru 29 will be from a newly constructed City street within the plat. Access for lots 30 thru 32 will be via a private street off ofNE 26th ST. The existing houses on lots 33 and 34 will use their existing access easement .off of May Creek Road. No improvements are proposed on lots 33 and 34 or in the vicinity of May Creek Road as part of the plat.· A street modification is being requested to allow a 42 foot right of way for the new street. A second . modification is being requested to allow two hammerhead turn-arounds rather than a cull de sac for the private street which is served via an existing 22 foot access easement off of NE 26th ST. . A sanitary sewer is located within the plat on the most easterly parcel and will be extended into the new street arid serve the new lots. An 8 inch water main will be extended from Illwaco Ave NE and loop through the site within the new street right of way. Storm water from the site will be infiltrated from a detention pond located within the open space 'tracts. Storm water from individual houses will be infiltrated on site. The construction of the street and utilities will be by a balance of cut and fill. Very little material will be imported or exported from the site other than some structural material for the street and utility bedding. The existing nine parcels total 34+ acres in size. 25 additional lots will be created. The lots will be more than the minimum of 10,000 square feet. The density allowed is one unit per gross acre per the R-l Urban Separator density bonus provision. The project does ~' , . • • meet the bonus criteria, native vegetation cover will be provided for the entire site totaling 71 %. Provisions for a natural surface trail system will be provided by a covenant for a 15 foot wide trail easement within the Open Space tracts. The proposed density is 1 unit per gross acre for this application subdividing the ext~tip.g 9 parcels into a total of 34 lots and 3 open Space tracts. (See Density Worksheet) 55% + open space will be provided within three Open Space tracts which will be owned by the adjacent property owners. The Open Space tracts will be vegetated with natural vegetation per the King County "Going Native" manual. (See landscape plan) Some areas within the Open Space tracts have been cleared in the past and will be re-vegetated. May Creek meanders thru portions of the site within the Open Space tracts. No construction is proposed near May Creek other than some re-vegetation per the landscape plans. A large w~tland is located within the "Open Space" tracts and extends off site to the west onto City property. No construction is proposed in the vicinity of the wetland or buffer as part ofthe plat. (See wetland report by AOA attached) The majority ofthe site is wooded. No clearing will take place within the Open Space tracts other than a utility corridor, access to the detention pond and the pond itself. The pond area will be re-vegetated per the King County Storm Manual. The minimal clearing for the utility corridor will also be re-vegetated where allowed. The Urban Separator regulations require that only 35% ofthe site area of each lot be cleared unless more is needed for construction of the homes. On some of the smaller lots clearing may exceed 35% and in those cases the lots will be re-vegetated per the "Urban Separator" regulations. A typical landscape plan is included with the application showing the typical re-vegetation oflots that have been cleared in excess to 35%. Certain areas within the plat on the rear of the lots have been identified as areas that are not to be cleared and are so shown on the plans. The general soil type in the area has been identified as "AI derwood Series" soils. Portions of the site contain regulated and protected slopes. Those areas have been evaluated by Icicle Creek Engineers and their report is attached with the application. We appreciate the city's review and approval of this application for a 34 lot subdivision. If you have any questions please contact me at 360-422-5056. HANSON CONSULTING June 20, 2005 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Langley Ridge at May Creek street modification Dear Development Services Staff: This letter outlines two modification requests from the Cities Street Standards. The first request is to modify the street width requirement from a 50 foot width to a 42 foot width for the loop street in the subject plat. The second modification is to allow hammerhead turn-arounds rather than a cul-de-sac on an existing private street. The R-1lUrban Separator zone requires i4at a minimum of65% of the site be in a vegetated state. Reducing the width of the right of way will help meet this standard without reducing the number of lots. Secondly the R-1 zone requires 10,000 square foot minimum size lots reducing the right of way width will allow the lots to meet thIs standard. The May Creek drainage basin hasbeen identified as a sensitive drainage basin. By reducing the impervious surface the impact on the drainage system will be mitigated. The second modification request is to allow hammerhead turn-arounds rather than a cul- de-sac for a private street over 300 foot long. An existing private driveway is now serving four houses on the easterly parcels oWned by Bob Holmes. King county has approved the private driveway with turn-arounds. The house at the farthest end of the driveway has been approved by the County. (See attached) Only one new building site will be created by the Langley Ridge at May creek plat. Each of the houses within the plat will be on their ownlot thereby eliminating a non-conforming use. Three fire turn-arounds will be provided rather than one cul-de-sac. The turn-around design will reduce the amount of impervious surface while providing adequate public safety. -We are not asking to extend the private access any further than what has alr~ady been approved by King County. We appreciate the city's review and approval of this modification request if there are any questions please contact me at 360-422-5056. Sincerely, //;/~4 C~~~,---r Jilmes C. Hanson /' V • HANSON CONSULTING June 20, 2005 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 DEVELOPME CITY OF~~~~%NING JUL 122005 RECERVED Subject: Langley Ridge at May Creek, Mapped Contiguous Open Space modification Dear Development Services Staff: This letter requests a modification from the Cities Contiguous Open Space Map per Section III, E, 6. The adopted map appears to assume that each parcel may develop r independently and therefore establishes the contiguous open space corridor on each of the parcels. We have aggregated nine parcels into one preliminary plat proposal. The preliminary plat plan proposes the contiguous open space corridor very similar to the a~opted map with minor exceptions. The two parcels abutting May Valley Road are proposed to be 100% open space rather than each of these having a small portion outside the open space corridor. The open space corridor has been eliminated from the Holmes parcel oil the easterly portion of the plat . . The area has been made up within the plat on the larger parcels. A contiguous corridor of approximately ninety feet has been provided to connect the open space to the Merritt . parcel to the east: Minor modificatiops to the open spa~e corridor line have been made on the westerly parcels to match the natural topography of the site. . The contiguous open space corridor as proposed forthe Langley Ridge at May Creek plat meets the intent of the contiguous corridor and will end up better than the corridor as mapped. The corridor as proposed provides a larger body of open space on the larger parcels which because of its size provides better protection as a wildlife corridor. The preliminary plat pl&n shows the contiguous open space corridor as proposed. We appreciate the city's review and approval of this modification request if there are any' questions please contact me at 360-422-5056. Sincerely, . I ,,;ur..v? { )Ia%?~ /ames C. Hanson ,/ !/ • • LANGLEY RIDGE AT MAY CREEK 33-LOT PRELIMINARY PLAT SUBMIrrAL CONTRUCTION MInGA TION DEVELOPMENT PlANNING CITY ~F RENTON JUt 1 22005 RECEIVED Proposed Construction Dates (begin and end dates): Proposed construction start of May 15, 2006 and end September 15, 2006 for road improvements; house construction would start after improvements are completed. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling! Transportation routes: Materials and labor to the proposed site would be from Duvall Ave. and NE 24th Street into the existing driveway. There are no anticipated hauling of materials from the site. All excavated materials are proposed to stay on site. Measures to minimize construction activities: Silt fences, temporary ponds, straw roles, and water trucks will be used to minimize dust and runoff during construction activities. Special hours: No additional hours are needed to construct this project. Preliminary Traffic Control Plan: Utility connections within NE 24th Street will require minimal traffic control during these limited activities. Coordination with the City and Water District Inspectors will be critical. Once a contractor is selected, a traffic control plan will be provided to at the pre-construction meeting with the City and Water District. The sanitary sewer for the project is on site. The storm pond is proposed to infiltrate with no outfall construction required. The water mains are located at two points on . the upper plateau for extension. Actual construction within the existing city streets will be at a minimum. " • 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: Ut;VELOPME CITY .oF~~~N'NG JUL 122005 REceIVED The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adver:se 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 pians 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, ~ven 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 non project proposals; even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non project 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 "propqsal," "proposer," and "affected geographic area," respectively. C:\Documents and Settings~im hanson\My Documents\hanson tr>nsulting\Langley envir checklist.doc06/28/05 A. BACKGROUND 1. Name of proposed project, if applicable: Langley Ridge at May Creek Preliminary Plat. 2. Name of applicant: Langley Development. 3. Address and phone number of applicant and contact person: Tom Foster, Langley Development, applicant. Jim Hanson, contact person. 4. Date checklist prepared: 5/16/05 5. . Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Plat approval, summer 2005. 7. Do you have any plans for future additions, expansion,or further activity related to or connected with this proposal? If yes, explain. Construction of plat improvements following approval and filing of Final Plat. ' 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Wetland report, Wild life Habitat Data Report, Geotechnical Report. Traffic study. 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 1 O. List any governmental approvals or permits that will be needed for your proposal,if known. Environmental Review, Preliminary Plat approval, Construction Permit, Final Plat approval. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. Subdivide 34 plus acres comprised of 9 parcels into 34 single family dwelling lots. Four of the parcels contain existing residences. Two of the parcels also contain accessory Dwelling units. One existing building will be converted to a single family residence on one of the new lots. All of the existing residences will remain. Fifty percent of the property will be left as open space in open space tracts complying with the Urban Separator regulations. The properties contain wetland areas, steep slopes and May Creek C:\Documents and Settings~im hanson\My Documents\hanson consulting\Langley envir checklist.doc 2 runs through some of the parcels. All of the critical areas will be within the open space tracts. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The location of the proposal is in the vicinity of 2906 Iwaco Ave NE and 2533 Ilwaco Ave NE Renton WA. See application vicinity map. Section 34, Township 24, Range 5 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other . The site is adjacent to the May Creek and continues south up a slope to the top where it levels to the area to be developed. b.· What is the steepest slope on the site (approximate percent slope?) 40% plus. 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. "Alderwood Series" d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None in the area to be developed. e. -Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate· source of fill: Minor cuts and fills will be required to construct the infrastructure for the plat. The storm water pond will be excavated but the soil from the pond excavation will be used for the berms around the pond and for the pond access road. (2500-3000 cubic yards) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. During construction of the plat temporary erosion controls will be used per the City's regulations. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 15%. C:\Documents and Settings~im hanson\My Documents\hanson consulting\Langley envir checklist.doc 3 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Temporary erosion controls per the City of Renton regulations will be used during the plat construction. 2. AIR a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions from construction equipment will occur during construction. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None ' 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. May Creek runs through the property which drains into Lake Washington. 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 work is planned within 200 feet of May Creek other than re-vegetation within the "Open Space Tracts" 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. Storm water detention facilities will be constructed but no diversion of storm water will occur. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. C:\Documents and Settings~im hanson\My Documents\hanson consulting\Langley envir checklist.doc 4 Yes, See FEMA map attached to the application. 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. None: 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. The storm water pond will infiltrate into the soil. 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. No new septic tanks will be used. Sanitary sewer will be provided to all new lots. c. Water Runoff (including storm water): 1) , Describe the source of runoff (including storm water) and method of collection and disposal, ifany(include quantities; if known). Where will this water flow? Will this water flow into o\her 'waters, If so, describe. The storm water from the streets will be ,conveyed to a storm water pond below the slope of the site where infiltration will be used to dispose of the runoff. Storm water from the individual lots will surface flow into the wooded areas on the lots and in the open space. No point discharge will take place. 2) Could waste material enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 65% of the site is being left in a vegetated condition to handle the storm water from the developed lots. The storm water from the streets will be conveyed to the storm water pond below the sloped portion of the site and then infiltrated into the soil .. 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple,'aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs _X_ grass C:\Documents and Settings\jim hanson\My Documents\hanson consulting\Langley envir checklist.doc 5 _x_ pasture __ crop or grain _X_ 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? Vegetation will be removed from the street areas, utility corridors and building sites. 65% of the plat area will be provided with vegetation per the City of Renton Urban Separator regulations. c. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Areas will be enhanced with native plats per the King County publication "Going Native". 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,~other ________ _ Mammals: deer', bear elk, beaver, other __ ....;. _______ _ Fish: bass@m~out)herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. See wildlife report attached c. Is the site part of a migration route? If so, explain See wildlife report attached d. Proposed measures to preserve or enhance wildlife, if any: No construction will occur within the 50% open space other than allowed utilities. Areas within the "Open Space Corridor" will be re-vegetated. 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. Thirty new homes will be constructed which will use electricity and natural gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No C:\Documents and Settings\jim hanson\My Documents\hanson consulting\Langley envir checklist.doc 6 c. What kinds of energy conservation features are included in the plans of this ProP9sal? List other proposed measures to reduce or control energy impacts, if any: The new houses will meet the City of Renton insulation standards. 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. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 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. Noise from construction equipment during construction. Minor increase in traffic on streets in the vicinity. 3) Proposed measures to reduce or control noise impacts, if any: None. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Five existing houses, two accessory dwelling units, other accessory buildings and vacant wooded land along with wetland areas. b. Has the site been used for agriculture? If so, describe. Some pasture areas on the northern portion. C:\Oocuments and Settings\jim hanson\My Oocuments\hanson consulting\Langley envir checklist.doc 7 I c. Describe any structures on the site. Five existing houses, two accessorY dwelling units, various accessory buildings. d. Will any structures be demolished? If so, what? None. e. What is the current zoning classification of the site? R-1 f. What is the current comprehensive plan designation of the site? Low density single family/Urban Separator. g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? . If so, , specify. Wetland areas, steep slopes. i. Approximately how many people would reside or work in the completed project? 82. j. Approximately how many people would the completed project displace? o. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to .ensure the proposal is compatible with existing and projected land uses and plans, if any: Compliance with all City of Renton Land Use regulations. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 29 new middle income homes. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None. C:\Documents and Settings\jim hanson\My Documents\hanson consulting\Langley envir checklist:.doc 8 1 O~ AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Two story homes. No houses will be constructed with this approval. Building permits will be obtained for the new houses. b. What views in the immediate vicinity would be altered or obstructed? No views will be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Required street lights will be provided. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? 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? None. b. Would the proposed project displace any existing recreational uses? If so, describe. No. C:\Documents and Settings~im hanson\My Documents\hanson consulting\Langley envir checklist.doc 9 c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A Trail easement will be provided within the Open Space Tracts. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 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. May Valley Road provides access on the north. No additional lots will access from May Valley Road. 28 new lots along with the existing residence at 2533 Ilwaco Ave NE. will access from a new City street looping through the site and connecting to Ilwaco AveNE on the east and SE 100th pi on the west. Three lots will access via an existing easement off of NE 26th ST. . b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not currently served. The nearest transit service is about 6 blocks away. c. . How many parking spaces would the completed project have? How many would the project eliminate? A minimum of two parking stalls per residence will be provided. resulting in 70 stalls. Some residences may have more than 2 stalls. No parking stalls will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? A new public street will be constructed. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No C:\Documents and Settings~im hanson\My Documents\hanson consulting\Langley envir checklist.doc 10 • • f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 9.7 vehicle trips per residence will· be created. 258 new trips from the single family residences will be created. Trips from the existing business will be eliminated. (see traffic study attached) . g. Proposed measures to reduce or control transportation impacts, if any: None. 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. 29 new residences will be added eventually resulting in a minor impact on emergency services. A Fire Mitigation Fee will be paid along with impact fees for transportation. b. Proposed measures to reduce or control direct impacts on public services, if any. Payment of impact fees. 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. Sanitary sewer will be extended from it's present location on the Holmes property on the eastern portion of the site. All of the new lots will be connected to the sanitary sewer. Two existing houses on the northern portion of the site will remain connected to private septic systems. 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. /) I I // Proponent: ~ C' ~-:?~ Name printed£jtlMe5 G ./6J-1.J,5eW Date: C:\Documents and Settings\jim hanson\My Documents\hanson consulting\Langley envir checklist.doc 11 PLAT NAME RESERVATION CERTIFICATE TO: TOM FOSTER 6450 SOUTHCENTER BLVD SEATTLE, WA 98188 PLAT RESERVATION EFFECTIVE DATE: June 30,2005 The plat name, LANGLEY RIDGE AT MAY CREEK has been reserved for future use by LANGLEY DEVELOPMENT.' I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire June 30, 2006, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. . . / t/ : ; . i ~ .. --. e, King County Records and Elections Division Recorder's Office Department of Information and Administrative Services King County Administration Building 500 Fourth Avenue, Room 311 Seattle, WA 98104-2337 (206) 296-1570 . (206) 296-0109 TOD (206) 205-8396 FAX • Plat and Condominium Name Reservation Request Please NOTE: There is a $50. 00 fee for this transaction Reservation Type: CJ PLAT CJ CONDOMINIUM Name Reserved: __ Langley Ridge at May Creek ___ _ Reserved by: __ .Langley Development __________ _ Contact: Tom Foster' ------------------Telephone: Address: 2064998491 ---~~~-----------------6450'Southcenter Blvd -----------------City, State, Zip: ___ .Seattle WA 98188 ____________ _ Section: __ 3 ____ ToWnship: _23 ____ Range: ___ 5 ______ _ Quarter: NE Quarter: NW _________ _ Comments: . Signed:. ........ -........ _ ... _-_ .. _._._.-_ .. _ ..... _ .. __ ._-_--_. _--._, .. __________ .. (Developer) This name reservation will expire one year from the date this request is filed with the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been declared within this time, and reservation of this name is still desired, a new NAME RESERVATION REQUEST must be filed. The fee for. Plat and Condo Name Reservations is $50.00 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: _______ {Records) ___ --,-.--:.-_(Assessor) 11 ITS 147TH AVENUE SOUTHEAST • "U > n m r---+--J SE l00TH ST • JOINS PANEL 0668 DEVELOPMENT PLANNING CITY OF RENTON JUL 1 22005 RECEIVED • • 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 ) ____ J=-.iAl::::LLrn.!.J....l,£~s:::._ _ _4/ba~~~:::...;u~o-/tJ-·--------------.,;,..... being first duly sworn on oath. deposes and says: 1. On the :3 0 day of ck Ne • 20 t9b. I installed ---l... __ public information sign(s) and plastic flyer box on the property located at .se:-/007iJ..s-r $ de ··~·Jr~·v-.f""I"for the following project: .L AJS62eh ~ I D 0& A.-I: I1lIk, C/2i?E7C Projef:t name .LA~(PLe~ 1)~VeJ..CJeM£ N'I Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) waslwere constructed and installed in locations in conformance with the requi'l'rents of Chapter 7 Titl 4 of Renton Municipal C~e. 1/ L V SUBSCRIBED AND SWORN to before me this 5 Installer day of .J t..J j .20 ()5 ~~f2OJUL NOTARY PU~LlC in and for the State of Washington. residing at '>lfattte VI/I), . My commission expires on, .3-(7 -Of., C:\Documents and Settings\iim hanson\Local Settings\Temporary Intemet Files\Content.IE5\zVU790W\pubsign[I].doc 06/28/05 •~'-<ITY OF RENTON , 1055 S. Grady Way Renton, WA 98055 • DEVELOPM --------'--------------------CITY o~~~fit~~N/~G Printed: 07-12-2005 Payment Made: Land Use Actions RECEIPT Permit#: LUA05-083 07/12/200501:40 PM Receipt Number: JUL 122005 RECEIVED R0503722 Total Payment: 2,500.00 Payee: THOMAS C FOSTER & GERALD L STUMP Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check #1674 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 604.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax .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 After Recording Return to: C. Thomas Foster 6450 Southcenter Blvd. #106 Seattle, WA. 98188 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR THE PLAT OF LANGLEY RIDGE AT MAY CREEK -1 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR THE PLAT OF LANGLEY RIDGE AT MAY CREEK THIS DECLARATION is made on this 5th day of July, 2005, by Langley Development Group, Inc. a Washington Corporation, owners of the property being subjected to this Declaration. RECITALS A. Declarant is the owner of that certain real property located in the City of Renton, County of King, Washington, and more particularly described in Article 2 of this· Declaration. . B. Declarant desires to subject the real property described in Article 2 hereof to the provisions of this Declaration to create a residential community of single-family housing (as "single family" is defined below) and related uses as set forth in Section 6.2 hereof. NOW, THEREFORE, Declarant hereby declares that the real property described in Article 2 of this Declaration, including the improvements constructed or to be constructed. thereon, is hereby subjected to the provisions of this Declaration and shall be held, sold, transferred, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to the covenants, conditions, restrictions, easements, assessments, and liens, hereinafter set forth, which are for the purpose of protecting the value and desirability of, and which shall run with the title to, the real property hereby or hereafter made subject hereto, and shall be binding on all persons having any right, title, or interest in all or any portion of the real property now or hereafter made subject hereto, their respective heirs, legal representatives, successors, successors-in-title, and assigns and shall inure to the benefit of each and every owner of all or any portion thereof. ARTICLE 1 DEFINITIONS 1.1 Words Defined. The following words, when used in this Declaration or in any Supplementary Declaration (unless the context shall prohibit), shall have the following meanmgs: 1.1.1 "AssoCiation" shall mean Langley Ridge at May Creek, Homeowners Association, a Washington nonprofit corporation, its successors and assigns. 1.1.2 "Board of Directors" or "Board" of the Association shall be the appointed or elected body, as applicable, having its normal meaning under Washington law. 1.1.3 "Bylaws" shall refer to the Bylaws of the Langley Ridge at May Creek Homeowners Association. 2 1.1.4 "Common Areas" shall mean any and all real and personal property and easements and other interests therein, together with the facilities and improvements located thereon as designated on the final plat of the Community or as otherwise conveyed to the Association for the common use and enjoyment of the Owners. 1.1.5 "Community" shall mean and refer to that certain real property and interest therein described in Article 2, and such additions thereto as may be made by Declarant by Supplementary Declaration. 1.1.6 "Community-Wide Standard" shall mean the standard of conduct, maintenance, or other activity generally prevailing in the Community. Such standard may be more specifically determined by the Board of Directors of the Association. Such determination, however, shall generally be made with reference to the standards originally established by the Declarant. 1.1.7 "Declarant" shall mean and refer to C. Thomas Foster and his successors-in-title and assigns, provided any such successor-in-title or assign shall acquire for the purpose of development or sale all or any portion ofthe remaining undeveloped or unsold portions of the real property described in Article 2, and provided further, in the instrument of conveyance to any such successor-in-title or assign, such successor-in-title or assign is designated as the "Declarant" hereunder by the grantor of such conveyance, which grantor shall be the "Declarant" hereunder at the time of such conveyance; provided, further, upon such designation of such successor Declarant, all rights of the former Declarant in and to such status as "Declarant" hereunder shall cease, it being understood that as to all of the property described in Article 2, which is now subjected to this Declaration, there shall be only one "Declarant" hereunder at anyone point in time. 1.1.8 "Development Period" shall mean that period of time beginning on' the date this Declaration is recorded in the records of King County and ending on the earliest to occur of (i) five (5) years from the date of recording of this Declaration; or (ii) the date Declarant holds a special meeting of the Association, in accordance with the Bylaws, for the purpose of transitioning the management of the Association from the Declarant to the Owners, or (iii) the date 120 days after Declarant has conveyed 75% of the lots within the plat. 1.1.9 "Governing Documents" shall mean and refer to this Declaration, the Articles of Incorporation (if any) and Bylaws of the Association, and rules and regulations (if any) of the Comrimnity adopted by the Board, as any of the foregoing may be amended from time to time. 1.1.10 "Lot" shall mean any plot of land within the Community, whether or not improvements are constructed thereon, which constitutes or will constitute, after the construction of improvements, a residential dwelling site as shown on a plat recorded in the records of King County. 1.1.11 "Mortgage" means any mortgage, deed of trust, and any and all other similar instruments used for the purpose of encumbering real property in the Community as security for the payment or satisfaction of an obligation. 1.1.12 "Mortgagee" shall mean the holder of a Mortgage. 3 1.1.13 "Occupant" shall mean any Person occupying all or any portion of a residence or other property located within the Community for any period of time, regardless of whether such Person is a tenant or the Owner of such property. 1.1.14 "Owner" shall mean and refer to the record owner, whether one or more Persons, of the fee simple title to any Lot located within the Community, excluding, however, any Person holding such interest merely as security for the payment or satisfaction of an obligation. 1.1 .15 "Person" means any natural person, as well as a corporation, joint venture, partnership (general or limited), association, trust, or other legal entity. 1.1.16 "Single Family" shall mean a single housekeeping unit, without regard to the construction type or ownership of such unit, that includes not more than four (4) adults who are legally unrelated. 1.1.17 "Supplementary Declaration" means an amendment or supplement to this Declaration which subjects additional property to this Declaration or that imposes, expressly or by reference, additional or modified restrictions and obligations on the land described therein. 1.1.18 "Total Association Vote" means all of the votes attributable to members of the Association (including votes of Declarant). ARTICLE 2 PROPERTY SUBJECT TO THIS DECLARATION The real property which is, by the recording of this Declaration, subject to the covenants and restrictions hereafter set forth and which, by virtue of the recording of this Declaration, shall be hel,d, transferred, sold, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to this Declaration is the real property described as: LOTS 1 THROUGH 34, INCLUSIVE, OF LANGLEY RIDGE AT MAY CREEK, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME OF . PLATS AT PAGES _ AND _ RECORDS OF KING COUNTY, WASHINGTON. RECORDED UNDER RECORDING NUMBER _,.-_______ _ SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON Common Areas: Any stormwater detention and drainage facilities, wetland tracts, and private streets shown on the recorded plat as being maintained by the Association. 4 ARTICLE 3 LANGLEY RIDGE AT MAY CREEK HOMEOWNERS ASSOCIATION 3.1 Description of Association. The Association may, at the election of the Declarant or the Association, be incorporated as a non-profit corporation organized and existing under the laws of the State of Washington. The Association shall be charged with the duties and vested with the powers prescribed by law and set forth in the Governing Documents; provided, however, that no such Governing Documents, other than the Declaration, shall for any reason be amended or otherwise interpreted so as to be inconsistent with this Declaration. 3.2 Board of Directors. Declarant shall have the right to appoint or remove any member or members of the Board of Directors or any officer or officers of the Association until termination of the Development Period. Each Owner, by acceptance ofa deed to or other conveyance of a Lot, vests in Declarant the authority to appoint and remQve directors and officers of the Association during the Development Period. The directors selected by the Declarant need not be Owners. The number of directors shall be as set forth in the Bylaws. Following termination ofthe Development Period, the Board of Directors shall be elected by the Owners in accordance with the Bylaws. 3.3 Membership. Every Owner of a fee interest in any Lot that is subject to this Declaration shall be deemed to have a membership in the Association and membership in the Association shall consist exclusively of such owners. The foregoing is not intended to include Persons who hold an interest merely as security for the performance of an obligation, and the giving of a security interest shall not terminate the Owner's membership. No Owner, whether one or more Persons, shall have more than one (1) membership per Lot. Membership shall be appurtenant to and may not be separated from ownership of any Lot. The rights and privileges of membership, including the right to vote and to hold office, may be exercised by a member or the member's spouse, but in no event shall more than one (1) vote be cast nor office held for each Lot owned. 3.4 Voting. Members shall be entitled to one (1) vote for each Lot owned. When more than one (1) Person holds an ownership interest in any Lot, the vote for such Lot shall be exercised as those Owners themselves determine and advise the Secretary prior to any meeting. In the absence of such advice, the Lot's vote shall be suspended in the event more than one (1) Person seeks to exercise it. 3.5 Architectural Control Committee. No construction, alteration, addition, refurbishing, or erection of any structure or any nature whatsoever shall be commenced or placed upon any part of the Community, except that which is installed by the Declarant, or is approved in accordance with this Section, or as is otherwise expressly permitted herein. Any such construction, alteration, addition, refurbishing, or erection shall not be made unless and until plans and specifications showing the nature, kind, shape, size and height, architectural design and detail, materials, workmanship, colors, location on site, improvement and site grade elevations, and site landscaping shall have been submitted in writing to and approved by the Architectural Control Committee (the "ACC") established pursuant to this Section 3.5. The Board may employ architects, engineers, or other Persons as it deems necessary to enable the ACC to perform its review. Written design guidelines and procedures ("Design Guidelines") may be established by the Board for the exercise of this review, which Design 5 Guidelines may provide for a review fee. Copies of the Design Guidelines shall be available to all Owners upon request for a reasonable fee. 3.5.1 The ACC shallJconsist of not less than one (1) nor more than three (3) members, who need not be Owners. So long as the Declarant owns any property for development and/or sale in the Community, the Declarant shall have the right to appoint or remove any or all members of the ACe. Upon the expiration or earlier surrender in writing of such right, the Board shall appoint the members of the ACC. The Declarant has named ____________________ as the sole member ofthe ACe. 3.5.2 Members of the ACC shall not be entitled to compensation for services performed pursuant to this 'Section 3.5. The Association shall defend, indemnify, and hold each members of the ACC harmless for any liability incurred while serving as a member of the ACC. 3~5.3 The ACC shall be the sole arbiter of plans submitted to it and may withhold approval for any reason, including aesthetic considerations, and it shall be entitled to stop any construction in violation of approved plans or this Declaration. 3.5.4 PLANS AND SPECIFICATIONS ARE NOT APPROVED FOR ENGINEERING OR STRUCTURAL DESIGN OR QUALITY OF MATERIALS, AND BY APPROVING SUCH PLANS AND SPECIFICATIONS NEITHER THE ACC, THE MEMBERS THEREOF, NOR THE ASSOCIATION ASSUMES LIABILITY OR RESPONSffiILITY THEREFOR, NOR FOR ANY DEfECT IN ANY STRUCTURE CONSTRUCTED FROM SUCH PLANS AND SPECIFICATIONS. NEITHER DECLARANT, THE ASSOCIATION, THE ACC, THE BOARD, NOR THE OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM SHALL BE LIABLE IN DAMAGES TO ANYONE SUBMITTING PLANS AND SPECIFICATIONS Tn ANY OF THEM FOR APPROVAL, OR TO ANY OWNER OF PROPERTY AFFECTED BY THESE RESTRICTIONS BY REASON OF MISTAKE IN JUDGMENT, NEGLIGENCE, OR NONFEASANCE ARISING OUT OF OR IN CONNECTION WITH THE APPROVAL OR DISAPPROVAL OR FAILURE TO APPROVE OR DISAPPROVE ANY SUCH PLANS OR SPECIFICATIONS. EVERY PERSON WHO SUBMITS PLANS . OR SPECIFICATIONS AND EVERY OWNER AGREES THAT SUCH PERSON OR OWNER WILL NOT BRING ANY ACTION OR SUIT AGAINST DECLARANT, THE ASSOCIATION, THE ACC, THE BOARD, OR THE OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM TO RECOVER ANY DAMAGES AND HEREBY RELEASES, REMISES, QUITCLAIMS, AND COVENANTS NOT TO SUE FOR ALL CLAIMS, DEMANDS, AND CAUSES OF ACTION ARISING OUT OF OR IN CONNECTION WITH ANY JUDGMENT, NEGLIGENCE, OR NONFEASANCE AND HEREBY WAIVES THE PROVISIONS OF ANY LAW WHICH PROVIDES THAT A GENERAL RELEASE DOES NOT EXTEND THE CLAIMS, DEMANDS, AND CAUSES OF ACTION NOT KNOWN AT THE TIME THE RELEASE IS GIVEN. 3.6 Bylaws, Rules and Regulations. The Board on behalf of the Association shall have the power to adopt, modify, and amend bylaws, rules and regulations governing the Community, provided that such bylaws, rules and regulations shall not be inconsistent with this Declaration and shall apply uniformly to all Owners, except as specifically provided -6 herein. The Board shall have t.he power to enforce the rules and regulations on behalf of the Association and may prescribe penalties or fines for their violation. Any such bylaws, rules and regulations shall become effective thirty (30) days after promulgation and shall be mailed to all Owners prior to their effective date. A copy of the bylaws, rules and regulations then in force shall be retained by the secretary of the Association. The Declarant on behalf of the Board may adopt the initial bylaws, rules and regulations. ARTICLE 4 ASSESSMENTS 4.1 Purpose of Assessment. The assessments provided for herein shall be used for the general purposes of promoting the recreation, health, safety, welfare, common benefit, and enjoyment of the Owners and occupants of Lots, including the maintenance of real and personal property, all as may be more specifically authorized from time to time by the Board of Directors. 4.2 Creation of the Lien and Personal Obligation for Assessments. Each Owner of any Lot, by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, covenants and agrees to pay to the Association: (i) annual assessments or charges; (ii) special assessments, such assessments to be established and collected as hereinafter provided; and (iii) specific assessments established pursuant to the terms of this Declaration, including, but not limited to, reasonable fines imposed in accordance with the terms of this Declaration. 4.2.1 All such assessments, together with (i) late charges, (ii) interest set by the Board, not to exceed the maximum rate permitted by law (but not to exceed eighteen percent (18%) per annum), and (iii) costs, including, without limitation, reasonable attorneys' fees actually incurred, shall be a charge on the land and shall be a continuing lien upon the Lot against which each assessment is made. 4.2.2 Each such assessment, together with late charges,-interest, costs, including, without limitation, reasonable attorneys' fees actually incurred, shall also be the personal obligation of the person who·was the Owner of such Lot at the time the assessment fell due. Each Owner shall be personally liable for the portion of each assessment coming due while the Owner of a Lot, and each grantee of an Owner shall be jointly and severally liable for such portio-n thereof as may be due and payable at the time of conveyance; provided, - however, the liability of a grantee for the unpaid assessments of its grantor shall not apply to any first Mortgagee taking title through foreclosure proceedings or deed in lieu of foreclosure. 4.2.3 The Association shall, within five (5) days after receiving a written request therefor and fora reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. Such certificate shall be binding upon the Association as of the date of issuance. 4.2.4 Annual assessments shall be levied equally on all Lots. Assessments shall be paid in such manner and on such dates as may be fixed by the Board. Unless otherwise provided by the Board, the assessment shall be paid in annual installments. 7 4.3 Adoption of Budget. It shall be the duty of the Board to prepare and adopt a budget covering the estimated costs of operating the Association during the coming year and the assessments to be levied against each Lot, which may include an amount for capital reserves in accordance with a capital budget separately prepared. The Board shall cause a summary of the proposed operating and capital budgets and the proposed assessments against each Lot for the following year to be mailed to each Owner. The Board shall set a date for a special meeting of the Owners to consider ratification of the budget within thirty (30) days after adoption by the Board and not less that fourteen (14) nor more than sixty (60) days after the mailing of the proposed budgets and assessments. Unless at such meeting the budget is rejected by at least seventy-five percent (75%) of the Total Association Vote, in person or by proxy, the budget shall be ratified, whether or not a quorum is present. In the event the proposed budget is rejected or the required notice is not given, the budget in effect for the then current year shall continue in effect until the Owners ratify a subsequent budget. 4.4 Revised Budget. If the financial circumstances or needs of the Association materially change during any year, the Board may prepare and adopt a revised·budget and assessments for the balance of the year. The Board shall cause a summary of the proposed revised budget and assessments to be mailed to each Owner and shall set a date for a meeting of the Owners to consider ratification of the revised budget and assessments in the same manner as the regular annual budget as set forth in Section 4.3 above. 4.5 Special Assessments. In addition to the other assessments authorized herein, the Association may levy special assessments for expenses such as, but not limited to, capital improvements from time to time if approved at a meeting by two-thirds (2/3) ofthe Total Association Vote. Special assessments shall be paid as determined by the Board, and the Board may permit special assessments to be paid in installments extending beyond the fiscal . year in which the special assessment is imposed. 4.6 Lien for Assessments. All sums assessed against any Lot pursuant to this Declaration, together with late charges, interest, costs, including, without limitation, reasonable attorneys' fees actually incurred, as provided herein, shall be secured by a lien on such Lot in favor of the Association. Such lien shall be superior to all other liens and encumbrances on such Lot, except for (a) liens for ad valorem taxes; or (b) liens for all sums unpaid on a first Mortgage or on any Mortgage to Declarant duly recorded in the records of King Co.unty and all amounts advanced pursuant to such Mortgage and secured thereby in . accordance with the terms of such instrument. All other Persons acquiring liens or . encumbrances on any Lot after the recording of this Declaration shall be deemed to consent that such liens or encumbrances shall be inferior to future liens for assess~ents, as· provided herein, whether or not prior consent is specifically set forth in the instruments creating such liens or encumbrances. 4.7 Effect of Nonpayment of Assessments; Remedies Of the Association. Any assessment or installment thereof delinquent for a period of more than ten (10) days shall incur a late charge in an amount as the Board may from time to time determine. The Association shall cause a notice of delinquency to be given to any member who has not paid within ten (10) days following the due date. If the assessment is not paid within thirty (30) days, a lien, as herein provided, shall attach and, in addition, the lien shall include interest set by the Board from time to time, on the principal amount due, late charges, costs of collection, 8 including, without limitation, reasonable attorneys' fees actually incurred, and any other amounts provided or pennitted by law. 4.7.1 In the event that the assessment remains unpaid after sixty (60) days, the Association may, as the Board shall determine, institute suit to collect such amounts and/or to foreclose its lien. Each Owner, by acceptance of a deed or as a party to any other type of conveyance, vests in the Association or its agents the right and power to bring all actions against such Owner personally, for the collection of such charges as a debt or to foreclose the aforesaid lien in the same manner as other liens for the improvement of real property. 4.7.2 The lien provided for in this Article shall be in favor of the Association and shall be for the benefit of all other Owners. The Association, acting on· behalf of the Owners, shall have the power to bid on the Lot at any foreclosure sale or to acquire, hold, lease, mortgage, or convey the same. 4.7.3 No Owner may waive or otherwise exempt himself from liability for the assessments provided for herein, including, by way of illustration, but not limitation, abandonment of the Lot. 4.7.4 All payments shall be applied first to costs, then to late charges, then to interest and then to delinquent assessments. 4.8 Suspension for Nonpayment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terms ofthe Governing Documents of the Association for a period of thirty (30) days, said Owner's voting rights shall, without the necessity of any further action by the Association, be suspended (except as against foreclosing secured parties) and shall remairi suspended until all payments, including interest thereon, are brought current and any other default is remedied. No Owner is relieved of liability for assessments by non-use of the Common Areas or by abandonment of a Lot. 4.9 Date of Commencement of Assessments. The assessments provided for herein shall commence as to a Lot subject to this Declaration on the first day of the month following conveyance of such Lot to a Person other than Declarant. The first annual assessment shall be adjusted according to the number of months then remaining in that fiscal year. 4.10 Specific Assessments. In addition to the general and special assessments outlined above, the Board shall have the power to levy such specific assessments pursuant to this Section 4.10 as, in its discretion, it shall deem appropriate. All other terms and conditions of this Article 4 relating to general and special assessments shall apply to the levy and collection of the specific assessments covered hereby and the Association shall have all powers and remedies for collection and enforcement of such assessments as are applicable to the general and special assessments set forth above .. Fines levied pursuant to Section 11.1 of this Declaration and the costs of maintenance performed by the Association for which the Owner is responsible under Sections 5.3 and 5.4 of this Declaration shall be specific assessments. 9 4.11 Common Areas Exempt. assessments by the Association. The Common Areas shall be exempt from ARTICLE 5 MAINTENANCE; CONVEYANCE OF COMMON AREAS TO ASSOCIATION 5.1 Association's Responsibility. The Association shall maintain and keep in good repair' the Common Areas described in Article 2 herein and any Common Areas acquired by the Association in the future. The Association shall maintain all stonnwater detention and drainage facilities, wetland tract, and private streets as shown on the recorded plat. If the streetlights are installed but not dedicated the City of Renton and there is no procedure for billing individual lot owners then the Association shall pay the bills for the streetlights. The Association shall also maintain all other facilities serving the Community not dedicated to or maintained by a public entity. The foregoing maintenance shall be perfonned consistent with the Community-Wide Standard. 5.2 Property Not Owned by Association. The Association shall have the right, but not the obligation, to maintain other property, whether or not owned by the Association and whether within or without the Community, where the Board has detennined that such maintenance would benefit all Owners. The Association shall have the right, but not the obligation, to maintain the property at such Lot Owners expense pursuant to the procedure in Section 5.4 below. Without limitation of the foregoing, the Association may enter into ajoint maintenance agreement with adjoining property owners or associations for the repair, maintenance and replacement of any shared facilities or other property. 5.3 Damage Caused by Owner. In the event that the Association detennines that the need for maintenance, repair, or replacement, which is the responsibility of the Association hereunder, is .caused through the willful or negligent act of an Owner, or the family, guests, lessees, or invitees of any Owner, the Association may perfonn such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot of such Owner. 5.4 Owner's Responsibility. Except as provided in Sections 5.1, 5.2 and 5.3 above, all maintenance of any Lot and all structures, parking areas, landscaping, and other improvements thereon together with the landscaping and trees on any parking strip fronting' any such Lot, shall be the sole responsibility of the Owner thereof, who shall provide maintenance consistent with the Community-Wide Standard and this Declaration. The perimeter fencing, if any, shall be maintained and repaired, in unifonn appearance, by the abutting lot owners. In the event that the Board of Directors of the Association determines that any Owner has failed or refused to discharge properly any of such Owner's obligations with regard to the maintenance, repair, or replacement of items for which such Owner is responsible hereunder, the Association shall, except in an emergency situation, give the Owner written notice of the Association's intent to provide such necessary maintenance, repair, or replacement at the Owner's sole cost and expense. The notice shall set forth with reasonable particularity the maintenance, repairs, or replacement deemed necessary. The Owner shall have ten (10) days after receipt of such notice within which to complete such maintenance, repair, or replacement, or, in the event that such maintenance, repair, or 10 replacement is not capable of completion within a ten (10) day period, to commence such work which shall be completed within a reasonable time. If any Owner does not comply with the provisions hereof, the Association may provide any such maintenance, repair, or replacement at such Owner's sole cost and expense, and all costs shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot. 5.5 Conveyance of Common Areas by Declarant to Association. The Common Areas were conveyed to the Association on the recorded plat. The Association accepted the conveyance and the Common Areas are now to be maintained by the Association. The Common Areas are subject to an easement of common use and enjoyment in favor of the Association and every Owner, their heirs, successors and assigns in accordance with the terms and conditions of the Governing Documents. Such rights to use the Common Areas are appurtenant to and shall not be separated from ownership of any Lot and shall not be assigned or conveyed by any Lot Owner in any way except upon the transfer of title to such Lot, and then only to the transferee of such title and shall be deemed so conveyed whether or not it shall be so expressed in the deed or other instrument conveying title. Certain rights of use, ingress, egress, occupation, and management authority in the Common Areas set forth elsewhere in this Declaration shall be reserved to Declarant for the duration of the Development Period. Declarant shall not be required to make any improvements whatsoever to property to be conveyed and accepted pursuant to this Section. 5.6 If any Common Area is currently owned or is acquired in the future which is designated as a steep slope, as a wetland, as a buffer, as a native growth protection area or as any other type of sensitive area, then use of such Common Area shall be limited to activities . approved by the municipality which designated such Common Area as sensitive. Notwithstanding the provisions in this Article 5, or in Section 10.1 below, or in any other . provision of this Declaration, there shall be no right or easement of ingress and egress, use and enjoyment in or to such Common Area. Access shall be limited to maintenance activities approved by the municipality. ARTICLE 6 USE RESTRICTIONS AND RULES' 6.1 GeneralfRules and Regulations. This Article, beginning at Section 6.2, sets out certain use restrictions which must be complied with by all Owners and Occupants. These use restrictions may only be amended in the manner provided in Section 11.3 hereof regarding amendment of this Declaration. In addition, the Board may, from time to time, without consent of the Owners, promulgate, modify, or delete other use restrictions and rules and regulations applicable to the Community. Such use restrictions and rules shall be distributed to all Owners and Occupants prior to the date that they are to become effective and shall thereafter be binding upon all Owners and Occupants until and unless overruled, canceled, or modified in a regular or special meeting by a majority of the Total Association Vote and the consent of Declarant during the Development Period. 6.2 Residential Use. Except as provided in this Section, all Lots shall be used for single-family residential purposes exclusively with the exception that certain home occupations may be permitted, subject to the guidelines and rules established by the Board, if 11 any, and subject to approval by the Board. Such home occupations may be limited to certain business uses,shall not create any disturbance, noise, or unsightliness, shall not unduly increase traffic flow or parking congestion, and shall not be in violation of any of the provisions of the Governing Documents. Use of the Lots shall in all cases be in compliance with all applicable laws, ordinances, rules and regulations. 6.3 Building and Landscaping Requirements and Restrictions. Except as provided in Section 6.4 below, all residences constructed within the Community by any Person shall be subject to design review and approval by the ACC which may cover the minimum size, architectural style, height, scope of improvements, quality of design, materials, workmanship, and siting standards. Without restricting or limiting the authority of the ACC pursuant to Section 3.5 in approving or disapproving of any specific proposal, the following restrictions shall apply to the Community in general: 6.3.1 Only one Single Family home shall be permitted on each Lot. Two story or split level homes shall include no less than 2,300 gross square feet of living space, exclusive of one-story open porches and garages. One story homes shall include no less than 1,600 gross square feet of living space, exclusive of one-story open porches and garages. 6.3.2 After Declarant has completed construction of all houses in the Community, any remodeling or exterior addition to any residence or other structure erected or placed on any Lot shall be completed as to external appearance, including finished painting, within six (6) months after the date of commencement of construction. All front, side and rear yard landscaping must be completed within six (6) months from the date of closing of the purchase of the residence by the Owner from the Declarant. In the event that strict enforcement of this provision would cause undue hardship due to weather conditions, this provision may be extended for a reasonable length of time when approved by the ACe. 6.3.3 All homes within the Community shall contain a garage; carports shall not be permitted. Unless otherwise approved by the ACC, all garages must be attached to, or incorporated in and made a part of, the residence constructed upon a Lot. In granting waivers to this requirement, the ACC will consider functional necessity and architectural desirability. 6.3A All driveways and parking areas shall be paved with material approved by the ACC. 6.3.5 No fence, fencing-type barrier, or hedge of any kind in excess of six (6) feet high or extending into the front yard of any residence shall be erected, allowed or maintained upon any Lot, without the prior written consent of the ACC. All fences shall be constructed of wood material unless approved by the ACe. Any such fence, barrier, row of trees, or hedge shall be strictly in compliance with Design Guidelines, if any, established by the ACC, which standards may provide for limited acceptable styles and/or specifications. 6.3.6 Each home constructed on a Lot shall be built of new materials except, with approval of the ACC, decorative items such as used brick, weathered planking, and similar items. All visible masonry shall be native stone, brick or stucco. Types and colors of exterior paint and stain must be submitted to the committee for approval. Any change to the exterior color of any improvement located on a Lot, including, without limitation, the dwelling, must be approved by the ACe. 12 6.3.7 All roofs on dwellings and garages shall be of composite, tile or cedar shake and shall have a minimum pitch of four/twelve. 6.4 Existing Residences. The existing residence on Lots 19,20,30,32,33 and 34 were constructed prior to recording this Declaration and does not conform to all of the provisions of this Article. The existing residence shall be exempt from the provisions of Section 6.3 above and Subsection 6.6.5 of this Article 6 unless it is remodeled; demolished, or substantially damaged by catastrophe, in which case any new construction placed on Lots 19, 20,30,32,33 and 34 shall conform to the provisions of these subsections. " 6.5 Signs. No sign of any kind shall be erected by an Owner or Occupant within the Community without the prior written consent of the ACe. Notwithstanding the foregoing, the Board and the Declarant shall have the right to erect reasonable and appropriate signs including, without limitation, signs related to Declarant's development and marketing of residences within the Community. In addition, "For Sale" signs and security signs consistent with the Community-Wide Standard and any signs required by legal proceedings may be erected upon any Lot. 6.6 Vehicles. The term "vehicles" as used herein shall include, without limitation, automobiles, vans, campers, trucks, buses, motor homes, mobile homes, boats, jet skis, trailers, portable aircraft, motorcycles, snowmobiles, mini-bikes, scooters, go-carts, dune buggies and any other towed or self propelled transportation type vehicle. The term "passenger vehicles" as used herein shall include passenger automobiles, vans, small trucks, " motorcycles, and similar type vehicles used regularly and primarily as transportation for the Occupants of the Lot. Vehicles used for commercial and recreational purposes are not considered passenger vehicles. "Parking areas" shall refer to the number of garage parking spaces and driveway areas in front of garages .. However, driveway areas shall be considered "parking areas" for passenger vehicles only. 6.6.1 No vehicles other than passenger vehicles in regular use may be parked on any Lot or portion of the Community, except in parking areas on Lots, or in a screened area on a Lot, if such screened area is approved by the ACC. Any vehicle regularly parked in an unapproved area or for longer than twenty-four (24) consecutive hours shall be considered a nuisance and may be removed from the Community. 6.6.2 No passenger vehicles may be parked on any Lot or portion of the Community except in "parking areas" as defined "in this Section. 6.6.3 Any passenger vehicle which is inoperable or unlicensed and not capable of use on the public highways and which is parked on any parking area for a period of more than forty-eight (48) hours shall be treated the same as a non-passenger vehicle and shall be considered a nuisance and may be removed from the Community. 6.6.4 The Board may adopt and maintain current rules and regulations concerning the parking and storage of vehicles on any Lot or any portion of the Community. Said rules are to protect the Community from the potentially adverse impacts of vehicles on the Community environment and to accommodate the evolving nature and use of such vehicles. Such rules and regulations may provide for exceptions and/or modifications to the conditions of this Section as determined in the sole discretion of the Board. The Board shall 13 rule on any dispute as to the interpretation or application of this Section and all rules and regulations established by the Board with respect to vehicles. 6.6.5 Off-street parking for at least three (3) passenger vehicles shall be provided on each Lot. Covered enclosed parking shall be provided for one (1) or more passenger vehicles, plus a driveway for at least two (2) additional passenger vehicles, unless approved by the ACe. 6.7 Vehicles on Common Areas. No motorized vehicles shall be permitted on pathways or unpaved Common Areas except vehicles being used for the limited purpose of operating and maintaining utilities. 6.8 Leasing. Lots may be leased for residential purposes. All leases shall have a minimum term of at least three (3) months. All leases shall require, without limitation, that the tenant acknowledge receipt of a copy of the Declaration, Bylaws, and rules and regulations of the Association. 6.9 Occupants Bound. All provisions ofthe Declaration, Bylaws, and of any rules and regulations, which govern the conduct of Owners and which provide for san<;:tions against Owners shall also apply to all Occupants. Fines may be levied against Owners or Occupants. If a fine is first levied against an Occupant and is not paid timely, the fine may then be levied against the Owner. 6.10 Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept in the Community; provided, however, that conventional household pets inay be kept on a Lot subject to the following restrictions: Pets shall not be kept, bred or maintained for any commercial purposes. Owners shall be responsible for the immediate clean up and removal of all fecal matter deposited by pets on any property other than the Lot of the Owner of the pet. Pets shall be confined in the Owner's Lot unless on a leash and accompanied by a responsible person .. No domestic pet may be kept if it is a source of annoyance or a nuisance. The Board shall have the authority to determine whether a particular pet is a nuisance or a source of annoyance, and such determination shall be final and conClusive. Pets shall be attended at all times and shall be registered, licensed and inoculated from time to time as required by law. 6.11 Mining Prohibited. No portion ofthe Community shall be used for the purpose of boring, mining, quarrying, or exploring for or removing oil or other hydrocarbons, minerals, gravel; or earth. 6.12 Nuisance. Each Owner and Occupant shall prevent the development of any unclean, unhealthy, unsightly, or unkempt condition on his or her Lot. No Lot shall be used, in whole or in part, for the storage of any property or thing that will cause such Lot to appear to be in an unclean or untidy condition; nor shall any substance, thing, or material be kept that will emit foul or obnoxious odors or that will cause any noise or other condition that will or might disturb the peace, quiet, safety, comfort, or serenity of the occupants of surrounding property. No illegal, illicit, noxious or offensive activity shall be carried on within the Community, nor shall anything be done tending to cause embarrassment, discomfort, annoyance, or nuisance to any Person using any property within the Community. Without limiting the generality of the foregoing, no speaker, hom, whistle, siren, bell, amplifier or other sound device, except such devices as may be used exclusively for security purposes, 14 shall be located, installed or maintained upon the exterior of any Lot unless required by law or unless specifically approved by the ACe. 6.13 Unsightly or Unkempt Conditions. The pursuit of hobbies or other activities, including specifically, without limiting the generality of the foregoing, the assembly of and disassembly of motor vehicles and other mechanical devices, which might tend to cause disorderly, unsightly, or unkempt conditions, shall not be undertaken outside of homes or garages. Garage doors shall be kept closed at all times unless they are in use. In addition, the storage of equipment, machinery, construction supplies or any similar material on a Lot outside of the home and garage constructed thereon is strictly prohibited except as required during the remodeling or refurbishing of improvements on such Lot and then for not more than sixty (60) days. 6.14 Antennas. No television or radio antenna, tower, satellite dish, or exterior antenna of any kind shall be placed, allowed, or maintained upon any Lot or any portion of the Community unless screened from view from the street without the prior written consent of the ACe. Each Owner and Occupant acknowledges that this provision benefits all Owners and Occupants and each Owner and Occupant agrees to comply with this provision despite the fact that the erection of an outdoor antenna or similar device would be the most cost-effective way to transmit or receive the signals sought to be transmitted or received. 6.15 No Obstruction of Easements. Catch basins and drainage areas are for the purpose of natural flow of water only. No obstructions or debris shall be placed in these areas. No Owner or Occupant may obstruct orre-channel the drainage flows after location and installation of drainage swaies, storm sewers or storm drains. Declarant hereby reserves for the benefit of Declarant and the Association and their respective successors and assigns a perpetual easement across all Common Areas and Lots for the purpose of maintaining or altering drainage and water flow. No structure, planting, or other material shall be placed or permitted to remain upon any easement which may damage or interfere with the installation and maintenance of any utilities, unless approved by the Board prior to installation. 6.16 Sight Distance at Intersections. All property located at street intersections shall be landscaped so as to permit safe sight across the street comers. No fence, wall, hedge or shrub planting slIall be placed or permitted to remain where it would create a traffic or sight problem as determined by the ACC in its sole discretion. 6.17 Garbage Cans, Woodpiles, Etc. All garbage cans, woodpiles, air- conditioning compressors, machinery, equipment and other similar items related to the operation of the residence shall be located or screened so as to be concealed from view from the street abutting the Lot on which such items are located. All rubbish, trash, and garbage shall be regularly removed and shall not be allowed to accumulate. Trash, garbage, debris, or· other waste matter of any kind may not be burned within the Community. 6.18 Subdivision of Lot. No Lot shall be subdivided or its boundary lines changed except with the prior written approval of the Architectural Review Committee. Declarant, however, hereby expressly reserves the right to re-plat any Lot or Lots owned by Declarant. Any such division, boundary line change, or re-platting shall not be in violation of the applicable subdivision and zoning regulations. 15 6.19 Guns. The use offireanns in the Community is prohibited. The term "fireanns" includes without limitation BB guns, pellet guns, and fireanns of all types. 6.20 Utilities. Except as may be permitted by the ACC, no overhead utility lines, including lines for cable television, shall be permitted within the Community, except for temporary lines as required during construction and except as such lines exist upon recording of the plat ofthe Community or as required by utilities serving the Community. - 6.21 Lighting. No colored lights (except holiday displays and yellow insect type lights) shall be permitted at any location within the Community. All exterior fixtures that are attached to the home shall be of compatible design and materials ofthe home. Any post mounted exterior fixtures shall be of compatible design and materials as the fixtures attached to the home. No fixtures which illuminate and excessively glare onto any other Lot shall be permitted, and all exterior lights shall be screened to minimize impacts oflight and glare. No unshielded spot/floodlight fixtures are permitted. 6.22 Artificial Vegetation, Exterior Sculpture, and Similar Items. No artificial vegetation, exterior sculpture, fountains, and similar items shall be permitted in the front yard of any Lot unless approved by the ACC. 6.23 Mailboxes. All mailboxes located on Lots shall be of a style approved by the ACe. Mailboxes shall be attached only to stands provided and maintained by the Association in designated locations. 6.24 Clotheslines. No exterior clotheslines of any type shall be peIlI1itted upon any Lot unless entirely screened from view from other Lots . . 6.25 Exterior Security Devices. No exterior security devices, including, without limitation, window bars, shall be permitted on any residence or Lot. Signs placed on the Lot or the exterior of the residence stating that such residence is protected by a security system are . permissible. 6.26 Construction and Sale Period. So long as Declarant owns any property in the Community for development and/or sale, the restrictions set forth in this Article 6 shall not be applied or interpreted so as to prevent, hinder or interfere with development, construction and sales activities of Declarant or any builder or developer approved by Declarant. ARTICLE 7 INSURANCE AND CASUALTY LOSSES 7.1 Insurance Coverage. The Board of Directors or the duly authorized agent of the Association shall have the authority to and shall obtain or cause to be obtained insurance as follows: 7.1.1 The Board shall obtain insurance on all insurable buildings and, where the Board deems there to be a reasonable risk, other substantial structures whether or not such buildings or structures are located on the Common Areas and which the Association is 16 obligated to maintain. Insurance on buildings shall provide, at minimum, fire and extended coverage, including vandalism and malicious mischief, and shall be in an amount sufficient to cover the full replacement cost of any repair or reconstruCtion in the event of damage or destruction from any such hazard. Insurance on other substantial structures shall cover those risks deemed advisable by the Board and shall be in such amounts as are deemed advisable by the Board. The Board may insure other types of improvements, including entry monuments, landscaping, and the like, as it deems advisable. With respect to such other improvements, the Board shall determine the risks to be insured and the amounts of insurance to be carried. 7.1.2 The Board shall obtain a public liability policy applicable to the Common Areas covering the Association and its members for all damage or injury caused by the negligence ofthe Association or any of its members or agents, and, if reasonably available, directors' and officers' liability insurance. The public liability policy shall have a combined single limit of at least One Million Dollars ($1,000,000.00) unless otherwise determined by the Board. 7.1.3 The Board is hereby authorized to contract with or otherwise arrange to obtain the insurance coverage required hereunder through the Declarant and to reimburse Declarant for the cost thereof, and Declarant shall be authorized, but not obligated, to purchase such insurance coverage for the benefit of the Association and the Owners upon Declarant and the Association agreeing upon the terms and conditions applicable to reimbursement by the Association for costs incurred by Declarant in obtaining such coverage. Notwithstanding anything contained in this Declaration to the contrary, the Board shall not be required to comply with the provisions of this Article if the Board has contracted for or otherwise arranged to obtain the required insurance coverage through the Declarant. 7.1.4 Premiums for all insurance shall be common expenses of the Association. The policies may contain a reasonable deductible, and the amount thereof shall not be subtracted from the face amount of the policy in determining whether the insurance at least equals the full replacement cost. 7.1.5 In the event insurance premiums in connection with the insurance required by this Article 7 become prohibitively expensive, in the judgment of the Board, the Board may with approval of seventy-five percent (75%) ofthe Total Association Vote reduce the amount of the required insunlnce, self-insure itself, or discontinue the insurance all together. 7.2 Policy Requirements. All such insurance coverage obtained by the Board of Directors shall be written in the name of the Association, as trustee for the respective benefited parties. Such insurance shall be governed by the provisions hereinafter set forth: 7.2.1 All policies shall be written with a company authorized to do business in Washington. 7.2.2 Exclusive authority to adjust losses under policies obtained by the Association shall be vested in the Association's Board of Directors; provided, however, no Mortgagee having an interest in such losses may be prohibited from participating in the settlement negotiations, if any, related thereto. 17 7.2.3 In no event shall the insurance coverage obtained and maintained by the Association's Board of Directors hereunder be brought into contribution with insurance purchased by individual Owners, occupants, or their Mortgagees, and the insurance carried by the Association shall be primary. 7.2.4 All casualty insurance policies shall have an inflation guard endorsement and an agreed amount endorsement if these are reasonably available and all insurance policies shall be reviewed annually by one or more qualified persons, at least one of whom must be in the real estate industry and familiar with construction in the City of Renton. 7.3 Other Insurance. In addition to the other insurance required by this Article 7, the Board shall obtain worker's compensation insurance, if and to the extent necessary to satisfy the requirements of applicable laws. The Board may, in its discretion, obtain a fidelity bond or bonds on directors, officers, employees, and other persons handling or responsible for the Association's funds, if reasonably available. The Association shall obtain additional insurance coverage, if and to the extent necessary to satisfy the requirements of the Federal Home Loan Mortgage Corporation, the Federal National Mortgage Association, the U.S. Department of Veterans Affairs, or the U.S. Department of Housing and Urban Development. 7.4 Individual Insurance. By virtue of taking title to a Lot subject to the terms of this Declaration, each Owner acknowledges that the Association has no obligation to provide any insurance for any portion of individual Lots, and each Owner covenants and agrees with all other Owners and with the Association that each Owner shall at a minimum, carry fire and extended coverage casualty insurance on the Lot and all structures constructed thereon in an amount sufficient to cover the full replacement costs of any repair or reconstruction in the event of damage or destruction from any such hazard. 7.S Damage and Destruction -Insured by Association. 7.5.1 Immediately after damage or destruction by fire or other casualty to all or any portion of any improvement covered by insurance written in the name of the Association, the Board of Directors or its duly authorized agent shall proceed with the filing and adjustment of all claims arising under such insurance and obtain reliable and detailed estimates of the cost of repair or reconstruction of the damaged or destroyed property. Repair or reconstruction, as used in this Section, means repairing or restoring the property to substantially the same condition and location that existed prior to the fire or other casualty, allowing for any changes or improvements necessitated by changes in applicable building codes. The Board of Directors shall have the enforcement powers specified in this Declaration necessary to enforce this provision. 7.5.2 Any damage or destruction to property covered by insurance written in the name of the Association shall be repaired or reconstructed unless, within sixty (60) days after the casualty, at least seventy-five percent (75%) ofthe Total Association Vote otherwise agree. If for any reason either the amount of the insurance proceeds to be paid as a result of such damage or destruction, or reliable and detailed estimates of the cost of repair or reconstruction, or both, are not made available to the Association within such period, then the period shall be extended until such information shall be made available; provided, however, such extension shall not exceed sixty (60) days. No Mortgagee shall have the right to 18 participate in the detennination of whether damage or destruction shall be repaired or reconstructed. 7.5.3 If the damage or destruction for which the insurance proceeds are paid is to be repaired or reconstructed and such proceeds are not sufficient to defray the cost thereof, the Board of Directors shan, without the necessity of a vote of the Association's members, levy a special assessment against all Owners in proportion to the number of Lots owned by such Owners. Additional assessments may be made in like manner at any time during or following the completion of any repair or reconstruction. If the funds available from insurance exceed the costs of repair or reconstruction or if the improvements are not repaired or reconstructed, such excess shall be deposited to the benefit of the Association. 7.5.4 In the event that it should be detennined by the Association in the manner described above that the damage or destruction shall not be repaired or reconstructed and no alternative improvements are authorized, then and in that event the property shall be restored to its natural state and maintained as an undeveloped portion of the Community by the Association in a neat and attractive condition. 7.6 Damage and Destruction -Insured by Owners. The damage or destruction by fire or other casualty to all or any portion of any improvement on a Lot shall be repaired by the Owner thereof within seventy-five (75) days after such damage or destruction or, where repairs cannot be completed within seventy-five (75) days, they shall be commenced within such period and shall be completed within a reasonable time thereafter. Alternatively, the Owner may elect to demolish all improvements on the Lot and remove all debris therefrom within seventy-five (75) days after such damage or destruction. In the event of noncompliance with this provision, the Board of Directors shall have all enforcement powers specified herein. 7.7 Insurance Deductible. The deductible for any casualty insurance policy carried by the Association shall, in the event of damage or destruction, be allocated among the Persons who are responsible hereunder, or be a common expense of the Association. ARTICLES CONDEMNATION In the event of a taking by eminent domain of any portion of the Common Areas on which improvements have been constructed, then, unless within sixty (60) days after such taking, at least seventy-:-five percent (75%) of the Total Association Vote shall otherwise agree, the Association shall restore or replace such improvements so taken on the remaining land included in the Coinmon Areas to the extent lands are available therefor. The provisions of Section 7.5, above, applicable to Common Areas improvements damage, shall govern replacement or restoration and the actions to be taken in the event that the improvements are not restored or replaced. 19 ARTICLE 9 MORTGAGEE PROVISIONS The following provisions are for the benefit of holders of first Mortgages on Lots in the Community. The provisions of this Article apply to both this Declaration and to the Bylaws, notwithstanding any other provisions contained therein. 9.1 Notices of Action. An institutional holder, insurer, or guarantor of a first Mortgage, who provides a written request to the Association (such request to state the name and address of such holder, insurer, or guarantor and the Lot number, therefore becoming an "eligible holder"), will be entitled to timely written report as to the current status of said Lot with respect to the following: 9.1.1 Any condemnation loss or any casualty loss which affects a material portion of the Community or which affects any Lot on which there is a first Mortgage held, insured, or guaranteed by such eligible holder; 9.1.2 Any delinquency in the payment of assessments or charges owed by an Owner of a Lot subject to the Mortgage of such eligible holder. 9.2 No Priority. No provision of this Declaration or the Bylaws gives or shall be construed as giving any Owner or other party priority over any rights of the first Mortgagee of any Lot in the case of distribution to such Owner of insurance proceeds or condemnation awards for losses to or a taking of the Common Areas. 9.3 Notice to Association. Upon request, each Lot Owner shall be obligated to furnish to the Association the name and address of the holder of any Mortgage encumbering such Owner's Lot. 9.4 V A1HUD Approval. As long as the Declarant has the right to appoint and remove the directors of the Association and so long as the project is approved by the U.S. Department of Housing and Urban Development ("HUD") for insuring or the U.S. Department of Veterans Affairs ("VA") for guaranteeing any Mortgage in the Community the following actioris shall require the prior approval of the VA and/or HUD as applicable: dedication of Common Areas to any public entity; mergers and consolidations; dissolution of the Association, and material amendment ofthe Declaration, Bylaws or Articles of Incorporation. 9.5 Applicability of Article 9. Nothing contained in this Article shall be construed to reduce the percentage vote that must otherwise be obtained under the Declaration, Bylaws, or Washington law for any of the acts set out in this Article. 9.6 Amendments by Board. Should the Federal National Mortgage Association, the Federal Home Loan Mortgage Corporation, HUD or VA subsequently delete any oftheir respective requirements which necessitate the provisions of this Article or make any such requirements less stringent, the Board, without approval of the Owners, may cause an amendment to this Article to be recorded to reflect such changes. 20 ARTICLE 10 EASEMENTS 10.1 Easements for Use and Enjoyment. 10.1.1 Every Owner of a Lot shall have a right and easement of ingress and egress, use and enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with the title to each Lot, subject to the following provisions: 10.1.1.1 the right of the Association to charge reasonable fees for the use of any portion of the Common Areas, to limit the number of guests of Lot Owners and tenants who may use the Common Areas, and to provide for the exclusive use and enjoyment of specific portions thereof at certain designated times by an Owner, his family, tenants, guests, and invitees; 10.1.1.2 the right of the Association to suspend the voting rights of an Owner and the right of an Owner to use certain Common Areas for any period during which any assessment against such Owner's Lot remains unpaid; 10.1.1.3 the right of the Association to borrow money for the purpose of improving the Common Areas, or any portion thereof, or for construction, repairing or improving any facilities located or to be located thereon, and to give as security for the payment of any such loan a Mortgage conveying all or any portion of the Common Areas; provided, however, the :lien and encumbrance of any such Mortgage given by the Association shall be subject and subordinate to any rights, interests, options, easements and privileges herein reserved or established for the benefit of Declarant, 'or any Lot or Lot Owner, or the holder of any Mortgage, irrespective of when executed, given by Declarant or any Lot Owner encumbering any Lot or other property located within the Community; and 10.1.1.4 the right of the Association to dedicate or transfer all or any portion of the C,ommon Areas subject to such conditions as may be agreed to by the members of the Association. No such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer has been approved by the affirmative vote of at least seventY-five percent (75%) of the Total Association Vote; provided, however, that during the Development Period, Declarant may, on its sole signature, dedicate or transfer portions of the Common Areas, so long as such transfer or dedication does not materially and adversely affect the Association or any Lot ~~ . 10.1.2 Any Lot Owner may delegate such Owner's right of use and enjoyment in and to the Common Areas and facilities located thereon to the members of such Owner's family and to such Owner's tenants and guests and shall be deemed to have made a delegation of all such rights to the Occupants of such Owner's Lot, if leased. 10.2 Easements for Utilities. There is hereby reserved to the Declarant, the Association and any utility providers designated by either the Declarant or the Association blanket easements upon, across, above and under all property within the Community for access, ingress, egress, installation, repairing, replacing, and maintaining all utilities serving 21 the Community or any portion thereof, including, but not limited to, gas, water, sanitary sewer, storm sewer, cable television, telephone and electricity. It shall be expressly permissible for the Declarant, the Association, or the designee of either, as the case may be, to install, repair, replace, and maintain or to authorize the installation, repairing, replacing, and maintaining of such wires, conduits, cables and other equipment related to the providing of any such utility or service. This easement shall be utilized so as to not unreasonably interfere with improvements constructed upon any Lot and the building envelope for any unimproved Lot. Should any party furnishing any such utility or service request a specific license or easement by separate recordable document, the Board shall have the right to grant such easement. 10.3 Easement for Maintenance. Declarant hereby expressly reserves a perpetual easement for the benefit of the Association across such portions of the Community, determined in the sole discretion of the Association, as are necessary to allow for the maintenance required under Article 5. Such maintenance shall be performed with a minimum of interference to the quiet enjoyment of Owner's property, reasonable steps shall be taken to protect such property, and damage· shall be repaired by the Person causing the damage at its sole expense. 10.4 Easement for Entry Features. If Declarant installs an entry feature, there is hereby reserved to the Declarant and the Association an easement for ingress, egress, installation, construction, landscaping and maintenance of entry features and similar street- scapes for the Community, as more fully described on the recorded subdivision plat for the Community or any other recorded instrument, easement or conveyance. The easement and right herein reserved shall include the right to cut, remove and plant trees, shrubbery, flowers and other vegetation around such entry features and the right to grade the land under and around such entry features. . 10.5 Construction and Sale Period Easement. Notwithstanding any provisions contained in this Declaration, the Bylaws, Articles of Incorporation, rules and regulations, design guidelines, and any amendments thereto, so long as Declarant owns any property in the Community for development and/or sale, Declarant reserves an easement across all . Community property for Declarant and any builder or developer approved by Declarant to maintain and carry on, upon such portion of the Community as Declarant may reasonably deem necessary, such facilities and activities as in the sole opinion of Declarant may be required, convenient, or incidental to Declarant's and such builder's or developer's' development, construction, and sales activities related to property described above, including, but without limitation: the right of access, ingress and egress for vehicular and pedestrian traffic and construction activities over, under, on or in the Community, including, without limitation, any Lot; the right to tie into any portion of the COnllnunity with driveways, parking areas and walkways; the right to tie into and/or otherwise connect and use (without a tap-on or any other fee for so doing), replace, relocate, maintain and repair any device which provides utility or similar services including, without limitation, electrical, telephone, natural gas, water, sewer and drainage lines and facilities constructed or installed in, on, under and/or over the Community; the right to carry on sales and promotional activities in the Community; and the right to construct and operate business offices, signs, construction trailers, model residences, and sales offices. Declarant and any such builder or developer may use residences, offices, or other buildings owned or leased by Declarant or such builder or developer as model residences and sales offices. Rights exercised pursuant to such reserved easement shall be 22 exercised with a minimum of interference to the quiet enjoyment of affected property, reasonable steps shall be taken to protect such property, and damage shall be repaired by the Person causing the damage at its sole expense. During the Development Period, this Section shall not be amended without the Declarant's express written consent. ARTICLE 11 GENERAL PROVISIONS 11.1 Enforcement. Each Owner and Occupant shall comply strictly with the Association's Bylaws, rules and regulatIons, the use restrictions, as they may be lawfully amended or modified from time to time, and with the covenants~ conditions, and restrictions set forth in this Declaration and in the deed to such Owner's Lot, if any. After notice and an opportunity to be heard by the Board of Directors or by a representative designated by the Board, and in accordance with rules and regulations adopted by the Board, the Board may levy reasonable fines for violations of the above (in addition to any late charges that may be assessed in connection with the late payment of assessments or other Association charges) in accordance with a previously established schedule adopted by the Board and furnished to the Owners, which fines shall be collected as provided herein for the collection of assessments. Failure to comply with this Declaration, the Bylaws or the rules and regulations shall be grounds for an action to recover sums due for damages or injunctive relief, or both, maintainable by the Board of Directors, on behalf of the Association, or, in a proper case, by an aggrieved Owner. Failure by the Association or any Owner to enforce any of the foregoing shall in no event be deemed a waiver of the right to do so thereafter. The City of Renton shall have any and all authority to enforce this Declaration with respect to the maintenance required in Section 5.1, including but not limited to the maintenance of the stormwater detention and drainage facilities, wetland tract, and private streets as shown on the plat. 11.2 Duration. This Declaration shall run with and bind the Community, and shall inure to the benefit of and shall be enforceable by the Association or any Owner, their respective legal representatives, heirs, successors, and assigns, perpetually to the extent provided by law; provided, however, so long as and to the extent that Washington law limits the period during which covenants restricting land to certain uses may run, any provisions of this Declaration affected thereby s\lall run with and bind the land so long as permitted by such law, after which time, any such provision shall be (a) automatically extended (to the extent allowed by applicable hiw) for successive periods often (10) years, unless a written instrument reflecting disapproval signed by the then Owners of at least seventy-five percent (75%) ofthe Lots and the Declarant (so long as the Declarant owns any property for development and/or sale in the Community) has been recorded within the year immediately preceding the beginning of a ten (10) year renewal period agreeing to change such provisions, in whole or in part, or to terminate the same, in which case this Declaration shall be modified or terminated to the extent specified therein; or (b) extended as otherwise provided by law. Every purchaser or grantee of any interest (including, without limitation, a security interest) in any real property subject to this Declaration, by acceptance of a deed or other conveyance therefor, thereby agrees that such provisions of this Declaration may be extended and renewed as provided in this Section. 23 11.3 Amendments. '11.3.1 This Declaration may be amended unilaterally at any time and from time to time by Declarant (i) if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, or regulation or judicial determination which shall be in conflict therewith; (ii) if such amendment is necessary to enable any title insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration; (iii) if such amendment is required by an institutional or governmental lender or purchaser of mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation, to enable such lender or purchaser to make or purchase Mortgage loans on the Lots subject to this Declaration; or (iv) if such amendment is necessary to enable any governmental agency or private insurance company to insure or guarantee Mortgage loans on the Lots subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any Owner's Lot unless any such Lot Owner shall consent thereto in writing. Further, so long as Declarant owns any property for development and/or sale in the Community, Declarant may unilaterally amend this Declaration for any other purpose; provided, however, any such amendment shall not materially adversely affect the substantive rights of any Lot Owners hereunder, nor shall it adversely affect title to any Lot without the consent of the affected Lot Owner. Notwithstanding the above, this Declaration shall not be amended with respect to the maintenance requirements for the stormwater detention and drainage facilities, wetland tract, or private roads as shown on the plat without prior written approval from the City of Renton. 11.3.2 This Declaration may also be amended upon the affirmative vote or written consent, or any combination. thereof, of the Owners of at least seventy-five percent (75%) of the Total Association Vote and the consent of Declarant (so long as the Declarant owns any property for development and/or sale in the Community). Amendments to this Declaration shall become effective upon recordation, unless a later effective date is specified therein. 11.4 Partition. The Comrrion Areas shall remain undivided, and no Owner nor any other Person shall bring any action for partition or division of the whole or any part thereof without the written consent of all Owners of all portions of the property located within the Community and withoutthe written consent of all holders of all Mortgages encumbering any portion of the property, including, but not necessarily limited to, the Lots located within the Community. 11.5 Gender and Grammar. The singular, wherever used herein, shall be construed to mean the plural, when applicable, and the use of the masculine pronoun shall include the neuter and feminine. ' 11.6 Severability. Whenever possible, each provision of this Declaration shall be interpreted in such manner as to be effective and valid, but if the application of any provision of this Declaration to any person or to any property shall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which can be given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. ' 24 11.7 Captions. The captions of each Article and Section hereof, as to the contents of each Article and Section, are inserted only for convenience and are in no way to be construed as defining, limiting, extending, or otherwise modifying or adding to the particular Article or Section to which they refer. 11.8 Perpetuities. If any of the covenants, conditions, restrictions, or other provisions of this Declaration shall be unlawful, void, or voidable for violation of the rule against perpetuities, then such provisions shall continue only until twenty-one (21) years after the death of the last survivor of the now-living descendants ofthe individuals signing this Declaration. 11.9 Indemnification. To the fullest extent allowed by applicable Washington law, the Association shall indemnify every officer and director against any and all expenses, including, without limitation, attorneys' fees, imposed upon or reasonably incurred by any officer or director in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which such officer or director may be a party by reason of being or having been an officer or director. The officers and directors shall not be liable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct, or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association (except to the extent that such officers or directors may also be members of the Association), and the Association shall indemnify and forever hold each such officer and director free and harmless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any officer or director, or former officer or director, may be entitled. The Association may, at the discretion of the Board, maintain adequate generalliabiliiy and officers' and directors' liability insurance to fund this obligation, if such coverage is reasonably available. 11.10 Books and Records. This Declaration, the Articles of Incorporation, the Bylaws, copies of rules and regulations, Design Guidelines, use restrictions, membership register, books of account, and minutes of meetings of the members of the Board and of committees shall be made available pursuant to reasonable procedures established by the Board for inspection and copying by any member of the Association or by the duly appointed representative of any member and by holders, insurers, or guarantors of any first Mortgage at . any reasonable time and for a purpose reasonably related to such Person's interest as a member or holder, insurer, or guarantor of a first Mortgage at the office of the Association or at such other reasonable place as the Board shall prescribe. 11.11 Financial Review. AUeast annually, the Board of Directors shall prepare, or cause to be prepared, a financial statement of the Association. Upon written requ~.st of any institutional holder of a first Mortgage and upon payment of all necessary costs, such holder shall be entitled to receive a copy of such financial statement within ninety (90) days of the date of the request. 11.12 Notice of Sale, Lease or Acquisition. In the event an Owner sells or leases such Owner's Lot, the .owner shall give to the Association, in writing, prior to the effective date of such sale or lease, the name of the purchaser or lessee of the Lot and such other information as the Board may reasonably require. Upon acquisition of a Lot each new Owner 25 shall give the Association, in writing, the name and mailing address of the Owner and such other information as the Board may reasonably require. 11.13 Agreements. Subject to the prior approval of Declarant (so long as Declarant owns any property for development and/or sale in the Community or has the right to unilaterally annex additional property to the Community) all agreements and determinations, including settlement agreements regarding litigation involving the Association, lawfully authorized by the Board of Directors shall be binding upon all Owners, their heirs, legal representatives, successors, assigns, and others having an interest in the Community or the privilege of possession and enjoyment of any part of the Community. 11.14 Implied Rights. The Association may exercise any right or privilege given to it expressly by this Declaration, the Bylaws, the Articles of Incorporation, any use restriction or rule or regulation, and every other right or privilege reasonably to be implied from the existence of any right or pnvilege given to it therein or reasonably necessary to effectuate any such right or privilege. 11.15 Variances. Notwithstanding anything to the contrary contained herein, the Board of Directors or its designee shall be authorized to grant individual variances from any of the provisions of this Declaration, the Bylaws and any Design Guideline rule, regulation or use restriction established pursuant thereto if it determines that waiver of application or enforcement of the provision in a particular case would not be inconsistent with the overall scheme of development for the Community. 11.16 Litigation. No judicial or administrative proceeding shall be commenced or prosecuted by the Association unless approved by at least seventy-five percent (75%) ofthe Total Association Vote. This Section shall not apply, however, to (i) actions brought by the Association to enforce the provisions of this Declaration (including, without limitation, the foreclosure ofliens), (ii) the imposition and collection of assessments as provided in Article 4 hereof, (iii) proceedings involving challenges to ad valorem taxation, or (iv) counterclaims brought by the Association in proceedings instituted against it. This Section shall not be amended unless such amendment is made by the Declarant pursuant to Section 11.3, hereof, or is approved by the percentage votes, and pursuant to the same procedures, necessary to institute proceedings as provided above. EXECUTED the day and year. first above written. Owner: C. Thomas Foster (Declarant) 26 State of Washington ) )ss. County of King ) I certify that I know or have satisfactory evidence that C. Thomas Foster is the persons who appeared before me, and said persons acknowledged that they signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. (Seal Or Stamp) Dated: --------------------- Notary Public in and for the State of Washington Residing at: ________________ _ Printed Name: ---------------- My Appointment Expires ________ _ 27 Parcel~Q32305900204 -~32305907100 V032305924808 jparcel # 032305924709 / \/.rcel # 0323059073 ~arcel # 03230591 i\02 / . . )parcel # 342405907706 vParcel # 342405906302 J Parcel # 342405907607 '~" Lan~ley Ridge at May Creek Property owners DEVELOPMENT PLANNING CITY OF RENTON JUL1 2 2005· RECEIVED !clifford H. Broussard and Diana L. Broussard 4911 NE 31st ST Renton W A 98056 ~obert E. Blayden and Shirley L. Blayden 2533 Ilwaco Ave NE Renton W A 98056 /John P. Andrews , 2906 Ilwaco Ave NE RentonW A 98056 iobert A. Holmes and Tamara J. Holmes 5416 NE 26th ST . Renton W A 98056 hred Makowski and Suzzane Makowski PO Box 2215 Belfair WA 98528 v6anw .. ~tabbert and Cheryl A. Stabbert 9400 Hilltop Road Bellevue W A 98004 ·hiner I. Handeland and Marilyn J. H~d·eland 3018 Ilwaco Ave NE Renton W A 98056 First American To: Seattle Escrow 6450 Southcenter Boulevard #106 Seattle, WA 98188-2552 Attn: Gina Braley Re: Property Address: Vacant Land" WA .. Fl1'6t AmeI'It:1In 71tIe InsUnInt:e CDmpllnJ 2101 Fourth Ave, Ste 800 Seattle, WA 98121 . Phn -(253) 471-1234 (800) 238-8810 Fax - File No.: 4209-539198 Your Ref No.: Langley Development Group Inc./Broussard Supplemental Report 1 Dated: April 18, 2005 at 8:00 A.M. Commitment/Preliminary Report No. 4209-539~98 dated as of March 03, 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land.TJtIe Association Form Policy is hereby modified and/or supplemented as follows: • TItle is vested in: Clifford ii. Broussard, Jr. and Dianna L. Broussard, husband and wife, as to Parcel A; Diana Broussard as her sole and separate property, as to Parcel B; and aifford H. BrousSard and Johanna Broussard, husband and wife; as to Parcel C The legal description of the herein described property has been amended to read as follows: Parcel A: The west half of Government Lot 2, in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. EXCEPT THEREFROM the weSt 247.50 feet. AlSO EXCEPT THEREFROM tile East 82.5 feet thereof. ParcelB: The South 30 feet of the East half and the East 82.50 feet of the west half of all of Government Lot 2, in Section 3; Township 23 North, Range 3 East, W.M., in King County, Washington. EXCEPT the East quarter of said Lot 2. Parcel c: The South 30 feet of the West half of Government LDt 2, in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washihgton. EXCEPT THEREFROM the W~ 247.50 feet. AlSO EXCEPT THEREFROM the East 82.5 feet thereof. Paae lot 2 · . / ,. ~t / / SCHEDULE A /~mmitment Date: February 25, 2005 at 7:30 A.M. / Policy or Polides to be issued: Standard Owner's Coverage Proposed Insured: Langley Development Group Inc. Simultaneous Issue Rate Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage Easement Coverage $ $ AMOUNT To Follow $ To Follow $ $ Commitment No.: 4209-539178 Page 2 of8 PREMIUM TAX 0.00 $ 0.00 $ 40.00$ 0.00 0.00 3.52 :. (A) The estate or interest in the land described in this Commitment is: Fee simple as to Pariet{s} A, an easement as to Parcel(s} B. (B) Title to said estate or interest at the date hereof is vested in: Robert E. Blayden and Shirtey l. B\ay~n, husband and wife J. The land referred to in this CommltrTient is desaibed as follows: Real property in the Unincorporated County of King, State of Washington, described asfoflows: Parcel A: Lot 2, KIng County Short Plat No. 677007, as recorded under King County Recording No. 7712090795. Parcel B: A non exdUsive easement for ingress ,and-egress over the East 30 feet of the South 30 feet of the West half of the East half of Government Lot 2 of Section 3, Township 23 North,. Range 5 East, W.M., in King County, Washington. Situate in the Courity of King, State of Washington. APN: 032305-9247-09 First American Title ·~.i \~~\ . ~ .1QUiI9'! Commitment SCH£DUL£A l. C..ommitment Oat",: January 31; 2005 at 7:30 A.M. I. Policy or PoIiOP.5 to he KC;'~: Short Term Rate Owner's StanMro ('.overage Proposed Insured: Langley Development Group Inc. Simultaneous Rate AMOIINT $ t,400,ooO.00 $ Commitment No.: 4168-5.20062 Page2oflO PRF.MTUM TAX Extended Mortgagee's Coverage PmflO!'>P.d Jnc;ured: $ TBD $ TBD $ TBD Seattle Mortgage Easement Charge $ 40.00 $ t CA) The est;:Itf" or interPSt in thf" ~nd desoihf"rl in this C.nmmitmf:'nt i5: A fep c:;imple~ (8) TJtlp to said e~te or inteJ"P!;t at the date herpof is vested in: Heirs and Devisees of Marl S. Andrews, deceased 4. The land referred to in this (nmmitment is described as follows: Real property in the . County of King, State of Washington, desoibed as foHows: Parc:el A: The east half of the east half of Government lot 2 in Section 3, Township 23 North, Range 5 East, W.M. in KIng Coullty, WashingtDn; ALSO that portion of~ ea5t half of the ea.c;t hillf of the Southwest Quarter of the So~'theast Quarter of Section 34"Township 24 North, Range 5 East, W.M., in King County, Washington described as follows: Beginning at a point on the south line of said subdivision, 120 feet east of the southwest comer thereof; Thence north perpendicular to . said south line 8 feet; Thence east paraliei to said south line 60 feet; Thence south perpendicular to said south\ine 8 f~; Thence west SO feet to the point of bcginnir.g; AI SO tnat portion of thP. ea5t half of the east half of the southwe$tquarter of thf> 5I11.Jthffl5t quarter of Section 34, Township 24 North, Range 5 East,. W.M., in King County, WashingtDn, described as follows: Beginning at the southwest comer of said subdivision; Thence north along the west line of said subdivision 16 feet; Thence east parallel to the south line of said subdivision 120 feet Thence south paraliel to the west line of said subdivision 16 feet; Thence west 120 feet to the point of beginning; EXCEPT that portion described as fdlows: Ftr<;f Americim Title 3.5: r .. l~ • . . Commitment Commitment No.: 4268-520062 Page 3 of 10 &.!Jinning ~t thP. nol'1:tlffit5t (Orner of the east hatf of thP east. h(llf of Goveml1lP.nt t of: 2' in Section 3, ToWnship 23 North, Range 5 East, W.M. in King County, Washington; Thence south along the east line thereof 20 feet; . Thence west parallel to the north line thereof 130,67 feet; Thence north parallel to the east line thereof 20 feet; . Thence east 130.67 feet to the point of beginning; ParcelS: An easement for ingress and egress, 30 feet in width, the centerlIne of which begins at the intersection of the south line of the Thomas Rowse Road (Southeast May Valley Road) with the east line of the west half of the east half of the southwest quarter of the southeast quarter of . Section 34, ToWnship 24 North, Range 5 East, W.M., in King County, Washington and runs soutf1 a distance of 950 feet; EXCEPT that portion of said easement iying within the above described main tract. APN: 0323059073 FIrst Ametiam Title ;. SCHEDUt..EA .,Iit:ment f);tte: M",r('h 03; '005 -:tt 7:10 A.M. Pnfit'y or Pofiri~ to f1P. ic;c;IJPli: AMnllNT PRFMTl.JM TAX . Home Owner's Rate F<'InlP PmtPrtinn nWrlPr'c; rovpr<'lnp .. _..., -..... -.. --, --... ...,.-T(I FollQw $ Proposed Insured: Langley Development Group Inc. ~imlllt<'lnP.Ol'c; Tc;c;IIP R<'Itp Extended Mortgagee's Coverage PmflO"Prl Tnc;ul'P.C1: $ To Follow $ To Follow $ To Follow Seattle Mortgage F-:t'5l:'ment Ch;tr9*" $ 40.00 $ 1. (A) ThP pc;ti'ltp or intprpc;t in f'hp Innrl rlpc;rrlhPri in thic; l.nmmitmpnt ic;: (13) TlHp to Vlirl ~tp or intf'rpc;t i'lt thp rli'ltp hprPOf ic; vpc;tPrl in: , , . Robert A Holmes, husband and wife and Tamara J. Holmes: husband and Wife L ThP Ii'Inrl rpfprrPrl In in th;" l.ommitmpnt ic; rle5niherl oil'> followc;: .' Real property in the Unincorporated County· of King, State of Washington, described as follows: That portion of the Northeast quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East W.M., described as follows RFGTNNTN('; <'It the NQrthwest t:"OI'11er (If c;aid $11/Jdivi'Sion; Then~ South 536 feet, Thence East 548 feet to the POINT OF BEGINNING of the Tract herein described, Thence sOuth 208 708 feet, lOence west 208 708 feet, . Thence North .208 708 feet, Thence East 208 708 feet to the TRUE POINT OF BEGINNING, Situate in the County of King, State of Washington Parcel B: Thitt portil)nl)f the Nl)rth€';tst qUoilrter (If thP NI)~c;t q~~rtpr of $p{tiI)n 1; Tl)wnShip. n NPrth, Range 5 East W.~., described as follows RF(';TNNTN(.;<'It thP. Northwpc;t mlT1P.r of <;nit! ~IIIv1M-.ion; Thence South 536 feet to the TRUE POINT OF BEGINNING of the Tract herein described, Thence East 340 feet, lhence South 208 feet, . Thence West 340 feet, Thence North 208 feet to ~ TRUE POINT OF BEGINNING, First Ameria1n T1tIe Commitment No.: 4209-539196 Page3of9 An easement for ingress and egress created by . Instrument recorded under Recording No. 9006111702, records of King County, Washington. APN: 03:r~nSq1 0703 APN: 032305911102 AtSf Ameria1n Title r .. 7. Policy or Polir.ipe; to hf> i ... e;1 Jf>f'1: St03nr:t03rr:t Ow"",r',; CJw~r~ Proposed Insured: Langley Development Group SCH~DUL~A AMOIINT COmmitment No.: 4209-545690 Page2of8 PRFMTlIM TAX 470.00 $ l. (A) ThP pc;~tp or intprP'>t in thp I;!nct rlpc;rrihPO in thk C.nmmitrnPnt ie;: A fef" simplE:>. fR) TitlP to ~irI pc;t",tp or intprP'>t ",t thP rI;rtp hPrPOf ie; vpc;tf>f'1 in: " . . Fred Makowski and Suzzane Makowski, who acquired title as Suzzane Makowske, husband and wife 4. ThP I;!nct ~pfprrf>f'1 to in thie; C".nmmitmPnt Ie; rI.....mt)f>d ",e; fnlltlw<;: Real property in the Unincorporated County of King, State of Washington, described as rollows: ThP Wf"C;f-116 fppt of th",t portion of trn:> wpc;t h;tlf of thP Wpc;t h;tlf of thP ~1Jtty:.iI<:t ill ~rtpr of the Southea~ quarter of Section 3" Township 24 North, Range -S East, W.M~,in King County, Washington, lying South of center line of County Road as conveyed to King County for road, by instrument recorded under Auditor's File No. 2993716, . FXCFPT 503it1 ~d .. APN: 342405907706 . "3 C;-. }ltf I( first AmP.tican rdfp SCHEDULE A ...ommitment Date: May OS, 2005 at 7:30 A.M. Policy or Polities to be issued: Standard Owner's Coverage Proposed Insured: Langley Development AMOUNT $ 125,000.00 $ Commitment No.: 4268-584188 Page 2 of8 PREMIUM TAX 670.00 $ I. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: Dan W. Stabbert and Cheryl A. Stabbert, husband and wife L The land referred to in this Commitment is described as follows: 58.96 Real property in the Unincorporated County of King, State of Washington, described as follows: That portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 Northeast, Range 5 East W.M., lying South of the County Road, described as follows: . BEGINNING at a point 90 feet North of the Southeast comer thereof: . Thence Westerly to the West line of said Subdivision to a point 200 feet Northerly from the South line thereof; Thence Northerly along said Westerly boundary to the South line of County Road; . Thence Easterly along the South line of said County Road to the East line of said Subdivision; Thence Southerly along said East line to the POINT OF BEGINNING; EXCEPT roads; Situate in the County of King, State of Washington. APN: 342405906302 qijoo Fir<:t AmPrir.-,n Tide i ,'.'i. -. Fonn No. 14 Subdivision Guarantee (4-10-75) Exhibit "An Real property in the County of King, State of Washington, described as follows: Parcel A: Guarantee No.: 4268-584194 Page No.: i The East 210 feet of the following portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W M, in King County, Washington, lying Southerly of a line running from a point 90 feet North of the Southeast corner to a point 200 feet North of the Southwest corner, EXCEPT the South 8 feet of the West 80 feet thereof, TOGETHER WITH the North 20 feet of the East 130.67 feet of the Northwest quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East, W M, in King County, Washington, (Also known as Lot A of King County Lot Line Adjustment No 8603036, recorded December 20,2001, under Recording No. 20011220002563, records of King County, Washington. Parcel B: An easement for roadway over the West 15 feet of that portion of said East half of the East half of the Southwest quarter of the Southeast quarter lying North of the above described Tract and South of the Thomas Rowe County Road (SE Coalfield Way) and also over the East 15 feet of that portion of the West half of the East half of the Southwest quarter of the Southeast quarter lying South of said road. Tax Parcel Number: 342405907607 RrstArneric<lnTitle .. -,t .,'~ ,io Parcel # 032305900204 032305907100 032305924808 Parcel # 032305924709 Parcel # 0323059073 Parcel # 032305911102 Parcel # 342405907706 Parcel # 342405906302 Parcel # 342405907607 , DEVELOPMENT P CITY OF RENT~~~ING Langley Ridge at May Creek Property owners Clifford H. Broussard and Diana L. Broussard 1~'tI5[ May'lo.Jley Rd Renton W A 98055 Robert E. Blayden and Shirley L. Blayden 2533 Ilwaco Ave NE Renton W A 98056 John P. Andrews 2906 Ilwaco Ave NE RentonWA 98056 Robert A. Holmes and Tamara J. Holmes 5416 NE 26th ST Renton W A 98056 Fred Makowski and Suzzane Makowski PO Box 2215 Belfair W A 98528 Dan w. Stitbbert and Cheryl A. Stabbert 9400 Hilltop Road Bellevue W A 98004 Einer I. Harideland and Marilyn J. Handeland 3018 Ilwaco Ave NE Renton W A 98056 JUL 1 22aC5 RfECEBVlED , . First American To: Seattle Escrow 6450 Southcenter Boulevard #106 Sea~e,VVA981~2552 Attn: Gina Braley Re: Property Address: Vacant Land" VVA i. ,I' First Amel1C6n 71tIe InsunInce CDmpllnl 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn -(253) 471-1234 (BOO) 238-8810 Fax- Rle No.: 4209-539198 Your Ref No.: Langley Development ·Group Inc./Broussard Supplemental Report 1 Dated: April 18, 2005 at 8:00 A.M. Commitment/Preliminary Report No. 4209-539:198 dated as of March 03, 2005 (including any supplements or amendments thereto) relating to the issuance of an American land Title Association Fonn Policy is hereby modified and/or supplemented as follows: TItle is vested in: Clifford H. Broussard, Jr. and Dianna L. Broussard, husband and wife, as to Parcel A; Diana BrouS$ard as her sole and separate property, as to Parcel B; and Clifford H. Broussard and Johanna Broussard, husband and wife; as to Parcel C The legal description of the herein described property has been amended to read as follows: Parcel A: The west half of Government·Lot 2, in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. EXCEPT THEREFROM the West 247.50 feet. . AlSO EXCEPT THEREFROM the East 82.5 feet thereof. Parcel B: The South 30 feet of the East half and the East 82.50 feet of the west half of all of Government Lot 2, in Section 3, Township 23 North, Range 3 East, W.M., in King County, Washington. EXCEPT the East quarter of said Lot 2. Parcel C: The South 30 feet of the West half of Government Lot 2, in Section 3, Township 23 North, Range 5 East, W.M., in King COunty, Washington. EXCEPT THEREFROM the West 247.50 feet. AlSO EXCEPT THEREFROM the East 82.5 feet thereof. Paae lof 2 , , / / / SCHEDULE A /~mmitment Date: February 25,2005 at 7:30 A.M. Policy or Polides to be issued: Standard Owner's Coverage Proposed Insured: Langley Development Group Inc. Simultaneous Issue Rate Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage Easement Coverage $ $ AMOUNT To Follow $ To Follow $ $ Commitment No.: 4209-539178 Page 2 of8 PREMIUM TAX 0.00 .$ 0.00 $ ·.40.00$ 0.00 0.00 3.52 L (A) The estate or interest in the land described in this Commitment is: Fee simple as to Parcet(s) A, an easement as to Parcel{s) B. (B) Title to said estate or interest at the date hereof is vested in: Robert E. Slayden and Shirley L. Slayden, husband and wife l. The land referred to in this Commitment is desaibed as follows: Real property in the Unincorporated County of King, State of Washington, described as follows: Parcel A: lot 2, King County Short Plat No. 677007, as recorded under King County Recording No. 7712090795. . . Parcel B: A non exdusiVe easement for ingress and egress over the East 30 feet of the South 30 feet of the west half of the East half of Government lot 2 of Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. Situate in the County of King, State of Washington. APN: 032305-9247-09 Rrst American Title · ~ ,.guage Commitment ·SCHEDULEA L. CommitJnent Datp.: January 31; 2005 at 7:30 A.M. '. Poticy or Policips to hE" i';C;I~: Short Term Rate Ownf".r's Stan(iafd ('.overage Proposed Insured: Langley Development Group Inc. Simultaneous Rare AMOIINT $ 1,400,000.00 $ Commitment No.: 4268-S.2OOti2 Page 20f 10 PRFMTl.IM TAX Extended Mortgagee's Coverage Pmposed .Jnc;ured: $ TBO $ TBO $ TBD Seattle Mortgage Eac;f".ment Charge 40.00 $ t (Al The esf;Ite or interf"St in the ~no oesrrihPri in thic; C.ommitment I!': A fee simple. ,(8) TitlE' to said estate or intel"PSt at the date hefl."Of is vested in: Heirs and Devisees of Marl S. Andrews, deceased 4. The land referred to in this [nmmitrJ'lent is desoihed A .. follows: Real property in the County of King, State of Washington, desaibed as foUows: Parcel A: The eaSt half of the east half of Government lot 2 in Section 3, Township 23 North, Range 5 East, W.M. in King County, Washington; ALSO that portion of ~ ~st half of the e<lst half of the So~lthwE'St QI.tarter of the Southf".ast Quarter of Section 34,.Township 24 North, Range 5 East, W.M., in King County, Washington descr1bed ,as followS: ' Beginning at a point on the south line of said subdivision, 120 feet east of the southwest comer thereof; Thence north perpendicular to said south line 8 feet; Thence east paraliei to said south tine 50' feet; Thence southperpendk:ular to said south line 8 feet; Thence west 80 feet to tt-.c po;r.t of beginn;r.;; , AI SO that portion of thE" ea!'t half of the e.a5t half of the southwest quarter of thE' !"oOIJthea~ quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington, described as follows: Beginning at the southwest corner of said subdivision; Thence north along the west line of said subdivision 16 feet; Thence east paraltelto the south !me of said subdivision 120 feet Thence south paraliel to the west line of said subdivision 16 feet; Thence west 120 feet to the point of beginning; EXCEPT that portion described as follows: Fim American Title 3.S: r .~' . ' Comnlitment . . Commitment No.: 4268-520062 Page 3 of 10 BP.ginning ~t the northe;:t'5t (1)merof the, east hatt of thE' e<\~ h(:llf of Goveml11P.nt lot 2 in Section 3, Township 23 North, Range 5 East, W.M. in King County, Washington; Thence south along the east line thereof 20 feet; Thence west parallel to the north Hne thereof 130.67 feet; Thence north parallel tD the east line thereof 20 feet; Thence east 130.67 feet to the point of beginning; Parcel 13: An easement for ingress and egress, 30 feet in width, the centerline of which begins at the intersection of the south line of the Thomas Rowse Road (Southeast May Valley Road) with the east line of the west half of the east half of the southwest quarter of the southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington and runs south a distance of 950 feet; . EXCEPT that portion of said easement iying within the above described main tract. APN: 0323059073 Pnlry or Pnliril"C: to hP. ic;c;uP('/: Home Owner's Rate /=0301e Pro~ion Ownf:'r'" Covf:'r",of:' Proposed Insured: Langley Development Group Inc. SCHfDUl.EA AMOIINT PRFMTlIM TAX' TO Follow $ ~imlJlt<'lnP.Ol Ie; T e;,,"P R<'Itp Extended Mortgagee's Coverage Pm~ Tnc;lJrP.i1: $ To Follow $ To Follow $ To Follow Seattle Mortgage /=i'1~nt r.ho3rOf" $ 40.00 $ (A \ ThP pc;ti'ltp nrinh>rpc;t in fflp ii'lnrl rI~rihplHn thi" (".nmmitmPnt ic:.: , . . (R) l1Hp to ""irl PSt;Itp or intp,-pc;t <'It thp rI<'Itp hprPOf ie; vpc;tPrl in: Robert A Holmes, husband and wife and Tamara J. Holmes, husband and wife I. ThP 'i'lnrl rpfprrPrI to in th;c; (".omm~tmpnt ie; rlesnihf"rl <'Ie; fo,l/nw,,: Real property in the Unincorporated County of King, State of Washington, desaibed as follows: That portion of the Northeast Quarter of the Northeast Quarter of Section 3, Township 23 North, Range 5 East W.M.,described as follows RFhTNNTN(.'; i'lt thP Nnrthwpc;t mrnPr of 'VlirI <i1J/:)(fivic;ion. -.. -. -..... _.. -,---. ~.--.--' -. -_. .... , Thenc;e South 536 feet, Thence East 548 feet to the POINT OF BEGINNING of the Tract herein described, Thence sOuth 208 708 teet, Thence West 208 108 feet, Thence North 208 708 feet, Thence East 208 708 feet to the TRUE POINT OF BEGINNING, Sjtuate in the County of King, State of Washington Parcel B: TMt pnmonof thE' North~5t q~J.'Irtf:'r of thP No~ q~li'lrtpr of $I=>ltion ~; Township n North, Range 5 East W.M., described as follows RFhTNNTN(.';<'It thP NnrthwP!'>f mmP.r of <;;lilt SIlMivi~n; Thence South 536 feet to the TRUE POINT OF BEGINNING of the Tract herein described, Thence East 340 feet, Thence South 208 feet, Thence west 340 feet, Thence North 208 feet to ~ TRUE POINT OF BEGINNING, first Arrterican TJtIe No. 1068-2 P!,r('l"1 (; Commitment No.: 4209-539196 Page 3 of9 An easement for ingress and egress created by instrument recorded under Recording No. 9006111702, records of King County, Washington. APN: O'VJO~ql0703 APN: 032305911102 Arst AnwiI::3n Title t .. , . ? • JUOO-" • PlaIn Language CommIIment St~mt:t03m Owllf"r's rJ)v~l'o3~ Proposed Insured: Langley Development Group SCHEDULE A AMOIINT Commitment No.: 4209-545690 Page 2 of8 PRFMTtIM TAX 470.00 $ 41.115 1. (A) Thp pc;t~tp or intprpq in thp ~nct tI~rihP.d in thk C".nmmitmP.nt i .. : Freel Makowski and Suzzane Makowski, who acquired title as Suzzane Makowske; husband and wife 4. ThP ~nct rpfprrP.C'\ to in thi .. C".nmrnH:mPnt i .. c1P.qyihf>tl 03" follow<;: Real property in the Unincorporated County of King, State of Washington, described as follows: ThP Wpc;t 116 fPP.t of th~tnnrtinn of thP. Wf>C;t half of thP. Wpc;t half of thP ~11f'hp;tq OIl."trtpr of . the Southeast quarter of ~n 34, To~nship 24 North, Range 5 East, W.M.,inKing 'County, Washington, lying South of center'line of County Road as conveyed to King County for road, by . instrument recorded under Auditor's File No. 2993716, FX(':FPT ~i(I ~(t. APN: 34240590n06 (:; t;..-'Fit! I( Rrst.Arl'wican T1tfp '. SCHEDULE A ...ommitment Date: May OS, 2005 at 7:30 A.M. Policy or Polides to be issued: Standard Owner's Coverage Proposed Insured: Langley Development AMOUNT $ 125,000.00 $ Commitmlmt No.: 4268-584188 Page 2 of8 PREMIUM TAX 670.00 $ I. .. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B). Trt:le to said estate or interest at the date hereof is vested in: Dan W. Stabbert and Cheryl A. Stabbert, husband and wife L The land referred to in this Commitment is described as follows: 58.96 Real property in the UninCorporated County of King, State of Washington, described as follows: That portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 Northeast, Range 5 East W.M., lying South of the County Road, described as follows: . . . . BEGINNING at a point 90 feet North of the Southeast comer thereof: Thence Westerly to the West line of said Subdivision to a point200 feet Northerly from the South line thereof; . Thence Northerly along said Westerly boundary to the South line of County Road; . Thence Easterly along the South line of said County Road to the· East line of said Subdivision; Thence Southerly along said East line to the POINT OF BEGINNING; EXCEPT roads; Situate in the County of King, State of Washington. APN: 342405906302 Q'Ioo Fir<:t AITIPrirAn Tide , ." .. ,.. Fonn No. 14 Subdivision Guarantee (4-10-75) Exhibit "A" Real property in the County of King, State of Washington, described as follows: Parcel A: Guarantee No.: 4268-584194 Page No.: I The East 210 feet of the following portion of the East half of the East half of the Southwest quarter of th. Southeast quarter of Section 34, Township 24 North, Range 5 East, W M, in King County, Washington, lying Southerly of a line running from a point 90 feet North of the Southeast corner to a point 200 feet North of the Southwest corner, EXCEPT the South 8 feet of the West 80 feet thereof, TOGETHER WITH the North 20 feet of the East 130.67 feet of the Northwest quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East, W M, in King County, Washington, (Also known as Lot A of King County Lot Line Adjustment No 8603036, recorded December 20, i001, under Recording No. 20011220002563, records of King County, Washington. Parcel B: An easement for roadway over the West 15 feet of that portion of said East half of the East half of the Southwest quarter of the Southeast quarter lying North of the above described Tract and South of the ThOmas Rowe County Road (SE Coalfield Way) and also over the East 15 feet of that portion of the West half of the East half of the Southwest quarter of the Southeast quarter lying South of said road. Tax Parcel Number: 342405907607 Rrst American Title ,t'" Chri8topher Brown (is AMOCiales 9688 Qainier Ave. <S. &atUe, WA 98118'-5981 'Z'2'2-1910 lax October 12th, 2005 Seattle M()JttI~ag~e 6450 Boulevard, Suite 106 Re: 1. 2. 98188 LUJ"""t~ Ridge Impact Analysis of Renton Review Comments Proltosc~ Reply telephone conversation of this morning there are a number of items to be the project's file. In the same order are shown on the city's memorandum follows. ll11JI.ILJCU1.l11J of the projectwas incorrectly shown as Langley C(.!Urt. It name should "'f.lCl'U5""" to. the text of the TIA references 28 lots, it is my understanding that the aCtual is actually 2710ts with the development including 2 existing homes. Thus development know as Langley Ridge the actual lot count is 29 lots £U"""UU&5 the 2 existing residences. The memo notes that the appended ITE trip to the TIA is from the 6th edition of the trip generation manual. I am . an~l4nlDg new pages from the 7th edition for the appendix. generation data from the 7th edition for 27 new lots (the 2 existing homes included n the computations) is shown below based on the use of the aVE~[e trip rates. You may wish to note that it does not alter the data as onJgtn,all~ shown in the TIA. TABLE I Langley'Ridge Revised Trip Generation, A.W.D.T. 258 TripsIDay A.M. Inbound 5 vehicleslhour A.M. Outbound ' 15 vehicleslhour P.M. Inbound 17 vehicleslhour P.M. Outbound 10 vehicleslhour Traffic Engineers & Transportation Plaooers Mr. Tom F ster October 12 ,2005 Page 2 3. assumed all site traffic accessing the arterial network via SE 100th Street vall Avenue NE. However ESD issues at this intersection in the absence of the vall Avenue NE improvement project may tend to induce right-angle type acci ents. If that were to happen, and the operant word is "IF", then the city can ins I; 'NO LEFf TURN' signage so that this kind of accident is inhibited. In sue a case, alternative access to the arterial network will be available via NE 21 st Stre for example. Thus, the TIA can be modified (annotated) to describe this alte ative in the event the Duvall Avenue NE improvement project is delayed. 4. I did not estimate the mitigation fees for the plat. I do not have their fee cvb/s encl. on hand. y further questions, please feel free to call. Land Use: 210 Single-Family Detached Housing Single-fa ily detached housing Includes all single-family detached homes on individual lots. A typical s surveyed is a suburban subdivision. r of vehicles and residents have a high correlation with average weekday vehicle trip use of these variables is limited, however, because the numbers of vehicles and reside was often difficult to obtain or predict. The number of dwelling units is generally used as the in ependent variable of choice because it is usually readily available, easy to project and. has a hi h correlation with average weekday vehicle trip ends. This la use included data from a wide variety of units with different sizes, price ranges, location and ages. ConsequenUy, there was a wide variation in trips generated within this catego As expected, dwelling units that were larger in size, more expensive, or farther away from the ntral business district (CBO) had a higher rate of trip generation per unH than those smaller I size, less expensive, or closer to the CBO. Other factors, such as geographic location and of adjacent and nearby development, may also have had an effect on the site trip generati n. mily detached units had the highest trip generation rate per dwelling unit of all residential use they were the largest units in size and had more residents and more vehicles per unit tha other residential land uses; they were generally located farther away from shopping centers, mployment areas and other trip atb'actors than other residential land uses; and they general had fewer alternate modes of transportation available, because they were typically not as con ntrated as other residential land uses. The hour of the generator typically coincided with the peak hour of the adjacent street traffic. were surveyed from the late 1960s to the 2000s throughout the United States and 1,4,5, ,7,8,11,12,13,14,16,19,20,21,26,34,35,36,38,40,71, 72,84,91,98,100,105, 108,11 ,114,117,119,157,167,177,187,192,207,211,246,275.283.293.300,319.320, 357, , 435, 550, 552, 579 Trip Ge eration, 7th Edition 268 Institute of Transportation Engineers ingle-Family Detached Housing (210) Vehicle Trip Ends ys: .Dwelllng Units On a: Weekday Number of Studies: 350 Avg. umber of Dwelling Units: 197 Directional Distribution: . 500/0 entering. 50% exiting Trip Generation r Dwelling Unit Range of Rates Standard Deviation 4.31 -21.85 3.69 30,000 -r---f--------------------...,-------, . . ", ,,' ,,' """ ,,' ", ,/ ", 20,000 •.••...••••....•....••.... : •.....••..•.....•.....•.... :.,:"~ ....••••• x ,;' ", . "" X ,I' """ "" , I"'· ,,' x 10.000 . . . .• • •....•.•••••........ ;'" .. • ..............••.•••........•.....•.••••... , ... ,,~ ,>J:." o o ", : x 1000 x = Number of Dwelling Units fItbId Curve 269 2000 3000 ------AverageRa1e ft2=O.96 Institute of Transportation Engineers I j ~ • " t b - Data Plot Single-Family Detached :Housing · (210) . .' .aUAl'S!ltlA Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 274 Number of Dwelling Units: 201 Directional. Distribution: 25% entering, 75% .... vii ........ Standard Deviation ~OOO~--------------------------------------------------~ x ......................... ':'" ....................... ~ .............. :;;r.<·~ · .,' · ., ... · .,' · . " · . " · . ",' · . " x )( x .,'" ,'. ", " ", ", ~"" .......................................... -.... -. -.... - -.. -:,. -...................... -0° .. -...................... - - -.. -.......... .. , " x 1000 2000 x = Number Q' DwelUngUnlts FItI8d Curve - - ----AVerage Rate Equation: T = o.7O(X) + 9A3 Trip GeI118ta;!ion.17th 270 Institute of Transportation Engl~'~' Data Plot and ngle-Family Detached Housing . ~1~ . lVehle'le Trip Ends vs: Dwelling Units On a: . Weekday, . Peak Hour of Adjacent Street Traffle, One Hour Between 4 and 6 p.m. Number of Studies: 302 of Dwelling Units: 214 nlr,oMinns:a1 Distribution: 63% entering. 3~k exiting Standard Deviation ~000~----4----------------------------------------------,~ .(J c W ~ .:§ ~ CD ~ CD ~ II I- 2,000 """""""" 1,000 x o o x " , " ',' , , ,///' ,,,,,,,"" x ....................................................................................................... ; .............................. ... . ,'. , , , , " 'x """ . .-//,/// x ~", , ------. --------/.-----------------------,-------" . " " " " " . " " . " -" " " "."" X,," . , 1000 . x = Number of Dwelling UnHs :FItted Curve 2000 3000 ------AvwagaRata fitted CUrve E;qu ... un; Ln(T) = 0.90 l.n(X) + 0.53 ~=0.91 Tdp Generation,7th Edition 271 Institute of Transportation Engineers , Chri£t.opher Brown €1 A&Sociale& 9688 Rainier Ave. ~. &alUe, WA 98118'-5981 '1'22-1910 fax Mr. TomF Seattle MOlqtg;age 6450 Boulevard, Suite 106 Re: 1. 2. 98188 1..D.11If!I,1eV Ridge Impact Analysis of Renton Review Comments I:"rolIPOSC~ Reply telephone conversation of this morning there are a number of items to be the project's file. In the same order are shown on the city's memorandum nellDanle of the project was incorrectly shown as Langley Court. It name should be to. the text of the TIA references 28 lots, it is my understanding that the actual is actually 27 lots with the development including 2 existing homes. Thus development know as Langley Ridge the actual lot count is 29 lots lDCIQlQlDg the 2. existing residences. The memo notes that the appended lTE trip the TIA is from the 6th edition of the trip generation manual. I am att~L4h1lDg new pages from the 7th edition for the appendix. 'h~ttnn generation data from the 7th edition for 27 new lots (the 2 existing homes included n the computations) is shown below based on the use of the QU,,·ftlI(],P trip rates. You may wish to note that it does not alter the data as I5JL'LQU J shown in the TIA TABLE I Langley-Ridge Revised Trip Generation A.W.D.T. 258 Trips/Day A.M. Inbound 5 vehicleslhour A.M. Outbound 15 vehicleslhour P.M. Inbound 17 vehicleslhour P.M. Outbound 10 vehicleslhour Traffic :t:ogineers fd Tram;portation Planners II 1 1 1 " Mr. Tom F ster October 12 , 2005 Page 2 3. assumed all site traffic accessing the arterial network via SE lOOth Street vall Avenue NE. However ESD issues at this intersection in the absence of the uvall Avenue NE improvement project may tend to induce right-angle type a~i ents. If that were to happen, and the operant word is "IF', then the city can ins I; 'NO LEFT TURN' signage so that this kind of accident is inhibited. In suc a case, alternative access to the arterial network will be available via NE 21 sl Stre t, for example. Thus, the TIA can be modified (annotated) to describe this alt ative in the event the Duvall Avenue NE improvement project is delayed. 4. I did not estimate the mitigation fees for the plat. I do not have their fee cvb/s encL on hand. y further questions, please feel free to calL Land Use: 210 Single-Family Detached Housing ily detached housing includes all single-family detached homes on individual lots. A surveyed is a suburban subdivision. er of vehicles and residents have a high correl~on with average weekday vehicle trip ends. e use of these variables is limited, however, because the numbers of vehicles and residen was often difficult to obtain or predict. The number of dwelling units is generally used as the in epenaent variable of choice because it is usually readily available, easy to project and. has a hi correlation with average weekday vehicle trip ends. This Ian use included data from a wide variety of units with different sizes, price ranges, location and ages. Consequently, there was a wide variation in trips generated within.this catego As expected, dwelling units that were larger in size, more expensive, or farther away from the ntral business district (CBD) had a higher rate of trip generation per unit than those smaller i size, less expensive, or closer to the CBD. Other factors, such as geographic location and of adjacent and nearby development. may also have had an effect on the site trip gen n. Single-mlly detached units had the hig.hest trip generation rate per dwelling unit of all residential uses, use they were the largest units in size and had more residents and more vehicles per unit tha other residential land uses; they were generally located farther away from shopping centers, mployment areas and other trip attractors than other residential land uses; and they general had fewer alternate modes of transportation avaHable, because they were typically not as con as other residential land uses. hour of the generator typically coincided with the peak hour of the adjacent street traffic. were surveyed from the late 1960s to the 2000s throughout the United States and ,7,8,11.12,13.14.16,19.20.21.26.34.35.36.38,40. 71. 72.84.91,98.100.105 • • 114.117.119.157.167,177.187.192.207,211.246.275,283,293.300,319,320, ,435,550.552,579 Trip Ge ration, 7th Edition 268 Institute of Transportation Engineers ngle-Family Detached Housing (210) AUIIIi._,tA Vehicle Trip Ends vs: Dwelling Units Data Plot and On a: Weekday Number of Studies: 350 Irnt'\Ar of Dwelling Units: 197 Directional Distribution: 50% entering. 50% Avi1~inn Rang$ of Rates Standard Deviation 30,000 --r---+-~------------------------, 20,000 •.•.. 10,000 .•..• ... .... _ .............................................................................. ; .... .. o o 1000 2000 3000 X = Number of Dwelling Units filled Curve --- ---Average Rata FItted Curve EcluatJon: Ln(1) = G.92 Ln(X)-+ 2.71 ~ = 0.96 Trip Generation, 7th 269 Institute of Transportation Engineers Single-Family Detached :Housing (210) AV'D_,I'IA Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of AdjaCent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 274 Number of Dwelling Units: 201 Directional Distribution: 25% entering, 75% exiting D\IIIrAlillftn Unit Range of Rates Standard Deviation 0.33 - 3,000 -rJ-------:------------------------, . -. -... ';-.,.. 2.000 1,000 x Trip Genetaliton,17 .................. , ....... ~ .......................... : ............ ~~::;r.':~ x ", . " . " x .,' ", .... " ", " ", ,'''. " ................................................... ·0" .......... .. .. ........................ -.-................................................. .. x 1000 x = Number qf Dwelling Units fItbId CUrve Equation: T = O.7O(X) + 9.43 270 2000 , ------Average Rat8 ft2=O.89 Institute of Transportation Engi""rs ngle-Family Detached Housing . (210) AverageIVA'''i~'IATrip Ends vs: Dwelling Units On a: . Weekday, . Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 302 Avg. of Dwelling Units: 214 ni ... "' ....... ""...... Distribution: 63% entering. 3"Fk exiting Unit .a.u~~""rIA Rate Range of Rates Standard Deviation 1.01 0.42 -2.98 1 Data Plot and ~«oo-----~--------------------------------------------~ 2,000 -~ ------ 1.000 x o o X Actual Data x , . " ',' " , " """"" ................................. -.................................................. ""' ........................ .. .. ,,"" x ,/",," ; ,,' X ~,/ "" """ ,/ , " , , x ---. ------------/,------------------------,--------. ------------_. ---x " .. 1«0 . x = Number of DwelDng Units .FIttBd Curw 2000 3000 fitted CUrve EqulatfOn: Ln(T) = 0.90 Ln(X) + G.53 -----AverageRate ~=0.91 Trip Generation,7th Edition 271 Institute of Transportation Engineers , 1 Chri~topher Brown (£$ Ac%OCiate~ 9688 Rainier Ave. ~. &attle. WA 98118-5981 7'22-1910 fax. Langley Court a TRAFFIC IMPACT ANALYSIS fora 28-Lot Single Family Residential Plat in the City of Renton King County June 12,2005 Traffic Engineers & Transportation Planners DEVELOPMENT CITY OF RE~~~NING JUL 122005 RlECEUVED Langley Court TRAFFIC IMPACT ANALYSIS Table of Contents Purpose . Location and Access Scope Adjacent Land Uses Phasing Street System Traffic Characteristics Horizon Year Traffic Trip Generation Langley Court Assignment Year 2007 Horizon Year Traffic Capacity Analysis Comments on Level of Service Adverse Consequences and Mitigation Measures Illumination Accidents Conclusions List of Tables I II Langley Court Trip Generation Levels of Service List of Figures 1. , Vicinity Map 2. Current Traffic Volumes Appendix 3. Forecast Volumes without Development (2007) 4. Traffic Assignment. . 5. Forecast Volumes with Development (2007) ITE Single Family Trip Generation, Definitions and Data LOS Analyses Site Plan by OFFE Engineers Merritt II Annexation Plan by City of Renton . Excerpts, Duvall Avenue Corridor -Traffic Analysis Report l. 2. 2. 2. 2. 3. 3. 3. 3. 4. 4. 5. 6. 6. 6. 6. 7. 4. 5. l. 2. 3, 4. 5. pages 6-9. pages 'I 0-17. 18. 19 . pages 20-34. Chri~lopher Brown fi1 AlMOCiates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 fax (206) 7'22-1909 Langley Court a TRAFFIC IMPACT ANALYSIS for a 28-Lot Single Family Residential Plat in the City of Renton King County Purpose Briefly, the purpose of this study is to determine the horizon year traffic impacts that may be anticipated with the completion of the referenced 28-Lot, single family, residential plat that is to be constructed on a parcel of land located on the north side of SE 100th Street about two blocks to the east of the intersection of SE 100th Street and 13 8th Avenue SE near the northeast city limits of the City .0fRenton, King County. More particularly, the general focus of this traffic study is to obtain current traffic volume data on those local arterial facilities expected to be impacted by ten (10) or more p.m. peak hour trips, to derive a traffic forecast of the year 2007 traffic conditions both withou~ and with the development, and to assess the traffic circulation impacts that may be produced by site related traffic. The location of the plat is shown on the VicinityMap, Figure 1, page 1 of the Appendix. The trip generation data for the development is based on the 7th edition of the Trip Generation Manual using the average rate method for trip computations. This TIA bases its conclusions and recommendations on the peak conditions of either the a.m. or the p.m. peak hour of the average weekday. Traffic volume data was obtained from the relevant pages of the August 2004 Final Report of the Traffic Analysis for the Duvall Avenue Corridor by Mirai Associates (also included for reference purposes in the Appendix). -1- Christopher Brown @ Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 ('206) 7'2'2-1910 fax ('206) 7'2'2-1909 Location and Access The location of the proposed 28 single-family residences was briefly noted earlier on page 1 and shown approximately on Figure l. A more detailed plat map by the site engineers, OFFE Engineers, is included in the appendix. The site is to be constructed on a single parcel ofland within the Phase I sector of the Merritt II Annexation (also contained for reference purposes in the appendix). While an access street will link the plat to SE 100th Place, the most direct link to the arterial street network will be via SE 100th Street and its STOP sign controlled intersection with 138th Avenue SE. For the purposes of this traffic study the scope of the work considers twenty-eight (28) single-family residences and reviews those arterial street intersections impacted by 10 or more trips. These include the following intersections. • • 138th Avenue SE and SE 100th Street 138th Avenue SE andNE 21 st Street These intersections are described schematically in the following traffic diagrams~' Adjacent Land Uses The adjacent, developed land uses in the vicinity of the plat are all single family residential in the context of urban planning. There are no commercial or industrial, properties in the immediate viginity. . . In terms of the immediate neighborhoodthe plat will, as a consequence, conformto the neighborhood as it has developed in the past. Phasing The project will be developed in a single phase of twenty-eight (28) lots. Additionally, for the purposes of this study, the total development is expected to be completed and fully occupied in about two years. Thus, 2007 defines the horizon year. -2- Christopher Brown 0 A&!!OCiates 9688 Rainier Ave. ~. &attle. W A 98118~5981 (206) 722-1910 rax (206) 722-1909 r -- Street System The immediate local collector street serving the plat is SE 100th Street. In general, this is a 2-lane facility with a posted speed limit of25 mph. There are no significant adverse grades in the vicinity of the site that would affect access although it approaches 138th Avenue with a negative 6 percent grade. The main north-south arterial street to the west of and serving the site is 13 8th Avenue SE. While this is a typical 2-lane arterial street with limited width shoulders it is to be reconstructed as a 5-lane facility from its intersection with Coal Creek Parkway south to NE Sunset Boulevard as noted in the appended excerpts from the Duvall Avenue Corridor Traffic Analysis by Mirai Associates. The various intersection geometrics, approach grades and related lane assignments are included in the appended level of service (LOS) analyses. Traffic Characteristics Current a.m. and p.m. peak hour traffic volume data along 138th Avenue SE were obtained from the previously rioted Duvall Avenue Corridor Traffic Analysis. The data are reproduced in the appended Figure 2. As a traffic diagram, no scale is assumed in these or any of the following-traffic diagrams. The respective arrowheads for the various traffic volumes note the direction of travel. Horizon Year Traffic The appended Figure 3 shows the 2007 traffic forecast for the a.m. and p.m. peak hours absent all peak hour traffic generated from the subject 28-Lot, Langley Court residential development. This forecast was developed from the 2030 forecast prepared by Mirai Associates in their Duvall Avenue Corridor Traffic Analysis under the assumption that growth from 2003 to 2030 is uniform from year-to-year. Trip Generation Trip generation for the proposed 28-Lot, Langley Court residential is based on the 7th edition of the Institute of Transportation Engineers CITE) Trip Generation Manual, for Land Use Code 210, the applicable reference for single-family residential developments. -3- Christopher Brown (If A&!IOCiates 9688 Rainier A ve. ~. &attle. WA 98118-5981 (206) 7'22-1910 Fax (206) 7'22-1909 TABLE I Langley Court Trip Generation AW.D.T. AM. Inbound AM. Outbound P.M. Inbound P.M. Outbound Langley Court Assignment 258 Trips/Day 5 vehicles/hour 15 vehicles/hour 17 vehicles/hour 10 vehicles/hour The new traffic generated by this residential development will be distributed onto the adjacent roadway system and then onto the regional transportation network. The traffic distribution and assignment of site-generated traffic is based on the Analogy Method described in Transportation and Land Development, Vergil G. Stover, 1988, published by the Institute of Transportation Engineers (ITE). . As a residential plat, the assignment model is based on the Mirai Associates published distribution of residential trips at the combined intersections of SE 100th and NE 21st Streets at 13 8th Avenue SE for both a.m. and p, m. peak hours. A schematic diagram showing the future design hour (a.m. and p.m. peak hour) trip assignments for the subject plat is shown on the appended Figure 4. In developing this figure there are no assumed arterial facility capacity restraints and, as noted above, the distribution of residential traffic follows the same patter as now extant. . . Year 2007 Horizon Year Traffic Figure 5, the Forecast Volumes with Development displays the a.m. and p.m. peak hour traffic volumes with Langley Court completed and fully occupied. As described earlier, the data assumes no diversion due to inadequate traff)C conditions (such as congestion) nor presumes any geometrically or capacity inadequate linkages by the horizon year of2007 since the Duvall Avenue Corridor project will be completed and its 5-lane section ensures· high levels of capacity. This assumption is confirmed on the next page. -4- Christopher Brown (jf Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 Fax. (206) 722-1909 Capacity Analysis Capacity analysis is iIi accordance with the 1997 Highway Capacity Manual (HCM) and attendant intersection capacity up-dates for the new HCM 2000 publication by the Transportation Research Board. The analysis was accomplished using the software entitled HCS 3, produced and published by the McTrans Center at the University of Florida and used under license to Christopher Brown, P .E. When reviewing the following LOS summaries, note that the computer input and results are included in the Appendix. The appendix computations show only the worst case LOS at the various STOP controlled intersections. Further, for simplicity, only the LOS and average per vehicle delay (in seconds) are used in the following table. TABLED Levels of Service Intersection 2003 A.M. PEAK HOUR SElOOth St.l138th Ave. SE C STOP Controlled intersection 16.5 sec. NE 21st St.l138th Ave. SE C STOP Controlled intersection 19.8 sec. P.M. PEAK HOUR SE 100th St.l138th Ave. SE C STOP. Controlled intersection 17.7 sec. NE 21st St./138th Ave. sF: C STOP Controlled intersection 21.2 sec. 2007 B See Note A 13.4 sec. C See Note A 16.3 sec. B See Note A 15.1 sec. C See Note A 16.9 sec. 2007 with Langley Court B See Note A 14.6 sec. C See Note A 16.3 sec. BSeeNo~A 16.0 sec. C See Note A 17.0 sec. NOTE A: The new LOS values are due to the 5-lane improvement on 138th Avenue SE and the ~dded lane on the STOP sign controlled approach roads. -5- Christopher Brown (1$ Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 fax (206) 722-1909 Comments on Levels of Service In Table II the levels of service use the existing street geometry for the current year and use the geometry noted in the Mirai Associates Duvall Avenue Corridor Traffic Analysis -for the horizon year. The LOS results of Table II indicate that the proposed improvements defined in the Duvall Avenue Corridor Traffic Analysis are sufficient for accommodating site related traffic.' No other improvement programs are required or proposed on the basis of this study. Adverse Consequences and Mitigation Measures From the data of Table II it is concluded that this project will not, as a consequence of its own traffic generation, alone, induce any direct adverse traffic impacts. Since the levels of service are all well within adopted standards along the arterial corridor no other traffic mitigation measures are required. The proposed arterial improvement is entirely sufficient. Dlumination Nighttime illumination at the access roads serving the site should be considered as a part of the site design in order to inhibit the potential for future intersection related accidents. This will-be especially important during the dark winter months when school children may be present. Accidents The AugUst 2004 Final Report of the Traffic Analysis for the Duvall Avenue Corridor by Mirai Associates shows in Table 3, the 5.;Year Accident Data for Duvall Avenue , Corridor, 2 accidents at the intersection of SE 100th Street. Of the 102 accidents on the corridor, this represents two (2) percent. These accidents were a rear end and a side- swipe type. Due to the low 5-year frequency, no hazard is imputed from the data~ The proposed 5-laine improvement will doubtless negate this type of accident in the future . . In summary, from the 5-year accident history, no increase in hazard is expected as a 'direct c~nsequence of the project. -6- Chri.stopher Brown (?1 Ao!lo!lOCiate.s 9688 Rainier Ave. ~. &attle. WA 98118-5981 C206) 7'22-1910 Fax (206) 722-1909 Conclusions The following conclusions may be considered with respect to the proposed 28-Lot single-. family residential development -Langley Court. -7- • The development, as a single-family residential project, will conform to the neighborhood as it is currently developing. • The road network under review in this TIA includes 138th Avenue SE and the two intersections that will be impacted by site traffic -SE 100th Street directly serving the site and NE 21 st Street, the next intersection to the south. • All of these roads currently have adequate levels of service. • Based on the 7th edition of Traffic Generation Manual for single-family residences it will generate some 258 trips per day with 20 of these trips taking place during the morning peak hour and 27 in the p.m. peak hour. • With current a.m. and p.m. peak hour traffic volumes the two intersections along 138th Avenue SE will function at LOS 'C'. ..' • For analysis purposes the time when the project is complete and fully occupied is taken at the year 2007 .. This is the horizon year for the TIA. • The assignment of site-gen~rated traffic is based on current residential trip directions from existing local single-family home residents. This is known as the Analogy Method. • By the horizon year of2007 without project development the a.m. and p.m. LOS will be LOS 'c' or better. .By the horizon year of2007 with project development the a.m. and p.m. LOS will similarly be at LOS 'c' or better. • The good LOS values in the 2007 horizon year are due to the 5-lane improvement program being undertaken along the arterial which also includes an additional approach lane at the STOP sign approach. • With entirely adequate LOS standards being maintained up through the year 2007 it may be concluded that the project produces no significant direct traffic impacts to the adjacent arterial road system. • Overhead nighttime illumination is recommended at the entrance roads serving Langley Court. • The 5-year accident history shows only 2 accidents at the intersection of SE 100th .' Street representing only 2 percent of all accidents on the corridor. • No increase in accident hazard can be imputed from the 5-year accident history. • The proposed 5-lane corridor jroject will more likely than not reduce the accident frequency at SE 100 Street. • On the basis of the foregoing analysis no other traffic mitigation is required since the proposed Duvall Avenue Corridor is entirely sufficient. No adverse traffic impacts are anticipated as a direct result of the project. Christopher Brown (If Associates . 9688 Rainier Ave. <S. <Seattle. WA 98118-5981 (206) 722-1910 fax (206) 722-1909 Langlev Court Appendix Figures I. 2. 3. 4. 5. Vicinity Map Current Traffic Volumes Forecast Volumes without Development (2007) Traffic Assignment Forecast Volumes with Development (2007) ITE SingleuFamiIy Trip Generation, Definitions and Data ITE LUC 210, Single-Family Detached Housing-Definition ITE LUC 210, Single-Family Detached Housing-weekday traffic ITE LUC 210, Single-Family Detached Housing-a.m. peak traffic. ITE LUC 210, Single-Family Detached Housing-p.m. peak traffic LOS Analyses I. 2. 3. 4. 5. 6. 7. 8. 9. 'SE 100th St./138th Avenue SE SE 100th St./138th Avenue SE NE 21 st St.l138th Avenue SE NE 21 st St.l138th Avenue SE Current AM. Volumes Current P.M. Volumes Current AM. Volumes Current P.M. Volumes LC-C1A 10. SE 100th S0138th Avenue SE SE lOOth St./138th ,Avenue SE NE 21 st St.l138th Avenue SE NE 21st St.l138th Avenue SE SE 100th St./138th Avenue SE SE 100th St.l138th Avenue SE NE 21st St.l138th Avenue SE NE 21st St.l138th Avenue SE Project Related Documents Site Plan by Offe Engineers LC-C1P II. LC-C2A. 12. LC-C2P 13. 2007 AM. without Project LC-H1A 2007 P.M. without Project LC-H1P 2007 AM. without Project LC-H2A 2007 P.M. without Project LC-H2P 2007 AM. with Project 2007 P.M. with Project . 2007 AM. with Project 2007 P.M. with Project LC-P1A LC-P1P LC-P2A LC-P2P 10. II. 12. 13. 14. 15. 16. 17. Merritt IT Annexation Plan by City of Renton 18. 19 . . Excerpts, Duvall Avenue Corridor -TrafJic Analvsis Report pages 20-34. Christopher Brown {If Associates 9688 Rainier Ave. &. &atUe. WA 98118-5981 (206) 7'22-1910 fax (206) 722-1909 Excerpts, Duvall Avenue Corridor -Traffic Analysis Report Final Report Cover Page -Duvall Avenue Corridor Traffic Analysis Report-Final Report Four Alternatives Existing Conditions Traffic Volumes and Traffic Patterns Table 3: 5-Y ear Accident Data for Duvall Avenue Corridor Table 4: Existing LOS and Delay at Duvall Corridor Intersections Table 5: Existing Pocket Lengths . Table 6: Existing 95th Percentile Queue Lengths at Duvall Corridor Intersections Table 7: Forecasted 2030 AM Peak Period Volume for Duvall Avenue Corridor Table 8: Forecasted 2030 PM Peak PeriodYolume for Duvall Avenue Corridor Table 9: 2030 LOS and Delay at Duvall Corridor Intersections with Needed Intersection Improvements 5-Lane Alternative Intersection Queue Results No Action Alternative Table 16:.Recommended Pocket lengths - 5 Lane Alternative Intersection LOS .. Table 18: Comparison of Intersection LOS for All Study Intersections for the Future Alternatives Figure 3: Existing Duvall Avenue Corridor and Recommended Channelization Improvements for each Alternative . Duvall Avenue Corridor Intersections Christopher Brown (lJ As.sociales 9688 Rainier Ave. ~. &atUe. WA 98118-5981 ('206) Tl.'2-1910 fax ('206) 72'2-1909 FIGURE 1 Langley Court Vicinity Map -1- . Chrislopher Brown (iJ Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 Fax (206) 7'22-1909 fJ I IV >" J'S8 >' Figure ~ Current Volumes -2- :,. '/ , ~ , ~ ~ +J Q) Q) Q) J..I Q) ~ J..I tJ) ~ tJ) .c +J +J 0 til 0 M r-i N ~ ~ tJ) .~ r; \ ~~ 138th Avenue SE V .. 5>r:1-:;ZS'2 ,- ,... -:?-T~ ·2003 A.M. Peak Hour Traffic Volumes --I +J Q) Q) J..I +J tJ) .c +J 0 0 r-i ~ tJ) 2003 P.M. Peak Hour 'Traffic Volumes Christopher Brown (1$ Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 fax (206) 722-1909 2 " I , ..l +l .j.J Q) Q) Q) ~ Q) .j.J ~ CIl .j.J CIl .t:: .j.J .j.J 0 til 0 r-:I ..-I N ril ~ CIl ~~ b ~ cy ~b \b~ 138th Avenue SE V ~DS-,872 4' """ ,... :?~/ 1-1#- 2007 A.M. Peak Hour Traffic Volumes wit"out Project -= :. 2-.J ~ , .j.J Q) .j.J ,~ Q) Q) .j.J ~ CIl .j.J CIl .t:: +J +J 0 til 0 ..-I ..-I N M ril [J) Z (: . Vc~· /j~ J ~\O . 13.8.thAveriue SEij S-6'i? £SX1 ",e:. -=:: » ,.. /021 f:J10 2007 P.M. Peak Hour Traffic Volumes without Project " Figure 3 Forecast Volumes without Development Christopher Brown (if Associate.s 9688 Rainier Ave. ~. &atUe. WI\. 98118-5981 -3-('206) 7'2'2-1910 rax ('206) 7'2'2-1909 .... o o > Figure ~ Traffic Assignment -4- -=========~;..-.--(2 __ ~cr----:-\ +l Q) Q) J..I +J C1) ~ +J o o r-l ril C1) 138th Avenue SE o +J Q) Q) J..I +J C1) +J til r-:I N A.M. Peak Hour Traffic Assignment -=======::::::/,---2 --c< ==~'" +J Q) Q) J..I +J til ~ +J o o r-l jj::I til o . 138.thA.venue SE~· ~ ..... :r P.M. Peak Hour Traffic Assignment Christopher Brown ~ Associates 9688 Rainier Ave. ~. &attle. WA 98118-5981 (206) 722-1910 fax (206) 722-1909 .....: .-;? '" '" c::.::, , ~ +l (U +l (U (U J..I (U +l J..I Cf.l +l Cf.l .t:: +l +l 0 Ul 0 r-:I r-I N ~ ~ Cf.l l-\ ~ ~ ~t fr;J 138th Avenue SE V ~O.r egS- .< ., .... ". ~/ £lIe 2007 A.M. Peak Hour Traffic Volumes with Project :, 2~ ", \ " +l (U +l (U Q1 J..I Q) +l J..I Cf.l .JJ til .t::. +l .JJ 0 Ul 0 r-I r-I N ~ ~ til z ~t ~ . {X ~ ~D (L-;J , 13.8.th Avenue BEV St8 S'/jt -< ---->' ,.. /O~~ 94'1 2007 P.M. Peak Hour Traffic Volumes with Project '. Figure .5 'Forecast Volumes with Development Christopher Brown (£f A~iates 9688 Rainier Ave. ~. &attle. WA 98118-5981 -5-(206) 722-1910 fax (206) 7'22-1909 Land Use: 210 Single-Family Detached Housing Des'cription Single-family detached housing includes alI single-family detached homes on individual lots. A typical site surveyed is. a suburban subdivision. . Additional Data The peak hour of the generator typically coincides with the.peak hour of the adjacent street traffic. The sites were surveyed from the late 1960s to the mid-1990s throughout the United States and Canada. The number of vehicles and the. number of residents have a high correlation with average weekday vehicle trip ends. The use of these variables is limited, however, because the number of vehicles and residents is often difficult to obtain or predict". The number of dwelling units is generally used as the independent variable of choice because it is usually readily available, easy to project, ~nd has a high correlation with average weekday ve~icle trip ends. . This land use includes data from a wide variety of units with different sizes, price ranges; locations, and ages. Consequently, there· is a wide variation in trips generated within.this category. As expected, dwelling units that were larger in size, more expensive, ot farther away from the central business district (CBO) had a higher rate of trip generation per unit than those smaller in size, less expensive, or closer to the CBD. Other factors, such as geographic location and type of adjacent and nearby development, may also have had an effect on the site trip generation. Single~family detached units have the highest trip generation rate p~r dwelling unit of all residential uses, because they are the largest units in size and have more residents and more vehicles per unit than other residential land uses; they are generally located farther away from shopping centers, employment areas, and other trip attractors than are other residential land uses; and they generally have fewer altemate modes of transportation available, because they are typically not as concentrated as other residential land uses. Source Numbers 1,4,5,'6,7, E. 11,12,13,14 .16,19,20,21,26,34,35,36,38,40,71,72, 84, 91, 98, 100. 105, 108,110,114,117,119,15,,167,177,187,192.207.211, 246, 275, 283,' 293.300,319,320, 357,384,435 Trip Generation, 6th Edition 262 Institute of Transportation Engineers ..... _----_._----_. .... . ...... _---------- Single-Family Detached H·ous.ing (210) Av:~rage Vehicle Trip Ends vs: Dwelling Units . -. . On a: Weekday Number of Studies: 348 Avg. Number of Dwelling Units: 198 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range Of Rates Standard Deviation I 9;57 4.31 '. 21.85 3.69 Data Plot and EquatIon 30.000 ..------.,;.~-~-------,------------..,;.--~-----_. ., ..................•. ", . .' .. ..,' x 20.000 ..... '" ................................... ,. .. 0° .......... " ...................... ,. ............. '"':' ........... .. '.. ;,' """". ·X •••• ~ •••••••• "",>' x .. ' ............................. ,. ........... ;'. .... .. ................................ " ......................................... . ,,.~ , 10,000 ", ;>1('" I • o 1000 2000. 3000 . X Actual Data Points x = Number of Dwelling Units ---Atted Curve Fitted Curve Equation: Lnrn = 0.920 Ln(X) + 2.70-; ------AYera,~a Rata R2 = 0.96 Trip Generation, 6th Edition 263 Institute of Transportation EngineerS' Single-Family Deta'ched Housing (~10) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday,' Peak Hour of Adjacent 'Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 271 Avg. Number of Dwelling Units: 202 Directional Distribution: 25% entering, 75% exiting Trip Generation per Dwelling Unit Average Rate, Range of Rates Standard Deviation 0.75 0.33 2.27 0.90 Data Plot and Equation ~ w c. ;:: CD £ .c Q) > CD Cl e CD ~ II J- 3.000.-----------------~------~------~----------------------~----~ '. · , .......................... : .......................... ; ................ ·""'<--'-·-·1 """", x , 2.000 ", x "'' ,,;"""" " x _""" I -i x . 0° "",,~ 1 000 -I' .. " ' ...................... : ....... ;"'~' .............. '.' ........................ . . , . ."" · " · " · " ", x o o X ActuaJData Points x",'' x ", x x 1000 x = Number at Dwelling Units ---FItted Curve Fitt~ Curve Equatlon:T = 0.700(X) + 9.4n 2000 30 ------Average Rate " R2 =0.89 Trip Generation, 6th Edition 264 Institute ot Transportation Engir Single-Family Detached Housing . (210) AYM!lge Vehicle Trrp Ends vs: . Dwelling·Units . .Ona: Weekday, Peak Hour of Adjacent" Street Traffic, . One Hour Between 4 and 6 p.m. Number of Studies: 294 Avg. Number of Dwelling Units: 216 Directional Distribution: 64% entering. 36% exiting Trip Generation per Dwelling Unit Average 'Rate Range of Rates Standard Deviation 1.01 0.42 2.98 1.05 . Data Plot and Equation 3.000~------------~----------------~----------------~----~---,,-,-,'-'~' , .,,1' ,,;' x " . " . , , , , , "", , x 2.000 -.•••••••••••••••••••••.•.• :: •.••••••••.•••••..• ~~,',~;;':~ . • • • . . • • • . . •. . ••.•..••.. x """ ,. X X ,I' . , , " ;' ,,',,,-,, 1.000 ........•.••..•••.•....•. ,<. . .. . .................... '.' ...•................•.... x " c o X Actual Data Points X," , 1000 x = Number of Dwelling Units ----Flhed Curve Atted Curve Equation: Ln(T) = 0.901 Ln(X) + 0.527 Trip Generation. 6th Edition 265 '. 2000 3000 ------Average Rate Institute of Transportation Engineers Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information !Analyst C. V. Brown Intersection SE100th SU138th Ave. SE iAgency/Co. Lang/e y Court lJurisdiction City of Renton Date Performed 6112105 !Analysis Year Current Year (2003 ~nalysis Time Period IA.M. Peak Hour Proiect 10 ~ang/ey Court File LC-C1A EastlWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs : 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R "'-olume 0 817 0 1 358 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 888 0 1 389 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R rvolume 1 0 15 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 1 0 16 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -6 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Del'!}', Queue Length. and Level of Service ·lApproach NB SB Westbound Eastbound Movement 1 4 7 . 8 9 10 11 12 Lane Configuration LT LTR IV (vph) 1 17 C (m) (vph) 771 329 ~/c 0.00 0.05 95% queue length 0.00 0.16 Control Delay 9.7 16.5 LOS A C !Approach Delay' --16.5 IApproach LOS --C HCS2000™ Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2k9020.TMP 6/12/05 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information, Site Information iAnalyst C. V. Brown Intersection SE 100th St.l138th Ave. SE iAgency/Co. Langley Court lJurisdiction City of Renton Date Performed 6112105 iAnalysis Year Current Year (2003) lAna lysis Time Period IP.M. Peak Hour Project ID Langley Court File LC-C1P EastlWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection Orientation: North-South IStudy Period (hrs): 1.00 !Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T, R IVolume 0 486 2 7 947 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 511 2 7 996 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L' T R 'L T R Volume 2 0 5 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 2 0 5 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -6 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration' LTR Delay, Queue Length, and Level of Service '!Approach ' NB S~ Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR IV (vph) 7 7 C (m) (v ph) 1063 290 IY/c 0.01 ' 0.02 95% queue length 0.02 0.07 -Control Delay 8.4 17.7 LOS A C - ~pproach Delay· --17.7 ~pproach LOS --C HCS2000™ Copynght e 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2kBOE4.TMP 6/12/05 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information IAnajyst C. V. Brown Ihtersection NE 21st St.l138th Ave. SE iAgency/Co. Langley Court -!urisdiction City of Renton Date Performed 6112105 Analysis Year Current Year (2003) iAnajysis Time Period A.M. Peak Hour Project ID Langley Court File LC-C2A EastlWest Street: NE 21st Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs): 1.00 lVehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 ·5 6 L T R L T R rvolume 0 752 5 1 377 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR () 817 5 1 409 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 1 0 1 0 Configuration T R LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R rvolume 15 0 28 0 0 0 Peak-Hour Factor PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 16 0 30 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Gr~de (%) -3 P Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay, Queue Length and Level of Service i , Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR v (vph) 1 46 C (m) (v ph) 816 289 vic 0.00 0.16 95% queue length 0.00 0.57 Control Delay, 9.4 19.8 LOS A C Approach Delay' --19.8 Approach LOS --C HCS2000™ Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2kF261.TMP 6/12/05 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General hlformation Site Information IAnalyst C. V. Brown Intersection WE 21st St.l138th Ave. SE IAgency/Co. lLangley Court !Jurisdiction City of Renton Date Performed 6112105 lAna lysis Year Current Year (2003 lAna lysis Time Period IP.M. Peak Hour Project 10 lLanalev Court File LC-C2P EastlWest Street: . NE 21st Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs : 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R :Volume .0 461 32 46 864 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 485 33 48 909 o· Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 1 0 1 0 Configuration T R LT Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 10 0 15 0 0 0 Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 10 0 15 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -3 0 Flared Approach N .. N Storage 0 0 RT Channelized 0 0 Lanes o. 1 0 0 0 0 !Configuration LTR· Delay, Queue Len~th, and LeVel of Service IApproach NB SB Westbound Eastbound !Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR. IV (v ph) 48 25 C (m) (vph) 1058 247 'r'/c 0.05 0.10 95% queue length 0.14 0.34 Control Delay. 8.6 21.2 LOS A C lAPP roach Delay· --21.2 lAPP roach LOS \ --C HCS2000™ Copyright e 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2k3313.TMP 6/12/05 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information iAnalyst C. V. Brown Intersection SE 100th St.J138th Ave. SE iAgency/Co. Langley Court !Jurisdiction City of Renton Date Performed 6/12/05 iAnalysis Year 2007 without Project iAnalysis Time Period A.M. Peak Hour Prolect 10 If-angley Court File LC-H1A EastJWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs : 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 ·2 3 4 5 6 L T R L T R Volume 0 905 1 2 391 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 983 1 2 424 0 Percent Heavy Vehicles 0 - -0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal o. 0 Minor Street Westbound Eastbound Movement 7 8· 9 10 11 12 L T R L T R Volume 2 0 16 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 2 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (0/0) -6 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue Length, and Level of Service ~pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R II (vph) 2 2 17 C (m) (vph) 710 180 528 vIc 0.00 0.01 0.03 95% queue length 0.01 0.03 0.10 Control Delay. 10.1 25.2 12.0 LOS B D B .. Approach Delay· --13.4 Approach LOS --B HCS2000™ Copyright e 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\ WINDOWS\ TEMP\u2k8362. TMP 6/12/05 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General I nforinati on Site Information ~nalyst C. V. Brown Intersection SE 100th st'/138thAve. SE ~gency/Co. Langley Court Jurisdiction City of Renton Date Performed 6112105 Analysis Year 2007 without Project Analysis Time Period P.M. Peak Hour Project ID lLangley Court File LC-H1P EastlWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs : 1.00 I Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R V91ume 0 568 3 7 1024 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 617 3 7 1113 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R ~olume 3 0 6 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 3 0 6 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -6 . 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 o· 0 Configuration L R Delay, Queue Length, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R v (v ph) 7 3 6 C (m) (vph) 970 184 692 vIc 0.01 0.02 0.01 95% queue length 0.02 0.05 0.03 Control Delay 8.7 24.9 10.2 LOS A C B Approach Delay· --15.1 Approach LOS --C HCS2000™ Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WJNDOWS\TEMP\u2k281.TMP 6112105 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information [Analyst C. V. Brown Intersection NE 21st St.l138th Ave. SE [Agency/Co. Langley Court iJurisdiction City of Renton Date Performed 6112105 [Analysis Year 2007 without Project [Analysis Time Period IA.M. Peak Hour Project ID Langley Court File LC-H2A EastlWest Street: NE 21st Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period(hrs): 1.00 IVehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R lVolume 0 832 6 2 414 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 904 6 2 449 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 O· Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 16 0 31 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 ·0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 17 0 33 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -3 0 Flared Approach N N Storage 0 0 RT Channelized ·0' 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue LeJ!gth and Level of Service , IApproach NB SB Westbound' Eastbound lMovement 1 4 7 8 9 10 11 12 -Lane Configuration L L R IV (vph) 2 17 33 C (m) (v ph) 757 198 558 !vIc 0.00 0.09 0.06 95% queue length 0.01 0.28 0.19 Control Delay 9.8 24.9 11.9 LOS A C B IApproach Delay---16.3 lApp roach LOS --C HCS2000™ Copyright II:) 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2k4141.TMP . 6/12105 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information IAnalyst C. V. Brown Intersection WE 21st St.l13Bth Ave. SE IAgency/Co. Langley Court lJurisdiction City of Renton Date Performed 6112105 lAna lysis Year 12007 without Project ~nalysis Time Period IP.M. Peak Hour Project ID Langley Court File LC-H2P EastlWest Street: NE 21st Street North/South Street: .138th Avenue SE Intersection Orientation: North-South Study Period hrs: 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R ~olume 0 539 35 48 940 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 585 38 52 1021 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L-T R ~olume . 10 -0 16 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 . 0.92 0.92 Hourly Flow Rate, HFR 10 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -3 0 Flared Approach N N Storage 0 .. 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue Length, and Level of Service IApproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R ~ (vph) 52 10 17 C (m) (v ph) 968 167 690 ~/c 0.05 0.06 0.02 95% queue length 0.17 0.19 0.08 Control Delay. 8.9 27.9 10.3 LOS A D B IApproach Delay· --16.9 lAPP roach LOS --C HCS2000™ Copyright © 2000 University of Florida, All Rights Reserved Version 4.1 file:IIC:\WINDOWS\TEMP\u2kA224.TMP 6112105 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information. !Analyst C. V. Brown Intersection . SE 100th St.l138th Ave. SE jAgency/Co. Langley Court !Jurisdiction City of Renton Date Performed 6112105 IAnalysis Year 2007 with Project ~naJysis Time Period f4.M. Peak Hour Project ID !Langley Court File LC-P1A EastlWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period hrs: 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound [Movement 1 2 3 4 5 6 L T R L T R lVolume 0 905 4 4 391 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 983 4 4 424 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R lVolume. 6 0 27 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 . 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 6 0 29 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -6 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes· 1 0 1 0 0 0 Configuration L R Delay, Queue LenjJth, and Level of Service IApproach NB SB Westbound Eastbound ~ovement 1 4 7 8 9 10 11 12 Lane Configuration L L R ~ (vph) 4 6 29 C (m) (vph) 708 179 527 !V/c 0.01 0.03 0.06 95% queue length 0.02 0.10 0.17 Control Delay 10.1 25.8 12.2 LOS B D B ~pproach Delay· --14.6 IApproach LOS --B HCS2000™ Copyright @ 2000 University of Florida, All Rights Reserved Version 4.1 file://C:\WINDOWS\TEMP\u2k32C2.TMP 6/12/05 . Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information IAnalyst C. V. Brown Intersection SE 100th St.l138th Ave. SE IAgency/Co. Langley Court Purisdiction City of Renton Date Performed 6112105 !Analysis Year 2007 with Project !Analysis Time Period P. M. Peak Hour Project ID Langley Court File LC-P1P EastlWest Street: SE 100th Street North/South Street: 138th Avenue SE Intersection. Orientation: North-South Study Period (hrs : 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R 1V0lume 0 , 568 10 17 1024 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 617 10 18 1113 0 Percent Heavy Vehicles 0 --0 -- ~edian Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 7 0 12 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 . 0.92 0.92 0.92 Hourly Flow Rate, HFR 7 0 13 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 P~rcent Grade (%) -6 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue Length, and Level of Service 'lApproach NB SB Westbound Eastbound 1M0vement 1 4 7 8 9 10 11 12 Lane Configuration L L R IV (vph) 18 7 13 C (m) (v ph) 965 175 688 ~/c 0.02 0.04 0.02 95% queue length 0.06 0.12 0.06 Control Delay 8.8 26.4 10.3 LOS A D B .. jApproach Delay· --16.0 lApp roach LOS -.-C HCS2000™ Copyright e 2000 University of Florida, All Rights RcsCIVed Version 4.1 file:IIC:\WINDOWS\TEMP\u2k7213.TMP 6/12105 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information ~nalyst C. V. Brown Intersection NE 21st St.l138th Ave. SE ~gency/Co. lLangley Court Jurisdiction City of Renton Date Performed 6/12/05 Analysis Year 2007 with Project Analysis Time Period A.M. Peak Hour Project 10 Lanq/ey Court File LC-P2A EastlWest Street: NE 21st Street North/South Street: 138th Avenue SE Intersection Orientation: North-South Study Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 835 6 2 418 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 907 6 2 454 0 Percent Heavy Vehicle$ 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream SiQnal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 16 0 31 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 17 0 33 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -3 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay] Queue Length, and Level of Service IApproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R ~ (vph) 2 17 33 C (m) (vph) 755 197 557 'r'/c 0.00 0.09 0.06 95% queue length 0.01 0.28 0.19 Control Delay 9.8 ' 25.0-11.9 LOS A C -B Approach Delay ---16.3 Approach LOS --C HCS2000™ Copynght@ 2000 University of Florida, All Rights RcsCIVed Version 4.1 file://C:\WINDOWS\TEMP\u2kCO 14. TMP 6/12/05 Two-Way Stop Control Page 1 0['1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information IAnalyst C. V. Brown Intersection NE 21st St.l138th Ave. SE IAgency/Co. Langley Court lJu risdiction City of Renton Date Performed 6112105 ~nalysis Year 2007 with Project ~nalysis Time Period iP. M. Peak Hour Proiect ID Langley Court File LC-P2P EastlWest Street: NE 21st Street North/South Street: 138th Avenue SE Intersection Orientation: North-South !Study Period (hrs): 1.00 ~ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 .3 4 5 6 L T R L T R ~olume 0 546 35 48 944 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 593 38 52 1026 0 Percent Heavy Vehicles 0 '--0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration ,T TR L T Upstream Signal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R rYolume 10 0 16 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 10 0 17 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -3 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue Len~th and Level of Service lApp roach NB SB Westbound Eastbound 1M0vement 1 4 7 8 9 10 11 12 Lane Configuration L L R Iv (vph) 52 10 17 C (m) (vph) 961 164 686 'rI/c 0.05 ,0.06 0.02 95% queue length 0.17 0.19 0.08 Control Delay. 9.0 28.4 10.4 LOS A D B .. lApp roach Delay· --17.0 lAPP roach LOS --C HCS2000™ Copyngbt II} 2000 Umverslty offlorida, All Rights RcsCIVed Version 4.1 file:IIC:\WINDOWS\TEMP\u2kF2AO.TMP . 6112105 ". r r rr . ','. ".,~. "'\~'::' ','. "' . • ,. t.--'-Wii_-"i ..... ,._-. ~ 8 ~ Langleyridge at May Creel< ~ ~ II ~ :~:~ ",,,,,,,,,langleV Oevelopmenl Group. Inc, MD CITY Or-~ RENTON "" '-~-. " LA.""GL[YRIOGE AT .. !AY CREEl< RENTON. ""fASHINGTON .,~. \ \ Vl rr1 (") -l (5 Z LN -l 0 :;: Z Vl I -U N LN Z ;;0 :po Z C) rr1 U1 rr1 :po lfl _-l ,~ ~ Merritt II Annexation Phasing Map o I 600 1 : 7200 ___ Corporate Umils ~ Original Annexation Area ~ Expanded Annexation Area 1200 1 RECEIVED ocr 14 200~ Transportation Systems Div. Duvall A venue Corridor Traffic Analysis Report A •• aCIATE. ,..' FINAL REPORT Submitted to: BERGERIABAM Engineering 33301 Ninth Avenue South Suite 200 Federal Way, WA 98003 August 2004 Prepared by: Mirai Associates 11410 NE 122"d Way NE, Suite 320 Kirkland, WA 98034 A •• aaIATE. The four alternatives considered for this analysis include: . NO ACTION- 3-LANES- A-LANES- 5-LANES- No improvements to the corridor . Construction ofa widened 3-Lane section to the limits of the study area. The preservation of existing northbound right tum pockets at NE 19th Street and NE 21 st Street, northbound and southbound left tum pockets at NE 19th Street and southbound left tum pocket at NE 21 st Street are dependent upon each intersection's analysis. Construction ofa widened 4-Lane section to the limits of the study area The preservation of existing northbound right tum pockets at NE 19th Street and NE 21 st Street, northbound and southbound left tum pockets at NE 19th Street and southbound left tum pocket at NE 21 st . Street are dependent upon each intersection's analysis. . Construction ofa widened 5-Lane section to the limits of the study area The preservation of existing northbound right tum pockets atNE 19th Street and NE 21 st Street, northbound and southbound left tum pockets at NE 19th Street and southbound left tum pocket at NE 21 st Street are dependent upon each intersection's analysis. This report evaluated traffic conditions at a total of six intersections. The intersection analysis included the following cross streets: SE 100th Street, NE 24th Street, NE 23rd Street, NE 21st Street, NE 19th Street and SE 107th J;>lace.An analysis was provided separately on the intersection layout at NE Sunset Boulevard I SR-900 and Duvall Avenue. All other analyzed intersections are currentz unsignalized. The majority of the intersections fall within the city of Renton. Only SE 100 Street falls under King County'sjurisdictiQn. To the north of the study area, SE 95th Way and SE May Valley Road intersections are located within the city of Newcastle. All analysis utilized Trafficware Synchro 6.0 (Build 607) software. See Figure 2 for intersection locations~ . Duvall Avenue Corridor Traffic Analysis Report 2 Final Report Mirai Associates, August 2004 A •• aeIATE. SE Mav Vallev Road SE 9sa' Way SE 100'" Street SE 100'" Place NE 23111 Street StudvArea NE 21st Street NE 19'" Street SE 107'" Place NE Sunset Boulevard Figure 2: Study Area Intersections EXISTING CONDITIONS Currently, traffic conditions along Duvall Avenue operate at acceptable levels of service. However, future development in the area and regional changes to the transportation network will greatly affect the travel conditions along this corridor. This study analyzes intersection layouts along the Duvall Avenue corridor from Coal Creek Parkway just south of SE 95th Way in the north to just north ofNE Sunset Boulevard in the south. The analysis evaluated need for improved safety, accommodating future AM and PM peak hour volumes and the need for signalization, if the intersection warranted it. The lane configuration on the Duvall Avenue corridor varies depending upon the location. In " the northern part of the study, there are two lanes. At the southern end of the corridor, the roadway expands to five lanes with a center two-way left turn lane. Left turn pockets are provided at NE 19th Street and NE 21 s~ Street in the southbound direction. In the northbound direction, a left turn pocket is provided at NE 19th Street. Two right turn pockets for the northbound direction are also provided at NE 19th Street and NE 21 st Street. There is one marked ped~strian crossing across Duvall Avenue at the northern leg of the intersection with NE "21 st Street. Currently, bike lanes are not marked and a bike route is not designated 'within this corridor. Duvall Avenue Corridor Traffic Analysis Report 3 Final Report Mirai Associates, August 2004 Traffic Volumes and Travel Patterns Traffic counts at the eight intersections along Duvall Avenue corridor for the three-hour AM and three-hour PM peak periods were collected from October 28 to 30, 2003. The AM peak period was taken from 6:00 to 9:00 AM. The PM peak period was taken from 4:30 to 7:30 PM. Table 1 shows AM peak hour period traffic volumes for the existing study intersections. PM peak hour period traffic volumes are shown in Table 2. Table 1: Existing AM Peak Period Traffic Volume for Duvall Avenue Corridor (October 2003) AM Peak Period N.orthb~und Southbound Eastbound Westbound Cross street NSL NST NSR SSL SST SSR ESL EST ESR WBL WST WSR SE 100th Street 0 817 0 1 358 0 0 0 0 1 0 15 NE 24th Street 5 785 0 0 356 3 32 0 16 0 0 0 NE 23iU Street 5 770 0 0 373 1 20 0 6 0 ·0 0 NE 21st Street 0 752 5 1 377 0 0 ·0 0 15 0 28 NE 19th Street 19 743 0 3 382 1 12 0 25 2 0 7 SE 107th Place 19 749 0 0 421 1 6 0 38 0 0 0 Table 2: Existing PM Peak Period Traffic Volume for Duvall Avenue Corridor (October 2003) PM Peak Period Northbound SoUthbound Eastbound Westbound Cross street NSL NST NSR SSL SST SSR ESL EST ESR WBL WST WBR SE 100th Street o 486 2 7 947 0 0 o 0 2 0 9 480 0 0 913 36 6 080 0 NE 23111 Street 8 471 0 0 909 16 2 060 0 NE 21 st Street o 461· 32 46 864 0 0 o o 10 o 25 487 3 1 875 9 4 o 11 3 o SE 107th Place 29 517 0 0 920 5 . 2 o 32 o o The existing traffic patterns reflect the location and functions of the corridors. This analysis area is at the southern end of a major north-south corridor that links the cities of Renton, Newcastle and Bellevue. Coal Creek Parkway connects to major employment centers and 1- 405 in the north with residential developments throughout the corridor. SE May Valley Road is a major arterial that provides a bypass around the Sunset Boulevard intersection for drivers traveling b~tween areas northwest and southeast of the study area. During the AM peak hour, peak direction is northbound. The volumes build as one travels north· along the corridor. From all the examin~ side streets by leg, NE 24th Street contributes Duvall Avenue Corridor Traffic Analysis Report 4 Final Report Mlrai Associates, August 2004 5 o o 15 3 o I t I , , I A •• DCIATe. Table 3: Five-year Accident Data for Duvall Avenue Corridor (1999-2004) Type of Accident . Severity . i ! i I f i c "t .! 1 a § s: 8 'V ., r I >-E :a-8 .. jg u c II I 0 1m C l w £ c C ..J 'V .. l: I ~ a; ! .t' c II i Ie S u s: a t-o. CIII 0 e Intersection C % a.al II: (I) c Ii: al IL. .s SE 95th Way 1 3 1 3 '"2 5 Mid-Block SE 100th Street 1 1 1 1 2 Mid-Block SE 100th Place 1 1 1 1 2 Mid-Block NE 24th Street -1 1 2 2 Mid-Block . 1 1 1 NE 23rd Street 4 2 2 4 Mid-Block NE 2181 Street 2 1 1 2 Mid-Block NE 19th Street 2 2 2 Mid-Block NE 18th Street 3 1 1 2 2 5 7 Mid-Block SE 107th Street 1 1 1 Mid-Block NE 18th Place 2 1 1 2 Mid-Block SE.107th Place 1 . 1 . 1 Mid-Block 4 10 3 11 14 Sunset 2 1 25 17 7 1 2 2 21 36 57 Boulevard NE TOTAL 2 1 46 1 31 11 0 0 5 2 3 0 38 . 64 102 As % of Total 2% 1% 45% 1% 30% 11% 0% 0% 6% 2% 3% 0% 37% 63% 100% Accidents A total of 102 accidents were reported in a five-year period. along the Duvall Avenue Corridor study. The majority (45%) of accidents in the study area were rear end accidents. Twenty-five out of the 46 occurred at the NE Sunset Boulevard intersection. Rear-end accidents can be indicative of congested, stop-and-go conditions and can often be reduced with capacity and signal timing improvements. The next highest accident type was right angle, cQmprising 30% of the total accidents. The majority of this accident type occurred in a quarter mile stretch between NE Sunset Boulevard 'and NE 18th Place. Within this stretch, there are several driveways and three residential streets located off Duvall Avenue. Right angle accidents are indicative of vehicles slowly turning out of side streets and/or driveways, Duvall Avenue Corridor Traffic Analysis Report 6 Final Report Mirai Associates, August 2004 A •• DaIATE. Table 4: Existing LOS and Delay at Duvall Conidor Intersections AM Peak Hour , PM Peak Hour Intersection By Movement with . ·lnterSecti~.n By Movement with Average ... . Longest Delay Average. Longest Delay Cross street LOS Delay Movement LOS Delay LOS Delay Movement LOS Delay (sec) (sec) (sec) (sec) SE 100th Street1 NlA NlA WBUR2 C 16.9 N/A NlA WBUR2 C 17.7 NE 24th Street1 NlA NlA EBUR3 0 28.2 NlA NlA EBUR3 0 26.1 .. NE 23111 Street1 NlA NlA EBUR3 0 25.2 NlA NlA EBUR3 C 20.9 NE 21 st Street1 NlA NlA WBUR2 C 23.3 N/A N/A WBUR2 C 24.2 NE 19th Street1 NlA NlA EBUT/R4 C 21.2 NlA NlA WBUT/R5 ·0 27.7 SE 107th Place 1 NlA NlA EBUR3 B 14.6 NlA N/A EBUR3 .0 27.0 1 The Highway Capacity Manu&! does not provide an Intersection-wide measure for LOS or Delay for one-way or two-way stop controlled Intersections. . 2 WBUR: westbound left &net right tum lane S ESUR: eastbourld left and right tum lane • EBUT/R: eastbound left, through and right tum lane . 6 WBUT/R:westbound left, through and right tum lane Synchro 6.0 (Build 607).was used to model both sigD:alized and non-signalized intersections. Tum pocket lengths were evaluated through Synchro 6.0's measure of the 95th percentile queue length (95% Queue or Q9S) .. This is the length per Lane of queued vehicles for a given . movement with 95 percent of maximum traffic volume after two signal cycles. Queues that extend beyond the storage capacity of the turn pockets will block through movements. Existing turning pocket lengths are listed in Table 5. Table 5: existing Pocket Lengths Eastbound Westbound Northbound Southbound left Right Left Right Left Right left. Right (feet) (feet) (teet) (teet) . (feet) . (feet) (f8et) (feet) SE 100111 Street - ------- NE 24111 Street -------- NE 23111 Street -------- NE 21st Street -----50 80 - NE 19111 Street ---80 80 80 - SE 10T" Place ------- - Table 6 lists the 95th percentile queue lengths for the existing intersection movements for the AM and PM peak hour period. The longest modeled queue length in the AM peak hour was observed in the eastbound movement on NE 24th Street at Coal Creek Parkway SE. A heavy northbound flow was observed at this intersection, which curbed the eastbound left turn movement. This intersection is not signalized. The second worst queue length was the westbound movement at NE 21 st Street due to the shared movement lane configuration and Duvall Avenue Corridor Traffic Analysis Report 8 Final Report Mirai ASSOCiates, August 2004 A •• aeIATE. heavy northbound through movement. In the PM peak hour, the intersection at SE 1071h Place had the worst queue length. The heavier southbound movement on Duv811 Avenue hindered the left turn movement from SE 1 071h Pla~. The second worst queue length was projected to be the westbound movement at NE 21 st Street due to the shared left and right turn lane configuration. The westbound left turn movement was delayed by the heavy southbound through traffic. . . Table 6: Existing 95th Percentile Queue Lengths at Duvall Corridor Intersections Eastbound Left Thru (feet) . (feet) .. AM Peak Hour SE 100th Street - NE 24th Street - NE 23rd Street - NE 2181 Street - NE 19th Street - SE 107th Place - PM Peak Hour SE 100th Street - NE 24th Street - NE 23rd street - NE 21 at Street - NE 19th Street· - SE 107th Place - Duvall Avenue Corridor Traffic Analysis Report - 60 33 - 37 28 - 21 10 - 22 44 Right (~t) - - - - - - - - - - - - Westbound Northbound Southbound Left Thrti· RiSiht· Left . (feet) (feet)· . (feet) .. (feet) -14 -- ---- -- - - -46 - - -9 -5 ---5 -7 -- ---- --- - -31 .-- -10 -10 ---12 9 Thru··: Right Left Thru Right (feet), ..• (feet) (feet) (feet) . (feet) 0 - -0 - 1 - -0 - 1 - -0 - 0 0 0 o· - 0 0 1 0 - 0 - -0 - 0 --2 - ·4 --0 - 3 --0 - 0 0 13 0 - 0 0 0 0 - 0 - -0 - Final Report Mirai Associates, August 2004 A88DelATI:8 Table 7: Forecasted 2030 AM Peak Period Traffic Volume for Duvall Avenue Corridor Northbolin'd . Cross street NBL NBT NBR , SE 100th Street 0 c NE 24th Street 10 0 NE 23rd Street 10 :p ~ NE 21st Street 0 0 z NE 19th Street 10 SE 107th Place 70 SE 100U1 Street 0 • NE 24Ul Street 10 w> zi NE 2~rd Street 10 je NE 21 st Street 0 ',S C")_ NE 19th Street 10 c( SE 107Ul Place 70 SE 100th Street 0 • NE 24th Street 10 w> zi NE 23rd Street 10 je NE 21st Street 0 ~~ c( NE 19th Street 10 SE 107th Place 70 SE 100th Street 0 CD NE 24th Street 10 w> z~ NE 23Fa Street 10 ~E NE 21 st Street 0 IO~ NE 19th Street 10 c( SE 107th Place 70 Source: King County Duvall Avenue Corridor . Traffic Analysis Report 1020 10 970 0 950.· 0 920 10 910 10 880 0 1110 10 1050 0 1040 0 1000 10 990 10 960 0 1390 10 1320 0 1310 0 1270 10 1250 10 1220 0 1410 10 1340 0 1330 0 1290 10 1270 10 1230 0 AM Peak Period SQUttibound .' SBL SBT SBR 10 390 0 0 420 10 0 440 10 10 440 0 10 410 10 0 440 10 10 460 0 0 490 10 0 510 10 10 510 0\ 10 480 10 0 510 10 10 570 0 O· 600 10 0 620 10 10 620 0 10 580 10 0 620 10 10 580 0 0 610 10 0 630 10 10 630 . 0 10 590 10 0 630 10 12 Eastbound , WH~und EBL 0 30 20 0 20 10 0 30 20 o· 20 10 0 30 30 0 20 10 0 20 30 0 20 10 EBT EBR WBL WBT WBR 0 0 10 0 ·20 0 10 0 0 0 0 10 0 0 0 0 0 20 0 40 10 20 10 10 10 0 110 0 0 0 0 0 10 0 20 0 20 0 0 0 0 10 0 0 0 0 0 20 0 40 10 20 10 10 10 0 110 0 0 0 0 0 10 0 20 0 20 0 0 0 0 10 0 0 0 0 0 20 0 50 10 20 10 10 10 0 110 0 0 0 0, 0 10 0 20 0 30 0 0 0 0 10 0 0 0 0 0 20 0 50 10 20 10 10 10 0 110 0 0 0 Final Report , Mirai Associates, August 2004 A •• aeIATE.' Table 8: Forecasted 2030 PM Peak Period Traffic Volume for Duvall Avenue Corridor .. Northbound Cross street NBL SE 100th Street 0 c NE 24th Street 10 0 NE 23rd Street 10 I NE 2111 Street 0 0 z NE 19th Street 20 SE 107th Place 60 SE 100th Street 0 • NE 24th Street 10 w~ NE 23rd Street 20 z. ~E NE 2111 Street 0 C'JJ NE 19th Street 20 4( SE 107th Place 60 SE 100th Street 0 • NE 24th Street 10 w~ NE 23rd Street 20 z. :5E NE 21st Street 0 'S ~-NE 19th Street 20 4( SE 107th Place 60 SE 100th Street 0 • NE 24th Street 10 w> z:g NE 23rd Street 20 ~E NE 2111 Street 0 1ft! NE 19th Street 20 4( SE 107th Place 60 Source: King County Duvall Avenue Corridor Traffic Analysis Report NBT NBR 670 10 660 0 660 0 640 40 680 10 670 0 780 10 760 0 760 0 750 50 780 10 770 0 1000 10 970 0 970 0 960 50 1000 10 970 0 1040 10 1010 0 1010 0 990 50 1030 10 1010 O. PM Peak Period Southbound ,.' ; ".': .. '.!. -, SBL SBT SBR 10 1000 0 0 980 30 0 980 20 50 920 0 10 900 10 0 930 10 10 1120 0 0 1100 30 0 1100 20 50 1050 0 10 1020 10 0 1050 10 10 1430 0 0 1400 40 0 1400 20 60 1340 0 10 1310 10 0 1330 10 10 1470 0 0 1440 40 0 1450 20 60 1380 0 10 1340 10 0 1370 10 13 .• J';astbound Westbound EBL 0 10 10 0 10 10 0 10 10 0 10 10 0 10 10 0 10 . 10 0 10 10 0 10 10 EBT EBR WBL WBT WBR 0 0 10 0 10 0 10 0 0 0 0 10 0 0 0 0 0 10 0 20 10 10 10 10 10 0 50 0 0 0 0 0 10 0 10 0 10 0 0 0 0 10 0 0 0 0 0 10 0 20 10 10 10 10 10 0 50 0 0 0 0 0 10 0 10 0 10 0 0 0 0 10 0 0 0 0 0 10 0 20 10 10 10 10 10 0 70 0 ·0 0 0 0 10 0 10 0 10 0 0 0 0 10 0 0 0 0 0 10 0 20 10 10 10 10 10 0 70 0 0 0 Final Report Mirai Associates, August 2004 A •• DOIATE. Table 9: 2030 LOS and Delay at Duvall Corridor Intersectlon~ with Needed Intersection . Improvements AM Peak Period PM Peak Period Intersection By Movement with InterSection By Movemelit with Longest Average Longes~Delay . Average Delay. Cross street LOS De/ay Movement LOS De/ay LOS De/ay Movement LOS De/ay . (sec) (secj (sec) (sec) SE 100th Street1 N/A NlA WBUR3 0 32.4 NlA NlA WBUR3 E 38.8 Z NE 24th Street1 NlA NlA EBUR4 E 45.5 N/A N/A EBUR4 E 42.4 0 NE 23n1 Street1 N/A NlA EBUR4 E 35.5 NlA NlA EBUR4 E 42.1 J= U NE 2111 Street1 N/A NlA WBUR3 E 39.5 NlA NlA WBUR3 0 32.9 c( 0 NE 19m Street NlA NlA WBUT/RI> E 49.1 NlA NlA EBUTIR" F 75.5 z SE 107th Place1 NlA NlA EBUR4 C 21.5 NlA NlA EBUR4 E 44.5 SE 100th Street' NlA NlA WBUR3 E 40.5 NlA NlA WBL7 F 50.5 .. NE 24th Street1 NlA NlA EBUR4 E 45.7 NlA NlA EBL2 F 51.5 w> Z., NE 23n1 Street1 NlA NlA EBUR4 E 47.1 NlA NlA EBL2 F 53.6 ~E NE 2111 Street1 NlA NlA WBUR3 C 21.7 NlA N/A WBL7 F 41.3 C')! NE 19th Street1 NlA NlA EBUTIR6 F 73.0 NlA NlA WB~ F c( 132.4 SE 107th Place1 NlA . NlA EBUR4 0 25.3 NlA NlA EBL2 E 43.5 SE100th Street' NlA NlA WBL7 F 73.8 NlA NlA WBL7 F 79.3 .. NE 24th Street1 NlA NlA EBL2 F 50.3 NlA NlA EBL2 . F 119.1 w> z., NE 23n1 Street' NlA NlA EBL2 F 52.0 NlA N/A EBL2 F 125.7 ~J NE 2111 Street1 NlA NlA WBL7 F 83.2 NlA NlA WBUR3 • E 47.9 c( NE 19th Street1 NlA NlA WBL7 F 114.8 NlA N/A EBL2 F >300 SE 107th Place 1 NlA NlA EBUR4 C 21.3 NlA NlA EBL2 E 36.9 SE 100th Street' NlA NlA WBUR3 E 45.7 NlA NlA WBL7 F 89.9 .. NE 24th Street' NlA NlA EBURo4 0 28.6 NlA NlA EBL2 F 136.8 w> z~ NE 23n1 Street1 NlA NlA EBURo4 E 46.6 NlA N/A EBL2 F 148.2 ~E NE 2111 Street1 NlA NlA. WBL7 F 88.3 NlA NlA WBL7 F 105.9 ta! NE 19th Street1 NlA NlA WBL7 F 123.4 N/A N/A EBL2 F >300 c( SE 107th Place1 NlA NlA EBURo4 C 21.7 NlA N/A EBL2 F 166.7 The Highway Capacity Manual does not provide an mtersedlon-wide measure for LOS or Delay for one-way or two-way stop controlled Intersections. 2 EBL: eastbound left tum Lane :I WBUR: westbound left and right tum Lane 4 EBUIR: eastbound left and right tum Lane 5 WBUTIR:westbound left, through and right tum Lane . lOSBUT: Duvall Avenue Corridor Traffic Analysis Report e EBUTIR: eastbound left, through and right tum Lane 7 WBL: westbound left tum Lane 8 SBL: southbound left tum Lane 8 . . WBUT: westbound left tum and through Lane southbound left tum and through Lane 15 Final Report Mirai Associates, August 2004 A •• aCIATE. S-Lane Alternative When compared to the No Action alternative, the overall 5rLane alternative results were worse. No traffic signals were assumed throughout the study corridor. Only NE 21 st Street and NE 19th Street intersections received a LOS F. The worst movements on the side streets were left tum movements. The westbound left tum movement at NE 19th Street received the worst delay, with 123.4 seconds. SE 107th Place received a LOS C for the eastbound movement, with 21.7 second delay. SE 100th Street and NE 23rd Street operated at a LOS E. The intersection with NE 24th Street functioned at a.LOS D. Channelization and longer pocket lengths helped reduce side street movement delays at this location. During the PM peak hour period, all of the intersections along the Duvall Avenue corridor operated at LOS F. The worst intersection delays were seen at NE 19th Street with 385.5 seconds of delay for the eastbound left tum movement. All left tum movements off side streets suffered from high volumes of through traffic along the Duvall Avenue' . corridor. Because of the h:eavier traffic volumes in both the north and southbound djrections, significant delays were seen on the side streets. Intersection Queue Results The 95th percentile queue lengths for each movement at all study intersections were determined from the AM and PM peak hour Synchro models for each of the four future alternatives. Eachpeak period analysis for all alternatives was conducted independently from the other peak period. The results are summarized in Table 10 and Table 11. All development of the recommended pocket lengths is further discussed in the next section. . No Action Alternative During the AM peak hour period on the Duvall Avenue Corridor the worst queue lengths were projected to occur on NE 21st Street, NE 19th Street, and SE 107th Place. Synchro calculated that the queue lengths would be in a range between 94 to 96 feet for each of those side street movements. These queues were the result of the heavy northbound through . th movement on Duvall Avenue. At NE 19 Street, the queue length for the eastbound left turn movement was calculated to be 95 feet while the westbound right tum movement was calculated to be only 68 feet. During the PM peak hour period, thethworst-queue lengths were projected to be at NE 19th Street and SE 107th Place. At ME 10 Street, the eastbound and westbound movements had similar queue lengths, 91 feet eastbound and 90 feet westbound. At the SE 107th Place intersection, the eastbound queues were calculated to be 105 feet. The heavy eastbound right tum movement was impacted by the higher southbound through movement on Duvall Avenue as well as spillover backups from the intersection at NE Sunset Boulevard. None of the queue lengths for turning movements off Duvall Avenue were over 30 feet for either peak periods; Duvall Avenue Corridor Traffic Analysis Report 17 Final Report Mirai ASSOCiates, August 2004 A •• aeIATE. Table 16: Recommended P,ocket Lengths - 5 Lane Alternative AM Peak Hour SE 100111 Street 50 NE 24111 Street 50 NE 23rd Street 50 NE 2111 Street 75 50 NE 1 gill Street 75 75 50 50 SE PM Peak Hour SE 100111 Street 50 50 NE 24111 Street 75 50 NE 23rd Street 75 50 NE 2111 Street 50 50 NE 19111 Street 100 100 50 50 RECOMMENDED SE 100111 Street NE 24111 Street NE 23rd Street NE 2111 Street NE 1 gill Street The King County Channelization Standards require a minimwn of 100 feet storage length for left tum and right tum pockets. A road variance is required for pocket lengths shorter than 100 feet. Similar standards are followed in the city of Renton. Renton bases their standards upon the state channelization standards, which also require a minimwn of 100 feet storage length. Any road variance must be reviewed and approved by the Public· Works department. Duvall Avenue Corridor Traffic Analysis Report 25 Final Report Mirai'Associates. August 2004 • •• aaIATI:. accommodate left turning movements in the center two-way left tum pocket. Through traffic would not suffer as much of a delay under the 5-Lane alternative. The arterial LOS results for the Duvall Avenue corridor show the best performance with the No Action alternative followed by the 5-Lane alternative for both peak hour periods. Intersection LOS The 2030 forecasted model volumes show that as the corridor improved, additional traffic is attracted to the corridor. This would result in LOS degradation at most non-signalized intersections. Table 18 shows the intersection LOS at all study intersections for the four study alternatives. Table 18: Comparison of Intersection LOS for All Study Intersections for the Future Alternatives Intersection Duvall Ave & SE 100'" St Duvall Ave & NE 24111 St Duvall Ave & NE 23111 St Duvall Ave & NE 2111 St Duvall Ave & NE 19111 St Duvall Ave &SE 10t" Place • Proposed signalization LOS Improved compared to No Action alternative LOS the same as No Action altemative LOS degraded compared to No Actionaltemative fi lS C a z 0 E E E E c AM Peak I!! I!! ! ~ ~ ~ E F E E F 0 E F E C F F F F F D C C PM Peak c a CD ! CD lS c c C ~ ~ ~ a z E F F F E F F F E F F F 0 F E F F F F F E E E F For the 3-Lane alternative, with the exception ofNE 21 st Street in the AM peak hour period, all of the other intersection LOS either remained the same or downgraded slightly. NE 19th Street had a failing movement in both peak periods in the 3-Lane alternative.NE 21 st, 23rd, 24th andSE 100th Street all had failing movements in the PM peak hour period. The intersection LOS results under the 4-Lane alternative were mixed when com/ared to the 3~Lane alternative. Most intersections had a failing movement. Only SE 107 Place did not have a failing movement in both peak hour periods. For NE 21 st Street, only the PM peak hour period did not have a failing movement. In the 5-Lane alternative for the PM" peak hour period, all of the non-signalized intersections had a failing movement. For the AM peak hour period, the intersections at SE 100th Street and NE 24th Street had improved LOS when compared to the 4-Lane alternative. Duvall Avenue Corridor Traffic Analysis Report 27 Final Report Mirai Associates, August 2004 (; ~. r· A •• aeIATE. __________________ , ___________________ , _______________ ----T-------------------T------------------, I I I I I I I I I I I I I I I I I I I I . 1 ~ I I } I I I I I I I I : ------------------1 -------------------------------------,-------------------------------------l ... I : : ~ iIi II! '" I I I I I I .£. I I I ..., I I I ... I I I N: : : I I I I I I I I I j ___________ .~ ______ ,-------------------, ___________________ J. ___________________ , ______________ ~---, . I-I I ,I ..... ,I I I t! ,{: : I : : t;; iii !! ~ :: :: M I: I: CU I I I I I I I I ; ~ I I : I ; I I I I " I : ------------------~-------------------~-------------~-----.-------------------~------------------~ I I I ill l' i I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I -~---~------i-------I------------~-------I-----------~!--------~----------L-------li---------l ... I II I I I .~I I I j . i ; __________________ , ___________________ , _______________ ----~-------------------T------------------, . I I I I w u c ;t I I I I I I I I I I I I I I I I I I : I : I' : I" : I I II I J I I I I II I I I I : II : I I : I I I I I I I I I I I I I I I I I I .1 I I I I I I I I. I I I I I W I I : ~. :: ------------------~-------------------~-------------------~-------------------+------------------~ . I I I I I I I I I I I I I I I I I I I I . I I I I I I I I I I I I I I I I I I I I I I I I I I No l\ctiCX1 ,I ?-l,ane 14-l,ane I S7 -l,ane I ! fIOI'"fGi!f".Al ! ..or10~· ! tc."fOsc,u ! w."'VSLN.! ! Figure 3: existing Duvall Avenue Corridor and Recommended Channelization Improvements for Each Alternative . Duvall Avenue Corridor Traffic Analysis Report 31 Final Report Mirai Associates, August 2004 Duvall Avenue COrridor Intersections SE 10d" Street Northbound: a shared right tum through lane and a through lane' Southbound: a 50-foot left tum pocket and two through lanes A •• aeIATI:. Westbound: a stop-controlled right tum lane and a 50-foot left tum pocket NE 24th Street Northbound: a 50-foot left tum pocket and two through lanes Southbound: a shared right tum through lane and a through lane Eastbound: a stop-controlled right tum lane and a 75-foot left tum pocket NE2~ Street Northbound: a 50-foot left tum pocket and two through lanes Southbound: a shared right tum through lane and a through lane Eastbound: a stop-controlled right tum lane and a 75-foot left tum pocket Between NE2~ Street and NE 21st Street Add a pedestrian actuated signal ~t a mid-block location just north of the existing Metro Transit bus stop. The pedestrian crossing will be perpendicular to the roadway and will not have a pedestrian refuge. It will have a pedestrian actuated signal that includes the installation of traffic signage warning of the pedestrian crossing. NE 21 st Street Remove existing fedestrian crossing across Duvall Avenue at this location. See "Between NE 23r Street and NE 21st Street" for relocation. Northbound: a shared right tum through lane and a through lane Southbound: a 50-foot left turn pocket and two through lanes Westbound: a stop-controlled right tum lane and a 75-foot left tum pocket NE ulh Street "'" Northbound: a 50-foot left turn pocket, a through lane and a shared right tum through . lane Duvall Avenue Corridor Traffi.c Analysis Report 36 Final Report Mirai Associates, August 2004 , , First American rttle Insurance Company 3866 S 74th St First American ;~~o_(i5~A4~~:~i34 Fax -DEVELOP~ CITY ~~~1fit~~NING To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster Re: Property Address: , , WA JUL 122005 ReCEUVED Supplemental Report 1 Dated: June 24, 2005 at 8:00 A.M. File No.: 4268-587158 Your Ref No.: Commitment/Preliminary Report,No. 4268-587158 dated as of May 10, 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There' has been no change in the title to the property covered by our Commitment/Preliminary Report dated 05/10/2005 at 7:30 a.m. except as noted below: Paragraph No(s). 6 has/have been amended to read as follows: 6. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 342405907706 1st Half Amount Billed: $ 248.61 Amount Paid: $ 248.61 Amount Due: $ 0.00 Assessed Land Value: $ 43,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 248.61 Amount Paid: $ 0.00 Amount Due: $ 248.61 Assessed Land Value: $ 43,000.00 Assessed Improvement Value: $ 0.00 (affects Parcel F) Page lof 2 Date: June 24, 2005 Paragraph No(s) .. B has/have been amended to read as follows: B. Delinquent General Taxes for the year 2005 . Tax Account No.: 032305911102 Amount Billed: Amount Paid: 1st Half $ $ 653.71 0.00 File No.: 4268-587158 (VLW) Amount Due: $ 653.71, plus interest and penalty Amount Billed: Amount Paid: Amount Due: (affects Parcel H) 2nd Half $ 653.71 $ 0.00 $ 653.71, plus interest and penalty First American Title Insurance Company By: Vicky L. Willis, Title Officer cc: Seattle Mortgage Page 2 of 2 Form No. 14 Subdivision Guarantee Issued by : .'-;.. ~'" ,." . ,,,-.. Guarantee No.: 4268-587158 . f . , First American Title Insurance Company 3866 S 74th Sf, Tacoma, WA 98409 Title Officer: Vicky L. Willis Phone: (253) 471-123,!/ FAX: Rrst American Ttlie Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 1 LIABILIlY FEE First American Fitst American Title Insurance Company 3866 5 74th 5t Vicky L Willis (253) 671-5834 vlwillis@firstam.com Developer Services Fax No. (253) 671-5802 Tacoma, WA 98409 Phn -(253) 471-1234 Fax - William Tiglao (253) 671-5835 btiglao@firstam.com SUBDIVISION GUARANTEE $ $ 1,000.00 ORDER NO.: 350.00 TAX $ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Seattle Mortgage 4268-587158 herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. . 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: May 10, 2005 at 7:30 A.M. First American Title Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Guarantee No.: 4268-587158 Page No.: 2 Robert E. Blayden and Shirley L. Blayden, husband and wife, as to Parcel A; and Clifford H. Broussard, Jr. and Dianna L. Broussard, husband and wife, as to Parcel B; Diana Broussard as her sole and separate property, as to Parcel C; and Clifford H. Broussard and Johanna Broussard, husband and wife, as to Parcel D and Clifford H. Broussard and Johanna A. Broussard, as Trustee, under the Broussard Family Trust under the agreement dated February 7, 1997, as to Parcel E and Fred Makowski and Suzzane Makowski, who acquired title as Suzzane Makowske, husband and wife, as to Parcel F; and Robert A Holmes, and Tamara J. Holmes, husband and Wife, as to Parcels G and H and Dan W. Stabbert and Cheryl A. Stabbert, husband and wife, as to Parcel I; and Einer I Handeland and Marilyn J. Handeland, husband and wife, as to Parcel J; and Heirs and Devisees of Marl S. Andrews, deceased, as to Parcel K B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: Parcel A: Lot 2, KING COUNlY SHORT PLAT NO. 677007, as recorded under King County Recording No. 7712090795. Parcel A-1: A non-exclusive easement for ingress and egress over the East 30 feet of the South 30 feet of the West half of the East half of Government Lot 2 of Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. Parcel B: The West half of Government Lot 2, in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. EXCEPT THEREFROM the West 247.50 feet. ALSO EXCEPT THEREFROM the East 82.5 feet thereof. Parcel C: First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 3 The South 30 feet of the East half and the East 82.50 feet of the West half of all Government Lot 2, in Section 3, Township 23 North, Range 3 East, W.M., in King County, Washington. EXCEPT the East quarter of said Lot 2. Parcel D: The South 30 feet of the West half of Government Lot 2, in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington. EXCEPT THEREFROM the West 247.50 feet. ALSO EXCEPT THEREFROM the East 82.5 feet thereof. Parcel E: The West 247.5 feet of Government Lot No.2 of Section 3, Township 23 North, Range 5 East of the Willamette Meridian, in King County, Washington~ Parcel F: The West 116 feet of that portion of the West half of the West half of the Southeast quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington, lying South of center line of County Road as conveyed to King County for road, by instrument recorded under Auditor's File No. 2993716, EXCEPT said road. Parcel G: That portion of the Northeast quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East W.M., described as follows BEGINNING at the Northwest corner of said SubdiVision, Thence South 536 feet, Thence East 548 feet to the POINT OF BEGINNING of the Tract herein described, . Thence South 208 708 feet, Thence West 208 708 feet, Thence North 208 708 feet, Thence East 208 708 feet to the TRUE POINT OF BEGINNING, Situate in the County of King, State of Washington. Parcel H: That portion of the Northeast quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East W.M., described as follows BEGINNING at the Northwest corner of said SubdiVision, Thence South 536 feet to the TRUE POINT OF BEGINNING of the Tract herein described, Thence East 340 feet, Thence South 208 feet, Thence West 340 feet, Thence North 208 feet to the TRUE POINT OF BEGINNING, First American Title Form No. 14 Subdivision Guarantee (4-10-75) Parcel H-1: Guarantee No.: 4268-587158 Page No.: 4 An easement for ingress and egress created by instrument recorded under Recording No. 9006111702, records of King County, Washington. Parcel I: That portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 Northeast, Range 5 East W.M., lying South of the County Road, described as follows: BEGINNING at a point 90 feet North of the Southeast corner thereof: Thence Westerly to the West line of said Subdivision to a point 200 feet Northerly from the South line thereof; Thence Northerly along said Westerly boundary to the South line of County Road; Thence Easterly along the South line of said County Road to the East line of said Subdivision; Thence Southerly along said East line to the POINT OF BEGINNING; EXCEPT roads. Parcel J: The East 210 feet of the following portion of the East half of the East half of the Southwest quarter 'of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W M, in King County, Washington, lying Southerly of a line running from a point 90 feet North of the Southeast corner to a point 200 feet North of the Southwest corner, EXCEPT the South 8 feetof the West 80 feet thereof, TOGETHER WITH the North 20 feet of the East 130.67 feet of the Northwest quarter of the Northeast quarter of Section 3, Township 23 North, Range 5 East, W M, in King County, Washington, (Also known as Lot A of KING COUNTI LOT liNE ADJUSTMENT NO. 8603036, recorded December 20, 2001, under Recording No. 20011220002563, records of King County, Washington. Parcel J-1: An easement for roadway over the West 15 feet of that portion of said East half of the East half of the Southwest quarter of the Southeast quarter lying North of the above described Tract and South of the Thomas Rowe County Road (SE Coalfield Way) and also over the East 15 feet of that portion of the West half of the East half of the Southwest quarter of the Southeast quarter lying South of said road. Parcel K: The East half of the East half of Government Lot 2 in Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington; Also that portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington described as follows: BEGINNING at a point on the South line of said Subdivision, 120 feet East of the Southwest corner thereof; . Thence North perpendicular to said South line 8 feet; First American Title Form No. 14 Subdivision Guarantee (4-10-75) Thence East parallel to said South line 80 feet; Thence South perpendicular to said South line 8 feet; Thence West 80 feet to the POINT OF BEGINNING; Guarantee No.: 4268-587158 Page No.: 5 Also that portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington, described as follows: BEGINNING at a point on the South line of said Subdivision, 120 feet East of the Southwest corner thereof, Thence North perpendicular to said South line 8 feet; Thence East parallel to said South line 80 feet; Thence South perpendicular to said South line 8 feet; Thence West 80 feet to the POINT OF BEGINNING; Also that portion of the East half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington, described as follows: . BEGINNING at the Southwest corner of said Subdivision; Thence North along the West line of said Subdivision 16 feet; Thence East parallel to the South line of said Subdivision 120 feet; Thence South parallel to the West line of said Subdivision 16 feet; Thence West 120 feet to the POINT OF BEGINNING; EXCEPT that portion described as follows: BEGINNING at the Northeast corner of the East half of the East half of Government Lot 2 in Section 3, Township 23 North, Range 5 East, W.M. in King County, Washington; Thence South along the East line thereof 20 feet; Thence West parallel to the North line thereof 130.67 feet; Thence North parallel to the East line thereof 20 feet; Thence East 130.67 feet to the POINT OF BEGINNING; Parcel K-1: An easemenUor ingress and egress, 30 feet in width, the centerline of which begins at the intersection of the South line of the Thomas Rowse Road (Southeast May Valley Road) with the East line of the West half of the East half of the Southwest quarter of the Southeast quarter of Section 34, Township 24 North, Range 5 East, W.M., in King County, Washington and runs South a distance of 950 feet. APN: 032305924709 APN: 032305907100 APN: 032305924808 APN: 032305900204 APN: 342405907706 APN: 032305910203 APN: 032305911102 APN: 342405906302 APN: 342405907607 APN: 032305907308 First American Title Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATIERS: Guarantee No.: 4268-587158 Page No.: 6 1. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305924709 1st Half Amount Billed: $ 3,036.71 Amount Paid: $ 3,036.71 Amount Due: $ 0.00 Assessed Land Value: $ 232,000.00 Assessed Improvement Value: $ 245,000.00 2nd Half Amount Billed: $ 3,036.71 Amount Paid: $ 0.00 Amount Due: $ 3,036.71 Assessed Land Value: $ 232,000.00 Assessed Improvement Value: $ 245,000.00 (Affects Parcel A) 2. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305907100 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Parcel B) 1st Half $ 1,641.63 $ 1,641.63 $ 0.00 $ . 262,000.00 $ 0.00 2nd Half $ 1,641.62 $ 0.00 $ 1,641.62 $ 262,000.00 $ 0.00 3. General taxes for the year 2005, which have been paid. Tax Account No.: 032305924808 Amount: $ 19.00 Assessed Land Value: $ 1,000.00 Assessed Improvement Value: $ 0.00 (Affects Parcel C) 4. Liability if any, for General Taxes, said premises not being carried on the General Tax RoUs. (Affects Parcel D) First American Tttle Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 7 5. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305900204 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Parcel E) 1st Half $ 1,428.97 $ 1,428.97 $ 0.00 $ 228,000.00 . $ 0.00 2nd Half $ 1,428.97 $ 0.00 $ 1,428.97 $ 228,000.00 $ 0.00 6. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 342405907706 1st Half Amount Billed: $ 248.61 Amount Paid: $ 0.00 Amount Due: $ 248.61 Assessed Land Value: $ 43,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 248.61 Amount Paid: $ 0.00 Amount Due: $ 248.61 Assessed Land Value: $ 43,000.00 Assessed Improvement Value: $ 0.00 (Affects Parcel F) 7. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305910203 1st Half Amount Billed: $ 2,338.06 Amount Paid: $ 2,338.06 Amount Due: $ 0.00 Assessed Land Value: $ 109,000.00 Assessed Improvement Value: $ 275,000.00 2nd Half Amount Bille.9: $ 2,338.06 Amount Paid: $ 0.00 Amount Due: $ 2,338.06 Assessed Land Value: $ 109,000.00 Assessed Improvement Value: $ 275,000.00 (Affects Parcel G) First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 8 8. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305911102 1st Half Amount Billed: $ 653.71 Amount Paid: $ 0.00 Amount Due: $ 653.71 Assessed Land Value: $ 114,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 653.70 Amount Paid: $ 0.00 Amount Due: $ 653.70 Assessed Land Value: $ 114,000.00 Assessed Improvement Value: $ 0.00 , (Affects Parcel H) 9. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 342405906302 1st Half Amount Billed: $ 522.11 Amount Paid: $ 522.11 Amount Due: $ 0.00 Assessed Land Value: $ 67,000.00 Assessed Improvement Value: $ 15,000.00 2nd Half Amount Billed: $ 522.10 Amount Paid: $ 0.00 Amount Due: $ 522.10 .Assessed Land Value: $ 67,000.00 Assessed Improvement Value: $ 15,000.00 (Affects Parcel I) 10. General Taxes-for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 342405907607 1st Half Amount Billed: $ 1,122.79 Amount Paid: $ 1,122.79 Amount Due: $ 0.00 Assessed Land Value: $ 82.000.00 Assessed Improvement Value: $ 94,000.00 2nd Half Amount Billed: $ 1,122.78 Amount Paid: $ 0.00 Amount Due: $ 1,122.78 Assessed Land Value: $ 82,000.00 Assessed Improvement Value: $ 94,000.00 (Affects Parcel J) First AmeriCiJn Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 9 11. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 032305907308 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Parcel K) 1st Half $ 4,943.70 $ . 4,943.70 $ 0.00 $ 278,000.00 $ 504,000.00 2nd Half $ 4,943.70 $ 0.00 $ 4,943.70 $ 278,000.00 $ 504,000.00 12. Taxes which may be assessed and extended on any subsequent roll for the tax year 2005, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. (Affects Parcels B, C, D, E, F, H) The following matters affect Parcel A. 13. Deed of Trust and the terms and conditions thereof. GrantorfTrustor: Robert E. Blayden and Shirley L. Blayden; husband and wife Grantee/Beneficiary: US Bank, National Association Trustee: US Bank Trust Company, National Association Amount: $284,016.09 Recorded: April 03,2003 Recording Information: 20030403000340 Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that the beneficiary will issue a proper request for full reconveyance. 14. Easement, including terms and provisions contained therein: Recording Information: 2620431 In Favor of: Postal Tel-Cable Company For: Telephone and Telegraph Line 15. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Weyerhaeuser Timber Company Recorded: August 13, 1945 Recording Information: 3493297 First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 10 16. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by the filed or recorded map referred to in the legal description. 17. Covenants to bear the cost of maintenance, repair of reconstruction of private easement among the common users thereof, as contained in instrument recorded December 16, 1985 under Recording No. 8512160616. 18. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey recorded under Recording No. 8601029004 , in King County, Washington. 19. Temporary Water Services Agreement and the terms and conditions thereof: Between: Robert E. and Shirley L. Blayden, husband and wife And: Renton Water Department Recording Information: 8601080907 20. Covenant to Annex to the City of Renton Agreement and the terms and conditions thereof: Between: Robert E. and Shirley L. Blayden, husband and wife And: City of Renton Recording Information: 8601080908 21. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indiCating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recording Information: 8601101059 22. Easement, including terms and provisions contained therein: Recorded: February 21, 1986 Recording Information: 8602210833 In Favor Of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system The following matters affect Parcels B, C, D. 23. Reservations and exceptions, including the terms and conditions thereof: Reserving: Easement Reserved By: Weyerhaeuser Timber Company, a corporation Recorded: . August 13, 1945 Recording Information: 3493297 Volume/Page: 2368/528 24. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 7607220503, recorded in Volume 6 of Surveys, at Page(s) 293, in King, Washington. The following matters affect Parcel E. First American Title Form No. 14 Subdivision Guarantee (4-10-75) 25. Reservations and exceptions, including the terms and conditions thereof: Reserving: Minerals Reserved By: Weyerhaeuser Timber Co. Recorded: August 13, 1945 Recording Information: 3493297 26. Easement, including terms and provisions contained therein: Recording Information: 2620431 Volume/Page: 1469/349 In Favor of: Postal Telegraph cable Co. For: Utilities The following matters affect Parcel F. Guarantee No.: 4268-587158 Page No.: 11 27. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of King County Water District No. 107 as disclosed by instrument recorded April 01, 1981 under recording no. 8104010618. 28. Easement, including terms and provisions contained therein: Recorded: October 14, 1965 Recording Information: 5940680 For: Drainage channel 29. Easement, including terms and provisions contained therein: Recorded: February 26, 1966' Recording Information: 5984405 In Favor of: Puget Sound Power & Light Company For: Electric line 30. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 4025" Recorded: Recording No.: December 03, 1986 8612031455 31. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 9509019001, recorded in volume 105 of surveys, at page(s) 123, in King, Washington. The following matters affect Parcels G and H. 32. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Robert A Holmes Grantee/Beneficiary: James H Jacques, a single person Trustee: Transnation Title Insurance Company Amount: $245,000.00 Dated: January 25,2002 Recorded: March 26,2002 Recording Information: 20020326001783 First American Title Form No. 14 Subdivision Guarantee (4-10-75) 33. Deed of Trust and the terms and conditions thereof. Guarantee No.: 4268-587158 Page No.: 12 Grantor/Trustor: Grantee/Beneficiary: Robert A Holmes and Tamara J Holmes, husband and wife Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for Mylor Financial Group, Inc, a california Corporation, its successors and assigns Trustee: Chicago Title Insurance Company Amount: $500,000.00 Dated: December 21, 2004 Recorded: December 30,2004 Recording No.: 20041230001657 (Affects Tax Lot 9102) 34. Title was formerly vested of record in Virginia Fisher. The matter(s) listed below against said party or parties attached to the subject premises by operation of law. 35. Lien for Estate Recovery in favor of Department of Social and Health Services Finance Division Against: Virginia Fisher Amount: Undisclosed Recorded: April 03, 2003 Recording Information: 20030403001445 36. The terms and provisions contained in the document entitled "Notice of Easement Road" Recorded: June 17, 1988 Recording No.: . 8806170657 37. The terms and provisions contained in the document entitled "Agreement Relinquishing and Granting Certain Easement R~ghts" Recorded: June 11, 1990 Recording No.: 9006111702 38. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 20020618900002, recorded in Volume 153 of surveys, at page(s) 105, in King, Washington. 39. Easement, including terms and provisions contained therein: Recorded: April 17, 2003 Recording Information: 20030417000727 In Favor of: Puget Sound Energy, Inc., a Washington Corporation For: Utility systems 40. The terms and provisions contained in the document entitled "Affidavit Regarding Accessory Dwelling Unit" Recorded: Recording No.: March 18, 2005 20050318000620 The following matters affect Parcel I. First AmenG3n Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268~587158 Page No.: 13 41. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of King County Water District No. 107 as disclosed by instrument recorded under recording no. 9304091250. 42. Easement, including terms and provisions contained therein: Recorded: May 21, 1945 Recording Information: 3471925 Volume/Page: 2341/205 For: Roadway 43. Easement, including terms and provisions contained therein: Recorded: November 24, 1948 Recording Information: 3857069, Vol. 2799, Pg. 512 In Favor of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system 44. The terms and provisions contained in the document entitled "Declaration of Covenant Private Well" Recorded: July 12, 1985 Recording No.: 8507120933 The following matters affect Parcel J. 45. Deed of Trust and the terms and conditions thereof .. Grantor/Trustor: Einer 1. Handeland and Marilyn J. Handeland, husband and wife Grantee/Beneficiary: Wells Fargo Home Mortgage, Inc., a california Corporation Trustee: Old Republic Title, Ltd. Amount: $216,000.00 Recorded: April 29, 2004 Recording No.: 20040429002769 46. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revisions): Recorded: December 20,2001 Recording Informaton: 20011220002563 47. Any question that may arise due to the shifting and/or changing in the course of May Creek. 48. Rights of the general public to the unrestricted use of all the waters of a navigable body of water not only for the primary purpose of navigation, but also for corollary purposes; including (but not limited to) fishing, boating, bathing, swimming, water skiing and other related recreational purposes, as those waters may affect the tidelands, shorelands or adjoining uplands and whether the level of the water has been raised naturally or artificially to a maintained or fluctuating level, all as further defined by the decisional law of this state. (Affects all of the premises subject to such submergence) The following matters·affect Parcel K. First American TttJe Form No. 14 Subdivision Guarantee (4-10-75) 49. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Marl S. Andrews, as his separate estate Washington Federal Savings Guarantee No.: 4268-587158 Page No.: 14 Trustee: Amount: Washington Services, Inc., a Washington Corporation $370,000.00 Recorded: July 22, 2003 Recording No.: 20030722000140 50. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/BenefiCiary: Trustee: Amount: Recorded: Recording Information: Marl S. Andrews and Helen L. Andrews, husband and wife, and Marl S. Andrews and Helen L. Andrews, Trustees of the Andrews Trust dated May 4,2000 John P. Andrews and Shirley A. Andrews, husband and wife Undisclosed $700,000.00 January 07, 2003 20030107001414 The Deed of Trust does not contain a Trustee. Before such Deed of Trust is reconveyed or foreclosed, a valid Trustee, pursuant to RON 61.24.010, should be appointed. The lien of said Deed of Trust was subordinated to the lien of the instrument recorded July 22, 2003 under recording no. 20030722000140 by agreement recorded July 22, 2003 under recording no. 20030722000141 . 51. Marl S Andrews died leaving a Non-Intervention Will. Admitted to Probate: Probate case No.: Personal Representative: Attorney for Estate: December 17, 2003 03-401191-3, King County John P Andrews John P. Andrews Said personal representative is authorized to administer the estate without intervention of court and to mortgage, conveyor contract to convey decedent's interest in said premises. 52. Lien of succession taxes upon the estate of Marl S Andrews, deceased, King County, Probate case No. 03-401191-3 53. Easement, including terms and provisions contained therein: Recording Information: 2620431 In Favor of: Postal Telegraph-cable Company of Washington For: Telephone and Telegraph line 54. Easement, including terms and provisions contained therein: Recording Information: 3471925 In Favor of: Ted H. Moser and Margaret E. Moser, husband and wife For: Ingress and Egress First American Title Form No. 14 Subdivision Guarantee (4-10-75) 55. Reservations and exceptions, including the terms and conditions thereof: Guarantee No.: 4268-587158 Page No.: 15 Reserving: Coal, Oil, Gas and Mineral Rights and Rights to Explore Reserved By: Weyerhaeuser Timber Co. Recorded: April 13, 1945 Recording Information: 3493297 56. Easement, including terms and provisions contained therein: Recording Information: 3494207 In Favor of: Owners of adjacent property For: Ingress and Egress 57. Easement, including terms and provisions contained therein: Recording Information: 3857070 In Favor of: Puget Sound Power & Light For: Electric Transmission and/or Distribution System 58. Easement, including terms and provisions contained therein: Recording Information: 5934284 In Favor of: Owners of adjacent property For: Ingress and Egress 59. Easement; including terms and provisions contained therein: Recording Information: 5943064 In Favor of: Coalfield Flood Control Zone District, a. created municipal corporation of the State of Washington For: Drainage channel and/or other flood control works 60. Easement, including terms and provisions contained therein: Recording Information: 5984404 In Favor of: Puget Sound Power & Light Company For: Electric Transmission and/or Distribution System 61. Drainage Release Agreement and the terms and conditions thereof: Between: Marl S. Andrews and Helen L. Andrews, husband and wife And: King County, a municipal corporation Recording Information: 6451737 62. The terms and provisions contained in the document entitled "Notice of Sewer and/or Water Connection Charge" Recorded: April 01, 1981 Recording No.: 8104010618 63. The terms and provisions contained in the document entitled "Ordinance No. 4025 of the City of Renton" Recorded: December 03, 1986 Recording No.: 8612031455 First American Title Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 16 64. The terms and provisions contained in the document entitled "Forested Open Space and Native Growth Retention Area Covenant" Recorded: August 28,2001 Recording No.: 20010828000866 65. The terms and provisions contained in the document entitled "Sensitive Area Notice" Recorded: September 10, 2001 Recording No.: 20010910001385 66. Temporary use of Septic System Agreement and the terms and conditions thereof: Between: Marl S. Andrews And: City of Renton, a municipal corporation Recording Information: 20011017001640 67. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revisions): Recorded: December 20,2001 Recording Informaton: 20011220002563 68. The terms and provisions contained il"! the document entitled "On Site Sewage System" Recorded: February 19, 2002 Recording No.: 20020219000985 INFORMATIONAL NOTES A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. B. The following deeds affecting the property herein described have been recorded within 24 . months of the effective date of this commitment: NONE first American Title ·' Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-587158 Page No.: 17 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided in Schedule A of this Guarantee, the Company asSumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result In taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any speCific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to whi ch such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and speCifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the Invalidity or potent lal invalidity of any Judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to In Schedule A. (d) The validity, legal effect or priOrity of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured-in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify-the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate, Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exerdse its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses Incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the proviSions of this Guarantee, the C;ompany may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or tci establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. S. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts gMng rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authoriZed representative of the Company lmd shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authoriZed representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. All information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it Is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that daim. Form No. 1282 (Rev. 12/15/95) First American Title Form No. 14 Subdivision Guarantee (4-10-75) 6. Options to Payor otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to payor settle or compromise for or In the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the COmpany shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the COmpany hereunder. In the event after notice of claim has been given to the Company by. the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exerdse by the Company of the option prolAded for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the COmpany has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor otherwise Settle With Parties other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attomeys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exerdse by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions· From Coverage of This Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under section 6 of these COnditions and Stipulations or as reduced under section 9 of these COnditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with interest thereon; or (c) the" difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or " encumbrance Assured against by this Guarantee. S. Limitation of Liability. " (a) If the cOmpany establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the COmpany's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4268-587158 Page No.: 18 (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured In· settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The COmpany shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been Issued. If requested by the COmpany, the Assured shall transfer to the COmpany all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the COmpany to sue, compromise or settle In the name of the Assured and to use the name of the Assured in any transaction or litigation invoMng these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Assodation. Arbitrable matters may include, but are not limited to, any controversy or claim between the COmpany and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the COmpany and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attomeys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Ryles may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the COmpany is the entire Guarantee and contract between the Assured and the COmpany. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b)" Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized Signatory of the COmpany. 14. Notices, Where Sent. All notices required to be given the COmpany and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) First American TtfJe • OEtl&'O/)ME err;. OF 'i! /)~ rTENtON 'No 'JUL .. 1 2 200S RECElJ/ED Langley Ridge at May Creek Preliminary Plat NE 26th Street and Hoquiam Avenue NE LEVEL ONE PRELIMINARY DRAINAGE REPORT June 29, 2005 Prepared for Langley Development Group, Inc. Attn: Tom Foster 6450 Southcenter Blvd. Suite 106 Seattle, WA 98188 (206) 244-0122 ext. 120 Submitted by Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159th Place Renton, WA 98058-7832 (425) 260-3412 office Project Description The purpose of this report is to present a preliminary review of the drainage on site and downstream for the proposed 33 lot plat of Langley Ridge at May Creek. The project is located within the City limits of Renton at NE 26th Street and Hoquiam Avenue NE (extended). The site is compromised of several tax parcels, 032305-9002,9071,9247,9073, and 9111 together with 342405-9076 and 9077, with a total project area of 33.0 acres. See Figure 1 for a vicinity map of the project and Figure 2 in Appendix A for an existing site survey of the project. Figure 3 shows the proposed site plan for the development. The site is located within the Merritt II annexation area, northeast Renton. Review of Resources Critical Drainage Area Map • East Renton Plateau Basin of May Creek • Lake Washington Watershed Flood plain/floodway (FEMA) Maps • May Creek flows through the northerly portion of the project. A Floodplain is associated with May Creek within this area; however this portion of the project is to be set aside as open space and/or remain as-is with no further development. The majority of development will occur on the plateau above May Creek. Sensitive Areas • Wetlands -There are drainage courses and wetlands on the property. The wetland areas have been identified on the preliminary plat map prepared. by the surveyor. • Streams and 100 Year Flood Plains -May Creek is located on the project site within an area to be set aside as open space or undisturbed. • Erosion Hazard Areas -The project is located within an erosion hazard area as mapped by the City of Renton. • Slide Hazard Areas -There are no slide hazard areas as identified on the City of Renton Slide Sensitive area Map. • Seismic Hazard Areas -There are no seismic hazard areas as identified on the City of Renton Seismic Hazard Map. • Coal Mine Hazard Areas -There are no coal mine hazards in the area as identified on the City of Renton Coal Mine Hazard Map. Page 2 C:\Offe Engineers\X-otfe Engineers\Tom Foster\L.angley Ridge at May Creek\l1R\storm report l.doc .. u.s. Department of Agriculture, King County Soils Survey • The soils on the site are classified as Alderwood gravelly and loam (AgO), (AgC), and Everett Soils 6 to 40 percent slopes. These soils types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Figures 4 contain the portion of the SCS map in the vicinity of the project site and the index to soil units. Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches and gravelly, sand loam with organics between 12 and 27 inches. This gravelly, sand loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers and very slow in the till layer, runoff is slow to medium, and the potential for erosion is moderate. Everett Series Soils are well drained and allow for conditions of storm water infiltration. Flow Control Applications Map • The site is located within the May Creek Basin Action Plan Area. As recommended within that plan, level 2 flow control standard for detention design will be used. Water Quality Applications Map • The site is located in a Basic Water Quality Treatment Area. Field Inspection Offe Engineers has visited the site on several occasions. The most resent visit occurred the morning of June 21, 2005. The general area of the proposed development (upper plateau) slopes from the south property line towards the north and east to May Creek. The site is heavily wooded with thick understory. There are several houses and outbuildings on the overall project. The main development will occur on the upper plateau. The other areas of the project will remain as-is or be re-vegetated after development. The upper plateau has one existing residence with a large detached garage. The buildings will remain after development. The existing surface water runoff from the upper plateau sheet flows over the ground towards the north and east. The existing residence and garage sheet flow into a small pond on the east side of the house. The pond flows overland down the slope into the parcel below. It appears the pond has overflowed in the past due to souring of the down slope area. The proposed drainage plan shows an overflow structure to be installed at the edge of the pond to allow for safe overflow in the future. The pond will remain to add additional storage to the overall project storm system. The flow from the upper plateau drains over a very large area in a non-concentrated flow. The sheet flow goes through the understory, over the slopes, down through the vegetation into eventually into May Creek. The proposed storm system will collect the future runoff from the roads, driveways, houses and landscape areas within catch basins and pipes. Page 3 C:\Offe Engineers\X-Offe Engineers\Tom Foster\L.angley Ridge at May Creek\TIR\storm report l.doc .. These facilities will convey the flow east then north down the slope to a storm water infiltration facility at the bottom of the hill. The facility will store the runoff and release the water back into the ground at rates determined by the King County Drainage Manual. The conceptual pond plan shows a proposed infiltration pond sized to approximately 160,000 cu. ft. This has not been sized based upon the infiltration rates of the actual site conditions. The final pond sizing will take into account soils logs, soils rates as determined by the Geotechnical Engineer, and allowable rates within the 1998 King County Drainage Manual. Access to the proposed pond will be through the Holmes property to the east in an easement. Review of the 8 Core Requirements and 5 Special Requirements of the 1998 King County Surface Water Design Manual Offe Engineers has reviewed the Core and Special Requirements in Chapter 1 of the King County Surface Water Design Manual, and addresses each of the requirements as follows: Core Requirement No. 1 -Discharge at Natural Location The existing site drains into May Creek. There are no defined points of "natural discharge". The proposed project will discharge into May Creek via infiltration and ground water recharge. ~reRequ~m~tN~2-0~wA~~s~ Downstream and upstream of this project within May Creek have been identified within the May Creek Action Plan. The overall basin including Langley Ridge at May Creek has been analyzed and reviewed as part of this overall basin plan and recommendations. Additional analysis of the downstream system may occur as part of the project review through the City of Renton process. Core Requirement No.3 -Row Control The proposed project is located in a Level 2 Flow Control Area. The Level 2 Flow Control requires the developed flow durations to the predeveloped flow durations ranging from 50% of the 2-year peak flow up to the full 50-year peak flow. This detention method is outlined in the 1998 King County Surface Water Design Manual. Core Requirement No.4 -Conveyance System The proposed on-site conveyance improvements will include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadways, and sidewalks. Roof downspouts will be connected via tight line to the conveyance system. As part of the final engineering design for this project, it will be required to demonstrate that the storm drainage system can convey the peak flow from 25-year storm event, and that the 100-year storm event does not create or aggravate a "severe flooding problem". Page 4 C:\Offe Engineers\X-Offe Engineers\Tom Foster\L.angley Ridge at May Creek\l1R\storm report l.doc Core Requirement No.5 -Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project in accordance with City of Renton requirements. Core Requirement No.6 -Maintenance and Operations The Maintenance and Operations Manual for the Langley Ridge at May Creek Subdivision will be included in the Rnal Storm Drainage Report as part of the final engineering design for the project. Core Requirement No. 7 -financial Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. Core Requirement No.8 -Water Quality The project will provide the required water quality facility as part of the final engineering design. The site is located in the basic water quality treatment area. Special Requirement No. 1 -Adopted Area-Specific Requirements The project is located within the May Creek drainage basin; special requirements have been identified within the Action Plan. Special Requirement No.2 -Floodplain/Roodway Delineation This requirement does not apply due to no development is proposed near May Creek. Special Requirement No.3 -Rood Protection Facilities This requirement does not apply. Special Requirement No. 4 -Source Controls This requirement does not apply because the project is located in the basic water quality treatment area. Special Requirement No. 5 -Oil Control This requirement does not apply. Page 5 C:\Offe Engineers\X-Cffe Engineers\Tom Foster\Langley Ridge at May Creek\llR\storm report l.doc • Appendix A Figures 1. Vicinity Map 2. Existing Topography Map 3. Proposed Site Plan 4. Existing Soils Map 5. City of Renton Sensitive Area Maps a. Slide Sensitive Area Map b. Flood Hazard Area Map c. Seismic Hazard Area Map d. Erosion Hazard Area Map e. Coal Mine Hazard Map f. Greenbelt Sensitive Area Map g. Aquifer Protection Zone Map VICINITY MAP I~E 1 NE 10TH ST ~L----'----t-'-- NE 4TH ST ~ ..: :5 o o :z:: SE PROJECT LOCATION SE 116th ST ..... z ~ ..: ..... -.J Z 128TH ST FIGURE 2 ! ! I ! , I J ,-, I I I ii h I / ,/ ,.- :z: • L { a FIGURE 3 I I L---~~r.~~~,-'i;:: I I L---h~H ;-t~~~~ I __ ~ f--~~r.' __ L' __ Langley Ridge at May Creek a \_.L~ __ "_ FIGURE 4 N :============:;;I=~1 Miles : ! 10000 Feet t 47°30' 122~07'30" Orthophotobase compiled in 1970 by USGS. Planim~tric detail obtained from USGS 71;2" minute series maps. Po!yconic projection. 1927 North ,American datu;":'"!, \ o 1500 3000 --1:18,000 CITY OF RENTON SLIDE SENSITIVE AREAS -CityUmils D King County Hazan! ~ Moderate o High !iii Very High o J500 lOOO J t;;;;;;;j CITY OF RENTON SENSITIVE AREAS FLOOD HAZARD AREAS e Technical Services .. I. PIaruUDIlIBuUcUna/PubUe Works ~ R. Ilae:diile. D. Vliueski PriDted February 2003 CITY OF RENTON SENSITIVE AREAS 1500 3000 t;;;;;;j I SEISMIC HAZARD AREAS --City Limits o High Hazard ~ Technical Service. CITY OF RENTON o ;~b~~t Yorla SENSITIVE AREAS ~oo 3000 EROSION HAZARD AREAS o I ._._W .... f)TodriooI- ~ ~"=" 1500' 3000' ; I CTY OF RENTON SENSmVE AREAS COAL MINE HAZARD ---Oty Limits __ ~Hazard C3 Moderate c=J UncIauified ® Technical Ser"';ces • ABa I. Planning/Building~ublje \IIorIt5 ~ > WoeOnitt. \/isneski, 81ia N Printed August 2002 o 1500 3000 ........ 1:18.000 CITY OF RENTON GREENBELT SENSITIVE AREAS -City Limits .\~~ o ~ ~ AQUIFER PROTECTION ZONES ~ I --,at May Creek Renton MunlcipaJ Code c=:::J Zone 1 ~ Zone 1 Modified ~Zone2 ---Ci1y limiIs .,~ ... --, -. . ........ ~ .. --,-~'"' -~ -. Final Adopted MAY CREEK BASIN ACTION PLAN -,". R~nton Public, _~ibrary 100 Mill Ave. S. Renton, WA 98055 -(425) 430-6610 ® KING COUNTY April 2001 M[_._-__ ~ __ --!-t---l~~~~~ SEATTLE ~, \ "" , ~~ '. \ \ / \ \ \. BELLEVUE N ~~iL_ T ~~~ Figure 1-1 Basin Vicinity Map May Creek Basin ,-_........... Basin Boundory __________ S t reo In (;;:;@ Loke o 1 2 Miles -'--===I October 1998 u. r.--.. - L ______ ,_,, ____ _ ....."... Basin Boundmy • _ ..... Submea Boundmy ~ Strearn & StrecJln Nurnber ... Lake NEWCASTLE 50"~ Wetland & Wetlond Nurnber :=":::=':1 Incorporated Areas -- o .. .. , L _______ " '---, , N 1 T 112 ~ - ---"-',- 1 Mile I-----------~~~----~ October 1998 _. " , --~ -., '~ ~1 -.:I Figure 2-7 Water Features/Subareas Map May Creek Basin HIGHLANDS • ., ... 1~---_ ~ ~ .. ~ • , :·~·:·:t~; .~ l ____ , ........... ____ _ r':\', LlIke,.~::~~;.~~ l\'tl.\·IIJII~/lJl/t,·~, ~'/' /S;~; ~:J" ,~,~t~~:.::'~:· ~ ~ .. "T"''''ij,-'1. :;~{$, ;,L~, .~;.'._~:r, . ;:~~~~}~:. ~ ...,.... Basin Boundary • -"... Subarea Boundary ~ Stream & Stream Number ... Lake i~>~~ Wetlond C~I Incorporated Areas •• r ;1~_===;~.~.p"'-i_F5.';;~r~\_f . ' •• r 'j~ ~. ': .. r '·'1 '," .. _! _ • ' , 'II • , " IIi Figure 3-7 '--------j 1..... .. -.. - Primary Recommendations Proiects Location Map May Creek Basin Basinwide: oee ---.. -'-. ____ @11_ Sf 128,1. 51 \ \ \ \ May Valley Subarea: \... 1fIn...... ---i --\---,,----.-\ 09 a N ~ T 1/2 1 Mile I--.---~~~~----~ April 2001 , , II' ' 11_ r.-r __ ~ Basin Boundary __________ SI rea m ... Lake -- Subcalchmenl Boundary CN2 Subcotchmenl Nome , .. .. \ \ I .. .. -- " ~ WT4 " " /", / " I I~,/ "\ \ ~ ...... v I I I I '-I ' --\ ,/ )"-, I ..... I "' HCM ,/ ··r ,/ ,/ N * () 1/2 ''--':'/. \ ,/ ,,- \ \ \ PSC , 1 Mile 1-------'===--- October 1998 ~ \ --r_ '-r_ '. - Figure 3-2 Subcatchment Boundaries Map May Creek Basin CAC ~ \ \ i_ ~!~11!).j·! )Ulll,1WlllIl'llf., \\;'.1 3~2 DETAILED PRIMARY RECOMMENDATIONS The following section provides a detailed discussion of the recomniendations listed above. Basinwide recommendations are presented in Section 3.2.1 followed by recommendations for projects presented by subarea. Recommendations were developed to deal with a variety of conditions in the basin as discussed in Section 2.4. These primary recommendations are not necessarily identified in priority order. They were developed as a package to provide the overall greatest benefits to the basin within the anticipated funding limit. 3.2.1 Basinwide Recommendations 1. Establish and Enforce Requirements for Runoff RetentionlDetention, Forest Retention, and Water Quality Facilities for Site Development. Implementing Agencies: King County Water and Land Resources Division and Department of Development and Environmental Services, City of Renton, City of Newcastle. ~ No direct public cost. Recommendations: RetentionlDetention: Maintain appropriate standards for retention and detention (RJD) for all new development within the May Creek basin (Figure 3-2). Most of the basin should is governed by a Level 2 (Stream Protection) standard, which is intended to limit future increase in runoff into May Creek. Areas draining to Lake Boren should continue to be governed by a Level 3 (Lake Protection) standard, which is intended to limit future increases in Lakeshore flooding for all events through the 100-year flood. Active or inacti.ve quarry operations should continue to be governed by a Level 4 standard, which requires the completion of Master Drainage Plans for large, complex sites, including mineral areas. The Renton drainages to May Creek downstream of Honey Creek are governed by a Levell (Conveyance) standard, which .is intended to ensure adequate culvert capacity and prevent the overtopping of roads. These sub-basin specific standards have been incorporated into the Surface Water Design Manual (SWDM) by King· County and Renton's and Newcastle's drainage codes which are the substantial equivalent. Forest Retention: Restore the 65% forest retention requirement (35% clearing limit) of the former May Creek Critical Drainage Area in addition to the RID standards described in the .above requirement in all rurally zoned lands which drain to the May Valley sub-basin. . Water Quality: Maintain standards at least equivalent to the minimum requirement of the SWDM throughout the basin. Discussion: The SWDM contains standards for retention/detention (RID) and water quality for King County. It establishes four levels of RID for site development as described in the above recommendation. The standards for any given area are based on downstream areas that are affected by development; areas with higher resource values or greater flooding problems warrant more upstream protection through higher standards. The manual also allows for a combination of retention of forest cover on a parcel and construction of retention/detention facilities for large, rural lot development to ensure that downstream areas are adequately protected. Clearing limits are set in the King County Clearing and Grading Code 16.82. Presently, development is held to either a 65% forest retention standard without RID, or a 40% forest retention standard with stormwater facilities consistent with the SWDM Level 2 RID required for rurally-zoned areas in the basin. May Creek Basin Action Plan 3-5 4/23/01 Many standards in the SWDM were originally set for specific areas of the County through the adoption of Basin Action Plans. In May Creek, a Critical Drainage Area (CDA) public rule was enacted in 1993 that required all development in unincorporated portions of the basin to adhere to essentially a Level 2 RID standard. In addition, the CDA required rural lot developments to maintain 65% of the developed land in pre-development vegetation, which is similar to requirements adopted for the Issaquah and Bear Creek basins. Within Renton and Newcastle, the current standards are equivalent to a Level 1 RID requirement. Upon adoption of the Revised Surface Water Design Manual in September 1998, the CDA standards were replaced by the SWDM. Newcastle RID standards have also been replaced in the basin through that city's adoption of the 1998 King County Manual. This recommendation sets appropriate standards for each sub-basin (Figure 3-2) within the May Creek basin because it is expected that the Cities of Renton and Newcastle have adopted standards consistent with those in the SWDM. These recommended standards are included in Table 3.1 below. In most of the basin, new development would be required to control both peak flows and flow durations. In the sub-basins draining to Lake Boren, new development also would be required to ensure that lake flooding is not worsened. Portions of the lower basin within the City of Renton, where much development already has occurred, are recommended for a peak flow standard (Levell) only (Figure 3-3). A Level 3 RID standard was considered for the area draining to Lake Kathleen; this area has been given a Level 2 RID standard based on the limited opportunity for additional development to occur in that drainage area. Primarily this is because application of such a standard in that area would not produce greater benefits than those gained from applying a Level 2 RiD standard. King County Code 16.82 presently allows the choice of either 65% forest retention or construction of RID for rurally-zoned developments combined with 40% forest retention. The standards associated with the former CDA designation were stricter; howeyer, and required that both 65% of existing forest be maintained and Level 2 RID be constructed. The Level 2 RID requirement in the SWDM is quite effective at limiting future increases in both tributary flooding and erosion which mainly result from the extreme quantities of peak stormflows, but it does not address the overall stormwater runoff volumes. While constructed· infiltration facilities are ineffective due to poorly percolating soil types in most areas of the basin. Analysis has shown that maintaining portions of a developed site in existing vegetation is also an effective means of controlling stormwater volumes-the forest lands that are retained store rainfall within the forest canopy and the forest duff layer, allowing significant evaporation and natural infiltration into the groundwater system. On rurally zoned lands, lot sizes are large enough that a forest retention standard is both practical and beneficial in reducing stormwater volumes. The combined approach of both forest retention and Level 2 RID upstream is very important for _ reducing future flood-flow increases in May Valley. Hydrologic analysis suggests that even 40% forest cover combined with Level 2 RID can be effective in limiting future increases in flooding and erosion. This was the basis for using that standard in the current Surface Water Design Manual. While a 40% forest retention standard may be virtually equivalent to the former standard of 65%, the flooding volumes and associated impacts to the community are sufficient that the stricter 65% standard should be applied to all development of rural lands draining to May Valley. . As of January 2001, King County along with other jurisdictions are presently negotiating a new set of countywide surface water design standards as an element of the forthcoming Endangered Species Act 4( d) Rule regarding threatened chinook salmon. Currently these new design standards are proposed to mandate both King County-wide 65% forest retentionllO% maximum impervious cover limit in all rural areas, in addition to a new two-pronged approach to May Creek Basin Action Plan 3-6 4/23/01 retention/detention. This approach will give property developers a choice between the construction of the current SWDM facilities (Level 2 RID), and a new best-management-practice called "full dispersion". Full dispersion will require that all surface water runoff be dispersed over a flat, 100-foot long flow-path through native vegetation. This option is being offered because hydrologic models show it to be as effective as Level-2 RID for limiting downstream flow-rates. These changes to the drainage code are anticipated in the near term (2001), because stricter standards are expected to be adopted through the 4( d) rule process. If the expected code changes are not implemented by King County through the 4( d) process, then the stricter requirements described above should be codified separately for the May Creek basin. For water quality protection, the SWDM presents several levels of treatment standards dependent on the project location and its effect on downstream resources. For each standard, specific measures could be selected from a variety of options to ensure that new development projects adequately meet the performance objectives for treatment of stormwater runoff. These measures tend to benefit groundwater resources as well. In particular, phosphorus-sensitive lakes often merit higher treatment standards for development in upstream areas. The necessary analysis to determine whether a lake (e.g., Lake Boren) is phosphorus-sensitive (and whether stricter standards would be an effective method of improving lake conditions) is beyond the scope of this Basin Action Plan and the basinwide conditions analysis that preceded it. For now, the water quality protection standards in the SWDM should be maintained for all areas of the basin. The Cities of Renton and ~ewcastle have adopted the SWDM or equivalent standards for water quality treatment. In the future, a Lake Management Plan should be considered for Lake Boren, as discussed in Basin A-ction Plan Recommendation 14. Such a plan would assess whether a higher level of required water quality treatment would significantly improve the health of the lake. May Creek Basin Action Plan 3-7 4123/01 Table 3-1: Recommended RJD Standards for New Development Subbasin and Subcatcbments* Jurisdiction Recommendation Justification Comments Highlands: NFK., IGng Stream Protection Standard Streams have potential This standard is currently EFK, CAC, COU, County, (Level 2); Match post~ for extreme erosion required by the adopted LMC Newcastle development flow problems because of Storm Water Design durations to existing flow steep gradients; need Manual in IGng County. durations for all flows for over-detention to The City of Newcastle has between 50% of the 2-year reduce flow and also adopted the King and the 50-year flood sediment inputs to County Manual peaks May Valley East Renton King Stream Protection Standard Need for over-This standard is currently Plateau: LKA, County, (Level 2): Match post-detention to reduce required by the adopted LKC, PSC, RHC Renton development flow flow and sediment Storm Water Design durations to existing flow inputs to May Valley Manual in IGng County. durations for all flows The standard would between 50% of the 2-year continue to apply and the 50-year flood regardless of future peaks annexations May Valley: IGng County Stream Protection Standard Need for over-This standard is currently CFD,MVM,MV (Level 2): Match post-detention to reduce required by the adopted development flow local flow and Storm Water Design durations to existing flow sediment inputs to Manual in King County durations for all flows May Valley between 50% of the 2-year and the 50-year flood peaks Highlands, May King County Special RID Requirements Water quality and Requirement applies only Valley: NFK., (Level 4): Master Drainage quantity severely to land within boundaries EFK., CFD Plan required for any impacted by mined of current and former subdivision of previously areas; future quarry operations surface-mined land subdivision provides opportunity for restoration Lower Basin: Newcastle, Lake Protection Standard Lake Boren exhibits WT4,LBU King County (Level 3): Match post-flooding at outlet; development flow sediment durations to existing flow accumulation durations for all flows problems at inlet between 50% of the 2-year and the 50-year flood peaks; and match the post- developed lOO-year peak discharge rate to the existing 100-year rate ¥ Low,," Basin: Newcastle, Stream Protection Standard . Streams have potential This standard is currently CN3, CN4, CN5, Renton, King (Level 2): Match post-for extreme erosion required by the adopted __ L-7(~:jI3, LBL, County development flow problems because of Storm Water Design CP durations to existing flow steep gradients Manual in King County, durations for 50% of the 2-and as also adopted by and 50-year flood peaks Newcastle Lower Basin: Renton, King Conveyance Standard Area is mostly built BNB, CNI, CN2, County (Levell): Match the post-out, with previous HCL, HCM, HCU developed peak disch~ge development rates to the existing 2-and occurring with little or 10-year peaks no mitigation * see Figure 3-2 for location of specific subbasins and subcatcbments. May Creek Basin Action Plan 3-8 4/23/01 - ! I '----"" .. ""-- RENTON'i 1---j RID Area-Level I [~~-~I RID Area-Level 2 ~ RID Area-Level 3 0 RID Area-Level 4 ........... Basin BoundClrY • -~.. SuboreCi BaundclIY ~ Stream & Streclill Number ... LClke 50 c:~) WetlClnd & Wetlcllld Number ---~ Jurisdictional Boundaries CJ Incorporoted Areas Outside BClSin ---- ! I I. _______ j , ......... _--... N * o 1/2 I Mile 1-" L ___ "" Odober 1998 ---~ .. -.. .., Figure 3-3 Retention/Detention Standards Map May Creek Basin • '.08111 3-2l11a),I<O HITIONd"lclill"" I'll. .. ,-.-~ • ....,,-Basin Boundary .. .; ~ Subarea Boundory --'2-~~ Strewn & Stream Number .. Lake ~. r.:-.I"·~ ~/~~'J 8 ~ 8 (0) CD ~ ~ Wetland Concentrated Spowning Areo Problem Areo Locolly Significont Resource Areo Wetlond Hobitot Problem StreClin Hobitot Problem Flooding Problem Welter Quolity Problem Erosion Problem Sediment Deposition Problem ------ N * o 1/2 1 Mile October 1998 -- ~ ;--, .' ' .. -Figure E-l lower Basin Conditions May Creek Basin r, + / C'l'k " , , , , r-'" ' f ' \ ,('---- oj. \.... . --, I -\r~~,8 " \ \f ..... , " °2 ~ \ \ \ , ,,\),) o~ \~o ,.., \ & \ '-' ',' \ I !I G f' -_-~J:~" ('rt:I.·\-I I "'"'(~ ~ (hf''O'> -_ . 'Oq. ~./ , /;\,\\~ ,.,,,.l.p' . i, "(/' J ,,--. / '---·-z-. . '-:,~,,~,,~ .- ,~~~~~~. _ \_ 0 'lq C"; \ \ 0\;, '" COIn , \ \ I \ -. "-r. \ \ , , I I i I --"\..~. -. '':0.-- .\.- -.-J • /' • lJ8tu [·tlower HaSH! (omt we ,---~ ~ ---= -= ..:l -~ -'''1 ~l .-s .. 8,v __ ' .\' / l \ /----; \'';;/ I \,/ _ _ '/ '/,q Ie" \ _ _ .:;;, ~ Figure E-2 ....... "t IV,C,),! I "'. \"/ en -................ '1(/",. \~~. ' -"----., .. _---, ........ ' {,. ~.;:::0~,;~:~ ;:,-':f;~:: ---;.. .... ...;~~ _______ \,,-'.11".1' (·--':'>i~·a.:~ :,~:_:, _ • "2 ... ... . "'" {--.-" ~ t .. .......,_'__.. , .... .... .... .... .... .... "~h'.{,. IT: • -"! •• :->., i~' m __ _ __~.,'.!_ "") '" May Valley Conditions May Creek Basin ' ' .. ' .... ", "'" , .-...... , .. , . -i "''''",:', .• ,"" , , ' Vi, , ~,1'(, ~., , '''.i .... h-..!,,,.,,,,,. J "\\' ,( ~ ..... I~) I.... ~ •.... , •• , ~'-"~C" ". h ~ c;; 0 ~~::~: !-~\ 0<9/ 0 289 \' 0 .0- " \ ·L." ,', l . . "" "'.' '\' , --(;-: :\:: .. ~, "~ /, " ",\;:,1;.\., ~ '. , c' ' ... ", ,. " " to' ~. -\':-!j~~~:'~, CD \\ \0 r J ' l-Jl.t." ... ..,,, '" 0" z . . '·::·>::'i., c" ~ ~ , , v: 8" ~ ..... '''i,'.\' / 'e ~ ~ ;; " ':, .".:,., "~ ~--" ° '" co '" \ ,'.-. , "'!'::C:~";-" / .... .... \ ~;' _.q " 'ii"=. \ ,,~ 'iI" '''. , .... " . \ l"'J ......... '\ 10'8 ~ ---L'tt~ I ~ ......... o'Lq 9 '-~- ~. @ 1[:-::':':] '. § ~ 8 (0) m ~ al Basin Boundary Subarea Boundary Stream & Stream I~umber Wetland Concentrated Spowning AreCl Problem AreCl LOCCllly Significont Resource AreCl Wetlcllld HClbitot Probll;!m Strewn HClbitClt Problem Flooding Problem Woter QUCllity Problem Erosion Problem Sediment Ol;!positiCln Problem 'L\ \ l-' '>,_ " , \ (i.t .~~:\ >< 8 \ ~ ~/; -~----t:-, I (O)(D ... ~ ,'0 , ~ \ I '_ / .. '1 . . I "~"'6',~ ;.. I __ ,,_ ,_. '! -4 __ • . "< '''. • .. . ,....... '.. ,< .', , .. ·, .. ·c ..... " ' ...•.• , " " , ............. . 8 -~. """"'. "i.::-i<'... ~ :' .. ': '-U, .. -dl}.lio l~... r::":~ . .,.,, ) i ....... C" .. , ~ , ( " ".,~ ':~;s.. ::.:::':-::,"",:: ;C:;!:>-:' '" ::C:':>"'.~.~, • ~_ fn n.'. . \ t._':':_';.~.:.:._.~_., '.-... :-:-... ' .. '::_._ ... ~'.:'.;-~ w~)?"\ o '0 . ',_.,0,,,,, __ , ... "' ... , .... ,,_:, .. _ .... ';"'. \ '''' o~. '~:--''''~ ;::ii'::.:;r l··;~:':~~~;":i::j,r~:, 'v • • 0 "' ... " ,_ ...... "'<:2'-, , \ 0 • .."v, ______ ;; __ '/ l:ii: " . '" "',' "." ,.",. / , o • ;. / -, ;--r.d ' 7' ' -, ~J~:'"';:''''i" :<~:: '., , .. \\ » (0) ff)-:: m ~ f!l CD ,\\~c ·-'·:;:::::1~:,.J--.,,_.~./ /AI I ) ' '. . ,.,,_ ,_ .... __ ."' <!t"c-..... J I' 8 _ 'I.", < ___ ., N • --.~ ',J ... V_': .. ~ ~ , ~. -'-", ..... ". -' .". I • '. . "" .. VI o~"" 8 ~ § __ ~~~=-:, ~ ~( o _ '" ?' * 1/4 1/2 Mile October 1998 >c-./ ° ;:-tv "--; (Il ~. ;..,) ~\ \ \ \'\ 'lB iii [-2 May Valley (011(1 WG CITY OF RENTON LANGLEY RIDGE AT MAY CREEK TECHNICAL INFORMATION REPORT (TIR) WORKSHEET ,: .~. £' " ,,' Project Owner: Langley Development Group, Inc. Address: 6450 Southcenter Blvd. Suite 106 Seattle, Wash. 98188 .' , ;. Phone: (206) 244-0122 ext. 120 Project Engineer: Darrell Offe, P.E. Company: Offe Engineers, PLLC Address/Phone: 13932 SE 159th Place, Renton WA. 98058-7832 (425) 260-3412 office D SubdiviSion D Short Subdivision D Grading D Commercial D Other Community North Renton D D D D D ',t '/';:;'; .• ~ .:,~; :,. \,r,,":(,;: :-"'1'",,,-0.' .,< "·~?d;:~l"j.j!;~,~-... ,.:.,"",':-';:~'.~'.:. ',Part 2. ':PROJECf LOCATION,AND'7!' :ibESGRtP1jqJ",·~,s.' .' ':.'.~:.>.:,; ·'~';;~;::'-~;,.~::i,:"':~.:!;: , . \' ,~ ,-:' .. Project Name: Langley Ridge at May Creek Location Township: 23 North&. 24 North Range: 5 East Section: 3 &. 34 DFWHPA D Shoreline Management COE404 D Rockery . DOE Dam Safety D Structural Vaults FEMA Floodplain D Other COE Wetlands Drainage Basin May Creekl Lake Washington Watershed ·::~~mJil~~t~mSirJ~~;;:,::~~4t·~.D~r'\:::;~(:;.:~~;t~~%:~,3'~1:\,:~~~t1?;;:',::':~::t:r1ri~:;j{;~1~f{J1~T:~~:{Ji~~.~ii~~ p( River May Creek 0 Floodplain ________ _ o Stream ~ Wetlands: o Critical Stream Reach 0 Seeps/Springs o Depressions/Swales o ~ke ___________________ __ ~ Steep Slopes ________ _ Soil Type Slopes AldelWood (AgD) AldelWood (AgC) Everett (EVC) 6-15% 15-40% 5-15% o Additional Sheets Attached REFERENCE o Ch. 4 -Downstream Analysis ~ Infiltration Facility o o o o Additional Sheets Attached 0 0 0 0 0 0 0 MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities Stabilized Construction Entrance Perimeter Runoff Control .- Clearing and Grading R~ctions Cover Practices Construction Sequence Other o High Groundwater Table o Groundwater Recharge o Other _________ _ Erosion Potential . Mild High Low UMITAll0N/sm CONSTRAINT Erosive Velcoties MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION o Stabilize Exposed Surface o Remove and Restore Temporary ESC Facilities o Clean and Remove All Silt and Debris o Ensure Operation of Permanent Facilities o Rag Limits of SAO and open space preservation areas o Other 0 Grass Uned 0 Tank ~ Infiltration Channel 0 Vault 0 Depression Method of Analysis l~~ lML1[: iQ Pipe System 0 Energy Dissapator 0 Flow Dispersal Compensation/Mitigati on of Eliminated Site Storage 0 Open Channel 0 Wetland 0 Waiver 0 Dry Pond 0 Stream 0 Regional 0 Wet Pond Detention Brief Description of System Operation: The storm water will be collected within the street by catch basins. The houses will be collected by means of tight-lined roof drainpipe. The storm water will then be conveyed to an infiltration facility located at the bottom of the slope. The facility will be accessed through the Holmes Parcel (Lots 30-32). Facility Related Site Umitations Reference Facility 0 cast in Place Vault 0 Retaining Wall 0 Rockery > 4' High 0 Structural on Steep Slope 0 Other Umitation ~ Drainage Easement j{f Access Easement ~ Native Growth Protection Easement ~ Tract o Other 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. I EXPIRES Appendix C Conceptual Plans 1. Drainage and Utility Plan 2. Grading Plan 3. Pond Plan 4. Street Profile Plan 80.00' '0 on .. " II I I I I SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST,W.M. 82.00' " '.....,- ;.. ... ~ L ) B2.00· ./ I I 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 AUL EXISTING UNDERGROUND UTILIITES PRIOR TO COMMENONG CONSTRUCTION. NO REPRESENTATION IS MADE THAT AUL 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: 1-800-424-5555 '''00 , Ql ~" 4" 46' 46' til{, <?~ '. U'o> ". % \ ) J,~~-----------:-----------~-':""'--~-------.. "/ , '~ 50 a 50 i5' SCALE IN FEET in ~ RECOMMENDED FOR APPROVAL P"""""I __ 100 By: Dcte:c.,' ___ _ ----.-. W-I--l--I-h-----------:--By: ________ Dcte: ____ _ By: Dcte: ----- ~ ~iiii ~III! ~ I e ~ j ~I ~ 0 0 ~ .... 0 _0 w z !2 (f) w 0 ~ Q) c ~ 0 (\:I 0 .f: 0::: ~ ci ~ ::I. :;::; m e ::) ~ C> "C C -.(\:1 +-' C m Q) Q) E C) Q) 0-(\:I 0> 0 c "'C Q) -~ > c D:: Q) c (\:I >-~ ::I -0-Q) CI Q) C 0 0> (\:I c c: ...J ... 0 m ~U ... ... --1 z 0 0 0 w iz Iii ~ w w rl " a. (f) DATE 06l3Ol2OO5 JOB NO. DWG NO. SHEET 1 OF 2 NO, REVISION HANSON AND ASSOC, '"=50' ~oI'I.:mI .. ....... 01.0 vs' .. -~ CITY OF RENTON LANGLEY RIDGE AT MAY CREEK RENTON, WASHINGTON 6/30/2005 -. ® ....... I "I1&&. .... Plannin~/Building/pubIiC Works Dept. • __ 101 I DATE I APPR I -............ T ,Gregg mmermon P,E" Adminlatrotor ... BY I N 01' 4'43" E 458.69' '-L M 21 J 1. () '" 0> L4 ::. [/) \ mJ· ~ -I&; "\ ~~ (L; ~ _ ~ t.n .--! . w t-.J 'b ,.., : ''X!II~ '··'v. i::) 01 0 . t.-l --' 8 -....J p:t{\.t M ~ Or-.j I ""-J C:(r; .,' ,ITf'l' ~; .~~\ ,r . / Ii, ...... , , 1 ,{ ! I (I> ) ~' I /U' i ~jS I { co; c.:' ~ CD! . f'..J I \ ("oJ' '.' Q .-~. \ \ ... 0 L ... I UIx.; I iJ.!fI .... , \ ~.;:; I • IT; C/'J \ I ' '" ' '1:0·1-" I :>;: m '" !iJ' ~ \ ~ '. \':: <;j ',.. -' \ 1"" C') ..... ...,.... '\ \ \ ; ~ / . ~ --;-.04' '\ \ . 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", (J1 l:g -l 0 I~ I ~o 0 PROJECT . ~ g ~ Langley Ridge at May Creek OFFE ENGINEERS is is . 139a2 9OUTHIIASI' 1B'lTH PLACK , .' IIBNTON, WASHINGTOIU8058 CLIENT PHONB: C&26(h1612 ~. Langley Development Group, Inc, CONTACI':DAllRllLLOJIIIII.P,B. ~ SHEET CONTENT DESIGNED BY DRAWN BY CHECKED BY I\.) o ~I ." !!I I\.) / ~ ~~E~~-I~~ -I:O=l:::j£;$;C'10 ~~~~g~g~ 00> Z()ZVl sz:ozo>;;j'" 2~fT10cr:>o zQ2(1):;O::l>(')~ :;!~M!;6~", [!l"Tl~~~av)~ ::00:r~1J~:::O~ "'O:::O/"l1Z:;:oN(T1Z ::O'c~~o~~ :> ~::lO-l::O-l~::O fT1CZO-l~u)f'T1 ::o~r zO,m> g"':;!iii gSil »~1"'13: >-<~ 5-1 g ~d~ z > . ;;l Conceptual Drainage and Utility Plan DLO VS OLO I""~'" 12/11/2005 IIf-::-R".,EV--.N-:-O.+I....,.D-,-:~~:::-fI----D-:-ES:-:cCR:,-:IP-:-TION:::-:------f z Q ~ SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. LOT 1 --~ ~ I I '/ ~ \\\\'~'I \ \ ,~--,-I_' --------.L.....1 -'------L---------L.....-I_----.l~ '~'-~ ~-----------'l ( I NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY IT SHALL BE TIHE CONlRACTOR'S RESPONSIBIUTY TO DETERMINE TIHE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDERGROUND' UTIUITES PRIDR TO COMMENONG CONSTRUCllON, NO REPRESENTATION IS MADE TIHAT ALL EXISllNG UTILITIES ARE SHOWN HEREON. TIHE ENGINEER ASSUMES NO RESPONSIBILITY FDR UTIUllES NOT SHOWN OR UTILIllES NOT SHOWN IN TIHEIR PROPER LOCATION. CALL BEFORE YOU 'DlG: 1-800-424-5555 50 1""""'1 a \ 1 I I I YJ LOt ~5 \ \ , \ \ \ 50 SCALE IN FEET \ ./ 100 RECOMMENDED FOR APPROVAL By: Dote: ___ _ By: _______ ~ Dote:,--___ _ By: Date: ~ Q) ~ 0 U £: ci £: >-m :::l a.. CO e ~ C) Ol £: -=0 +"" £: CO CD m E ... Q) Co C) C) 0 m CD :::l "C ~ -Co 0:: CD 0 0 >-£: >-CD 0 Q) C) U £: C) m r:::::: ...J !Z CO I!! z t;...J 0 0 .... Iii w z ~ III W a % Q. .. DATE 06l3Ol2OO5 JOB NO • . ---. • OWG NO. SHEET 1 OF 2 NO, REVISION HANSON Alia ASSOC, '"-50' ~~., ~ CITY OF LANGLEYRIDGE AT MAY CREEK RENTON, WASHINGTON 6/30/2005 ....... OLD ® -RENTON vs ..... --I " ..... -Planni'l1!/8uilding/public Works Dept. " ....... BY I DATE I APPR I --_v Gregg ,mmerman P,E .. Administrator ~-/ " 1/' J/,'///I//::/ I-'\} )) /,.----I' ;,. ., , , /'11 , ...-/; I , " II ' (I I ( ,'-.J I '/ /; /1; III' I I I / 1 /--J 1/ //'/ I /1, ) I I I . /. ' .,:i> ~/.I // I I /I I I / J) ) I / 1/ r , <) / ,.--l 1/ I / / / / / I , -----·---/~ /:;t' /-/ ~ ~~J'. /4l/'/+I// ~/, , '-----'-f-~ 1 "·3'''· [ '''01" I --. I /, ' / / i'~ ~/ / ~ I) 'I /; / ,j I , ) . w f;l lMuc) ,. l !4 1/ / , <;j ",l//III ~ I / / ' /. .c. / I II~I / / I J'! / ~} / ' I ' / / '/ '0'" .I / / // d'-/ -' I'" , ///,,//// /~£?/~(ff!~lft~!/L";'>-/ j (. j/) I I '/ I I I / , . "oIl',t'.i:'£'>r.,l.,,:J I / ~eJ /' rr" I J / f I I I I I I OJCtJ;;It.~ ( 1-;-.... . 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'" 0, ,; {.\), -I o ~. z (J) ~ .." ~ CAl Z :D > Z G) m c.n m > (J) -I .. :e 3: ~~:r8~~~~ 5 0<».:: -IrVi -I ll!Z-I.::>\a:<:::j r.' ~>~F~ z o:::oFQlTlz:::;C'l ::O>-rnz~rr1UlC c~:r~:s"~:r:r:: F P!c:~8Zrrt~~ ::i3:':ZZC')fT1' rrl[riC1rJ)CXIlJ '0 (/) :;jZ>fT1n ~~~~~~:t~ -4;::03~G');;;fT10 ~~~~~~g~ 00> ZnzUl ~Bi"'z"f!:~a _fTlOe: »>::e Z~(/)::o~~~Z ,.,.!:ia!ti!;;O~:r I-<~:or;j:r ,,,, ~d ~(/)~~8 "t),;J~~;g§~z ~;~~§3~~~ rrlCZO »ZI"T'I :u~. zd'~»> 5Ul~ii5 gE:g ~~",;:: >::;!~ ~-4 l> ='-4X ~ ~ ~o~ . ~ --'"=20' ~011'\""., • CITY OF RENTON LANGLEY RIDGE AT MAY CREEK RENTON, WASHINGTON 6/30/2005 NO. .\ / I" I I / I . I 'I I ),' / /1 ' / f i / i I I . / '/ I I; I I / I I , I I I I / I I I I I I REVISION I I I I I I / / / , I I ,-- / ..-.. WPM -vs DLO BY DATE I APPR DLO ....... ........... ...... _ICII au: ....... , ® Planning/Building/Public Works Dept Gregg ZImmerman P.E., Administrator / / ' I ' I, / / /. 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'.·:.1 I / 111 ~ Cl ~ ) //1': ) / !lfjY ';' .. ·,·V I I .. .'1"'1 I I l....11 I 1';1 I ~ r I ~ I~ g Ii m ,c :? I'CS it :II .. :; I~ (J) ~ rrl z· M ~ PROJECT '" o o "~ o ~ / I I , ) ! c..w c..w N -...c-.=-_____ _ /~208. 71 ( / I I , \ \ ( , , I I / I <-& V / , , I I Langley Ridge at May Creek ~·I ~ ~ z ~ ~ o ---3 C,J o , , '\ -" ,-' ---,~-,-f,~ _ . ...1 I '-~ . ----_ ... --- ---,---( " ~-- ~ --" ~ /'...) , \ 0, el' \ OFFE ENGINEERS 13932 sotJTHI!AS1' 1!91H PLACB enl P o :t: 'T1 m ~ CLIENT . '10 ,' ~~98158 ~ Langley Development Group, Inc. . . CXMACT:DAlIRBlLOPPB,P.B. ...Ji.' ~ SHEET CONTENT ( \, '" ........ \ .'> r \, "j ; I ( (/7 ;f: g m ~ '" d c Cl ~ I ~ o I ;t ... I '" ~ '" " 3G;~8~O~Q r"'u;zr£:lru; 3~::l~",~:<::l ~[A~~~~_B zzc:g~~~c: ~OE~G)~~E Ul::tl::!. c,.,,::t-~ 5~;n~z6,."F r-::ecg>O"'~CDO Zz'" ~(')'" S; _lnf'T1:::t1;:o----l-l::l ~~5?~g~~~ ::r::::jOfTl~~(')Ul CJ-<==~ nOV) ~Cl~~3~~6 "'''''''~c>~::e Oc:;Oo::::jZ~Z ~:::fgjZ[riOOI ;O~:Zv;-03~~ r-fii AlAI IT! O"':;!'::ON'"° ~~",~~~~z 0-<'" o>,o!i; 'Z(J)~~(")r-~1T! 5z~05§~ ::eJ:j ~(')C" z",~",~~el o r-~o~~ ;0 zZO ~ "~ M Conceptual Pond Plan DESIGNED BY DRAWN BY CHECKED BY OLD vs I EXPIRES, 12/11/2005 II __ .U .. _I 1-u ___ ._._ .. en =e .... ..... .,. o ." en m (') =! o z ~ -4 o =e z en ::z: =ij I\) (0) Z ::D > Z G) m CJI m > en .-4 ~ s: z ~ SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. I . '. ~---I ! I '1' % \ '., \. '['. ti ~ J ~ "iro '.."./L--' I --~---' " ,/ , \ t, 1 r (Ii ''-f' .. '<l ~ '" I.'" I '\ I , I ' '. , " " '.' i' I l' ! '" •• q 1:8 ~ ~ I I I I I '.I.'~):~I~:'! i \ \ \ ,I I iu I I \ \ \:::: !' I Ij H :ll . Ii. _ ~ \ \ I i I _ :'$'; '~, \1~--~ '_ a 50 100 ! .~ ~T, ) Ii -+.-. ::,' l~ ................. ~ ... , ....... , .................. : .... ............ : ... , ' .......... : .... '" feet ..... : .................... : ...................... : .. . hi ..... !::: ID$ in ", .~ ~ .. ,,; "'g C:;"" 0:: v , ~v o on ." 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" ··;~>~,,-<"m ~.,. ", />.::< II\~ ..... '" +~ ..... , ........ "", ..... ; ... , ......... ; .................... ", ... , .~ 81m ...... ·i .. · ..... :.... .. ...... : ... "',~--~'------~'7/~/----1'-\~_~_==:~:~·~~:~o~~~ __ .. ____ ~ __ -.~~ __ ~ ", .... L-----~~.... .. ......... : ..................... :..... . .... : ................... : .... . ...... ··i· ...... :.... ":.... .. ...... : ...................... : ..... .. .......... : .................... :... .. ......... :....... . ... :.... .. ..... : ... . ... ; .. : ..... , . .............. : .... ..... :...... .. .... :....... ;. ~ . ~ 1 . ROAD--'A . ... : , ' " ............ : .... ...... ~ .................... : ...... .. .... : ........ 4+00 5+00 . 6+00 .B , U) ........ : ...................... : ... . " .; ...................... : ... . .. : .... ..0 ,~ .• + , ... ... 420 ,m .... ~~~ 9 ~ c 10 o 10 ~ Q) ~ () ~ CO ~ 10 Q) C) "0 D::: ~ Q) o r:: -r:: Q) E a. o 1 C c !£ !2 :z o 2.0 C). vertical scale feet c:: !z 50 a 50 100 CO I!! ~ C, r:: to ...J ri:tntal scale feet b ..J !z ~ I-W W :r: en w ...J u.. ~ a.. I-W w 0:: t; ---------------~~ ~ ~ RECOMMENDED FOR APPROVAL ~_~_---,.=d_~",_--. DATE By: ________ Date: ____ _ JOB NO, ___ _ ,By: ______ ~= l2a.te":=~'_>_=~-. DWG NO,, ___ _ By: ________ Date:._' ____ .. ------,S ... HCiiE ...... E:1T~-~ By: Date: OF 1 Langley Ridge at May Creek Preliminary Plat LUA 05-083 NE 26th Street and Hoquiam Avenue NE Supplemental Drainage Report November 3, 2005 Prepared for Langley Development Group, Inc. Attn: Tom Foster 6450 Southcenter Blvd. Suite 106 Seattle, WA 98188 (206) 244-0122 ext. 120 Submitted by Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159th Place Renton, WA 98058-7832 (425) 260-3412 office Conceptual Pond Sizing The purpose of this supplemental information is in response to the City of Renton Request Letter dated September 20, 2005. The conceptual infiltration pond has been analyzed using the 2005 King County Drainage Manual and is adequate for the project. On September 3D, 2005 a meeting was held between the development team and City Staff to determine the direction and understanding of the 2005 King County Drainage Manual. The proposed development is required to provide 65% open space or re- planting to a forest condition. A letter of understanding was prepared and submitted to the City by Hanson Consulting, see Figure 1. Icicle Creek Engineers has performed three infiltration tests (TP-12, TP-13, and TP-14) in the area of the proposed pond. The depth of these test pits were 10 feet below the proposed pond bottom as outlined within the 2005 King County Drainage Manual. The results of the tests can be found in attached Figure 2. Based upon the test results, Site Development Associate Engineers (SDA) performed a KCRTS analysis of the proposed development utilizing the conceptual pond configuration. The results are provided as part of Figure 3. Summary: The conceptual pond location is ideal for an infiltration detention/water quality system. The soils in the location are capable of infiltrating 428 inches per hour (iph). Icicle Creek is recommending 54 iph; however the 2005 King County Manual only allows a maximum of 20 iph. The pond is currently laid out to provide 110,000 cubic feet of storage at elevation 325.00. Utilizing the conceptual pond sizing and the 20 iph infiltration rate, the developed project will use approximately 28% (30,544 cubic feet) of the pond. The conceptual pond is adequate to handle this proposed development. The final pond configuration will be designed and submitted to the aty as part of the construction permit. Page 2 c:\offe engineers\X-offe engineers\tom foster\langley ridge at may creek\tir\supplemental report.doc Appendix A Figures 1. Hanson Consulting Letter dated September 30,2005 (2 pages) 2. Icicle Creek Engineering Report dated September 17, 2005 (5 pages) 3. SDA calculations dated November 3,2005 (10 pages) Page 3 c:\offe engineers\X-offe engineers\tom foster\langley ridge at may creek\tir\supplemental report. doc Page 4 c:\offe engineers\X-offe engineers\tom foster\langley ridge at may creek\tir\supplemental report.doc -'* ... ---.-.~"',.., Jill. IICI ."VII I JOU'+;'!;'!O ltV c~ ) September 3 J--~------------~--------~- HANSON CONSULTING Jim Hanson 360-422-5056 g on Langley Ridge Plat, Storm Drainage. This letter is summary of the meeting of September 30th,. 2005 concerning the Langley Ridge Plat. attendance were Niel Watts and Mike Dotson from the City of Renton , Tom Foster, 11 Offe and Jim Hanson. The project . eel Darrell Offe was had questions about t11e"'interpretatiOD of the 2005 Storm • e Manual which is to be used for the projecL It was discussed that the Langley Ri Plat is quite unique in that 65% of the property must be in a vegetated state either cleared or re-vegetated. Most plats have nearly 1 ()()OIG cleared. Some portions oftb plat &Ie now developed with houses and have been cleared in the past, even used fo fanning. Mike Dotson been in contact with King County concerning their inteIpretation of the Stonn Man . Mike indicated that areas that were developed prior to Janum:y 8111 2001 are not to be nsidered in the drainage calculations. They are considered existing aces. These areas may be deducted from the calculations for the whole We then • d how the wetland areas were to be treated. We agreed that the wetland considered as able 10 retain surface water and should be considered the forested. Icicle has conducted soils tests to establish that infiltration can be done for the storm w r. The results were very good and copies of1he tests were given to Mike. It was agreed Darrell Offe would submit calculations for the whole site minus the areas develo prior to January 8, 2001 showing that an infiltration pond at the tow of the slope on e property known as the Andrews property will work for the project. We then disc d the issue of the comment by the T~ortation Division concerning site di.stance n Duvall Ave NE at the intersection of 100 . Their concern was that if the proposed Ci ICounty project for improvements to Duvall did not occur prior to the plat being reco then the site distance would be a problem. Darrell proposed that if the site distance was . ot oorrected by the time the plat was recorded that the develo~ would p,;.! ,",VI&. • £. uv I ,.-tv..., Jilil 11<:1 I~UII -'OULfLLtn (U • • ·install a "c"" in Duvall Ave NE prohibiting:left tums from. SE locfh. Those in attendance . catcd that the street modification requested for the tuIn-fJrC?UDd design on DJutlIeltY was appropriate and would be approved shortly. -.--._-----~'-.~----,--- p.;j -.. ~, .. '.-",-. -. -";'------_._-'._.--.- ~rG-Tat;CV[ .r.~ ~fYo:~a.l . ~I 'tlc..e /Moe;(,f,'urk'7" , '"" . . a.11~,/ t r.1(t'f1-~V~ IVI . he.w ~ er :.cd-~-sCl.<.-~1 b< ct>V>1fk "do1 ~ e.t4 "5 au. F.';e ~,;r ~ IrN-~pve. ~DtH.f~o"l Y':'/ . VX . "tJt4 aprovaf.fu· .""oeid/ctdmV/ u4 }If{I~ tke t'(.qtiJ~~ luuil' fJ1 '. ;f't';Yllrbu ftJJ ~ -tVkte hp~ ~ CIL~,,(vd(o/. .' 4Vl tIlftJr'()vt'd .J.;,/~. f~y:~/l . A/eW lo/l~5 ._---------.. -._ .. ---_ .. _----------_...o..:-~-._. __ . Prepared by: Colin B Turnbull Signature: a!/. Weather: Cloudy /60's OF Reviewed by: Brian Beaman Report No: I ICICLE CREEK ENGINEERS Daily Field Report Project No: 0133-012 Location: East of the 62nd Ave SE/ SE 326 St Intersection, Auburn, King County Project: Langley Ridge at May Valley King County Parcel Nos. 0332305- 9002, 9071, 9073, 9247 and 9248 Client: Langley Development Group, Inc. Distribution: Date: 9/17/05 Arrival: 0900 Departure: 1400 Page: 1 of 1 Attachments: C. Thomas Foster, Langley Development Group, Inc. Site Plan, Test Pit Logs (photos -ICE File) At the request of C. Thomas Foster, Langley Development Group, Inc.(LDG), Colin Turnbull of Icicle Creek Engineers (ICE) conducted a site visit to excavate test pits and conduct infiltration testing at the project site within the proposed infiltration pond area. The project site currently referred to as "Langley Ridge at May Valley," consists of about 25 acres and is located north of the intersection of SE tOOth Place and I40th Avenue SE. ICE previously completed a preliminary geotechnical evaluation of the property as referenced below together with the current design plans. • Hanson Surveying, June 29, 2005, "Preliminary Plat of Langley Ridge at May Creek", prepared for LDG, 10 sheets. • ICE, June 20, 2005, "Report, Preliminary Geotechnical Engineering Services, Langley Ridge at May Valley," prepared for LDG, 12 pages and attachments. According to regional geologic mapping by the University of Washington (UW) (Booth, D. 8., Cox, 8. F., Troost, K. G., and Shimel S. A., 2004, "Composite Geologic Map of the Sno-King Area, Washington," Seattle-Area Geologic Mapping Project, scale 1:24,000), the infiltration pond area is mantled with recessional outwash (medium dense sand and gravel), and is underlain by older, glacially-overridden sediments (hard silt and dense sand and gravel). Subsurface conditions within the proposed infiltration pond area were explored by excavating three test pits on September 17,2005 using a track-mounted excavator (Yutani MDI40) owned and operated by R.A. Holmes Construction Co. and contracted by LDG. The test pits were completed to depths ranging from 16 to 17.5 feet below the existing ground surface. The test pit locations were based on existing site conditions, access and the proposed stormwater infiltration pond location. The approximate test pit locations as shown on the attached Site Plan. The test pits were logged by an engineering geologist from our firm and visually classified in general accordance with the classification system. The logs of the test pits are attached Two infiltration tests were conducted at the elevation of the proposed pond bottom. The infiltration tests were conducted in general accordance with the 1998 King County Surface Water Design Manual (King County SWDM, Chapter 5.4) using the U.S. Environmental Protection Agency's (EPA's) Falling Head Percolation Test procedures. The test sites were prepared by carefully excavating a hole approximately 1 foot deep then placing a 12-inch diameter pipe (riser) vertically into the ground. The sides of the pipes were sealed with excavated soil. Water was provided using a hose connected to a nearby hose-bib. The tests sites were soaked for a maximum of 20 minutes. During the soaking period water was applied a rate of 15 gallons-per-minute in order to achieve a "standing water" condition (at least one foot of water) within the pipe riser. Subsurface conditions at the site were explored by excavating three test pits along the north-south centerline of the proposed infiltration pond bottom. Soil conditions observed in Test Pits TP-12 and TP-14 were similar and encountered a surficial layer of about 4 inches of topsoil overlying about 2.7 to 3.2 feet of weathered soil consisting of medium dense silty sand with occasional gravel and a trace of roots. The weathered soil was underlain by recessional outwash consisting of medium dense sand and gravel with occasional cobbles and a trace of silt to the completion depth of the test pits at 17.5 and 16.5 respectively. Soil conditions observed in the Test Pit TP-13 encountered a surficial layer of about 7 inches of topsoil overlying about 8.4 feet of weathered soil consisting of medium dense silty sand overlying medium stiff to stiff, silt, overlying medium dense sand with occasional gravel and a trace of silt. The weathered soil was underlain by recessional outwash consisting of medium dense sand with gravel and occasional cobbles to the completion depth of the test pit at 16 feet. Icicle Creek Engineers, Inc., 230 NE Juniper Street, Suite 101, Issaquah, Washington 98027 Telephone: (425) 427-8187 Fax: (425) 427-6629 0133-012 09/19/05 Page 2 of2 No ground water was observed in the test pit explorations. Ground water may be present in the early Spring months and should be evaluated at that time. INFILTRATION POND -FIELD INFILTRATION TEST RESULTS The results of our field infiltration tests indicate an minimum infiltration rate of 428 inches-per-hour (iph) in Test Pits TP- 12 and TP-14. This value should be reduced by a factor of 8, based on recent recommended guidelines by King County Department of Development and Environmental Services on other projects, to allow for scaling up from a small-scale test to a large scale test. Therefore, in our opinion, a field infiltration rate of 54 iph should be used for designing the infiltration pond if infiltration pond footprint is adjusted to the north away from the area around TP-13. TP-12 TP-13 TP-14 IT-I (mid-section) IT-2 (south end) IT-3Jnorth end) Water Level Time Water Level I Time Water Level I Time (feet) (sees) (inches) (sees) (inches) (secs) 2.0 0 1.9 9 1.8 12 1.7 19 1.6 26 1.5 31 1.4 40 1.3 44 1.2 50 l.l 69 1.0 75 0.9 83 0.8 96 0.7 105 0.6 120 0.5 135 0.4 156 0.3 164 0.2 176 0.1 190 0.0 202 202 seconds for 24 inches Poor infiltration Equal or greater than flow = 428 inches per hour -test abandoned rate of 780 inches per hour (3-inches of standing water) Icicle Creek Engineers, Inc., 230 NE Juniper Street, Suite 101, Issaquah, Washington 98027 Telephone: (425) 427-8187 Fax: (425) 427-6629 Test Pit TP-14 CLIENT Langle~ Develogment Groug, Inc. PROJECT NAME ProgQsed Residential Plat, Langle~ Ridae at Ma~ Valle~ PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 9/17/05 TOTAL DEPTH 16.5 ft GROUND ELEVATION 326 ft (approx.) LOGGED BY CBT EXCAVATION CONTRACTOR R.A. Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Yutani MD140 track-mounted excavator NOTES Stormwater infiltration site W z t) 0. m ° 0...J ~ffi I-J::: i=~ Ic> ;:,0 m I-~ MATERIAL DESCRIPTION OlD WID W 0.4:: ~s. 0.0 REMARKS w~ ~..J a:~ ..J~ I- 0 W c>in d.;:, ID ..J c> ~z :5 W « 0 m to>3. _~r.!s. ~o~~LI W!!. @l!..~n! [QQ!.sJ.v!trt..SQft_ ... m9~U!QlLso...i!L __ ./ ./ ~ ~.--. ,ML Ught brown silty fine to medium SAND with occasional gravel and a trace of ~~'-:-SM 32-. JQQ~ (rrl~!y.r!l. @'l...se..Ll!lo.i§tl... <YtElilt.he..!W.. ~i!l. ____________ ~21 .. 1---Brown and gray medium to coarse SAND and GRAVEL with occasional cobbles and a trace of silt (medium dense, moist) (recessional outwash) r-1Q...-SP- GP 16.5 310 Test pit completed at 16.5 feet on 9/17/05 Moderate caving of sidewalls below 3.5 feet No around water seepaae observed Icicle Creek Engineers ! UJ o Test Pit TP-12 CUENT Langle~ Develol2ment Groul2, Inc. PROJECT NAME Prol2osed Residential Plat, Langle~ Ridge at Ma~ Valle~ PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141stAve SE DATE EXCAVATED 9/17/05 TOTAL DEPTH 17.5 ft GROUND ELEVATION 327 ft (approx.) LOGGED BY CBT EXCAVATION CONTRACTOR RA. Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Yutani MD140 track-mounted excavator NOTES Stormwater infiltration site w z U a. C/) :t: 0 a.....I ~ffi I- t=~ Ie!) :::>0 C/) I-~ octl w ctl w a.¢:: MATERIAL DESCRIPTION ~5. a.O REMARKS w~ ~....I a::~ ....I~ I- 0 W e!)~ a.:::> ctl ....I e!) ~z :5 w « 0 C/) ~~_~~~~~U~h@~~mrn~~~~~~~~L®~~~ ___ ~-~ ~'-' .~:t 3 0 Ught brown silty fine to medium SAND with occasional gravel and a trace of ~ ___ 7 :3l'L -=-=---'-:.... .JQ9~ ~i.!!I!!..~I]!~rn.o§~ ~~tt!e~!!Qi!l ___________ - J.:®J. f-- Brown and gray medium to coarse SAND and GRAVEL with occasional cobbles and a trace of silt (medium dense, moist) (recessional outwash) ,wtd.~ SP- GP r-1!L l~ :go::: 13.0 ~1-L ----Browrilind gray siitY medlumto coarse SAND and-siHy -GRM/ECwith - - -.-.r--:- occasional cobbles (medium dense, moist) (recessional outwash) ~~ SM- GM 17.5 310 Test pit completed at 17.5 feet on 9/17105 Moderate caving of sidewalls below 3.0 feet NO grouno water seepage ooservea Test Pit TP-13 CUENT Langle~ Develol2ment Groul2, Inc. PROJECT NAME ProQQsed Residential Plat, Langle~ Ridge at Ma~ Valle~ PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 9117105 TOTAL DEPTH 16.0 ft GROUND ELEVATION 329 ft (approx.) LOGGED BY CBT EXCAVATION CONTRACTOR RA Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Yutani MD140track-mounted excavator NOTES Stormwater infiltration site w z u a. C/) :t: 0 a.....I ~ffi I- t=~ Ie!) :::>0 C/) I-~ MATERIAL DESCRIPTION octl w ctl w a.¢:: ~5. a.O a::~ ....I~ I-REMARKS w~ ~....I 0 W e!)~ a.:::> ctl ....I e!) ~z :5 w « 0 C/) {).Q. _D..!~IL~_SJn vt!th.a~lill~m. moJl;iv~.!Y_S2.ft.JlJQi.§!U!Qp...§Oj!L ___ -~2.!!. ~ ,-M.L~ Ught brown silty fine SAND (medium dense, moist) (weathered soil) .. --':~ SM :go::: ~:--o. -........ ~ 6~ ________________________________ ~23 ~~ --7.5 Ught gray mottled orange SilT (medium stiff to stiff, moist) (weathered soil) r-~~' Ml ~ 9~Gmym~~~-coa~SA~~~o~~Onat~~~M~trareo~m--r-~?Q.... ~ -sF> -llL -_~il!.m_d~0§.8.J11....Qi~U~..!t~~_sQ!IL _____________ --- Brown and gray silty medium to coarse SAND with gravel and occasional cobbles (medium dense, moist) (recessional outwash) ~* SM 8G:: ~-9' ~~ 16.0 313 ~~. Test pit completed at 16.0 feet on 9117105 Moderate caving of sidewalls from 7.5 to 9.0 feet No ground water seepage observed Icicle Creek Engineers ICE File No. 0133-012 .. ..... . . -" ~ Notes: . . I , . -" _ ~.aY.£re~~ _ ., r"~ i~~~'._ .~:< ~h I , )(:(.1 r..x. ?:., \Y,·. x~ ' ........ ,<x v , \:<\. ..... ) 'Q~ . .;)(! ,,<:,,>1 -' TP-7 Parcel Boundary TP-3 Existing ----:\. ,I i I Houses~ ODosea Lot Boundaries SE 100th Place " TP-~ Area 1 1) Lot boundaries provided by Hanson Consulting, undated. 2) Topographic data provided by Offe Engineers, dated June 30, 2005, titled "Preliminary Plat of Langley Ridge at May Creek, Conceptual Drainage and Utility Plan". 3) Parcel boundary obtained from Interactive Mapping (iMAP) King County (hltp:/Iwww.metrokc.gov/gis), dated 2002. 4) Elev. = Elevation in feet. Icicle Creek EnQineers CBT:03/30/05 N Proposed Storm water Infiltration Area (approximate) o SE 99th C~:rt ) Explanation: TP-12 ~ • ~TP-1 \~ Test Pit Location (ICE September 'OS) Test Pit Location (ICE March 'OS) Protected Slope (40% or greater slope) Sensitive Slope (25 to 40% slope) 200 400 ::::J Approximate Scale in Feet Site Plan Site Development Associates, LlC 18322 Bothell Way NE; Bothell. Washington 98011 --.. -------- Office: 425.486.6533 Fax: 425.486.6593 PROJECT Lanalev Ridge CALCULATIONS FOR Detention/Infiltration Pond SHEET OF_ JOB NO.: 107-012-05 MADEBY WPH DATE 11-4-05 CHECKEDBY __ DATE, __ _ DESCRIPTION The following calculations are preliminary storm water calculations for sizing the Langley Ridge detention and infiltration pond. Infiltration rate measure on the site was 54 in/hr. Maximum allowed per the KCSWDM is 20 inches per hour. RESULT See attached calculations for pond sizing. Langley Ridge @ May Creek Conceptual Pond Stage/Storage Octocber 20, 2005 Data from AutoCAD file of Conceptual Pond Design Dated 6/30/2005 Conceptual Pond Design by Offe Engineers Stage Surface Area Ave. Area Storage (elev) (sq. feet) (sq. feet) (cu. feet) 3~8.oo 8700 0 10550 320.00 12400 2~,~00 14450 322.00 16500 50,000 18750 bottom 324.00 21000 87,500 3Z";.OO ---,,-,,'-'-23400 ~ /IP, 1'() Pr' 326.00 25800 ~34,3oo top ofbenn langley Ridge @ May Creek Octocber 20, 2005 Proposed and Exisitng Basin Breakdown Soils EXISTING UpperAtea (Lots 1-29) Till Area Breakdown (Impervious Prior to Jan. 2001) Area 10.4 aaes Soils compacted gravel road and parking 0.66 acres""2_ lmpe:(l.\)\ooS:a 0 ~ COt{ ~c..rl.5 House, garage, &. outbuildings 0.18 acres S- lawn/landscaping 0.35 acres --\.ttl ~ c Forest 9.21 acres -~U ~;- Lower Area (Lots 30 -33) Outwash Area Breakdown (Impervious Prior to Jan. 2001) Area 1.64 aaas compacted gravel road and parking 0.10 aaes)_ trnPG1l\J 0 lS q,pr~> House, garage, &. outbuildings 0.05 acres ~ • -=-t __ ' Oeared 0.45 acres _ ou~~ ~wn:- Forest 1.04 acres _ Oo~h ~,-t PondAtea Soils Outwash Area Breakdown (Impervious Prior to Jan. 2001) Area 1.05 aaes lawn/landscaping 0.27 acres <,~.,~ f«c;kwe Forest 0.78 acres -ov+ w~~h .cove~t Area TDtal into Pond 13.09 atZeS c> , as-ttClft ';J 9,2l « .... e.) t __ " • tJL-" ~ C> \. 2. 7 = C> ~ -z '2-4.Ct"€b C!H.*C,.)Q.C)'n ~~~e. =-"'" r~ oot~n, ~"b\-~ -l3.0CJ Soils PROPOSED UpperAlea (Lots 1-29) 1111 Area Breakdown (65% retention! replanting to forest) Area 10.4 aaes Soils Area Soils Area Road 1.38 acres~ House,garage, &. driveways 2.00 acres 3 • 3~ \Y'I'IP"''' , O\J~ ~.!\(tt&~ Lawn/landscaping 0.26 acres -"'-iH ,. ."~ C>. 2.(, Forest 6.76 acres _ ~ll\ .Q0i'tf»*-(g.-riP LowerAtea (Lots 30 -33) Aa:£.ss House,garage, &. driveways Forest Outwash 1.64 aaes 0.15 acres:> • 0.42 acres ~ o. '5 i '\'Ylf'Nl 0o-, 1.07 acres _ ou\Wqf)~ ~on~+ l,O' Outwash 1.05 aaes 1.05 acres ~ 7'it10 \mpu"lo"~ 0* ,91 Pond (Landscaped) 13.09 acres \Wl~\)lOO$::: 3,3B +O,Si ~ (!;,7t Cg{Ct55 yt\ ~tS4i: ICt: :. ~\.l ~'fJ\--: ~w" f)n ~ebt--;. OV\-1o>Q..'7h fCU\«e..-= '2'5'"70 ~ h.. ~:>~.(.. C) /I '2 ~ ~,7tf ~C,RT~ :: qcV'~ \Vl~ C!>,~(p 4.C V'".t ~ ). ~,,(p t. D7 o . ~" 1.'5.09 Flow Frequency Analysis Time series File:predev.tsf project Location:Sea-Tac ---Annual peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.769 2 2/09/01 15:00 0.371 7 1/05/02 16:00 0.706 3 2/28/03 3:00 0.249 8 8/26/04 2:00 0.423 6 1/05/05 8:00 0.686 4 1/18/06 16:00 0.628 5 11/24/06 4:00 1.18 1 1/09/08 9:00 computed peaks predev.pks -----Flow Frequency Analysis-------- -peaks - -Rank Return Prob (cps) period 1.18 1 100.00 0.990 0.769 2 25.00 0.960 0.706 3 10.00 0.900 0.686 4 5.00 0.800 0.628 5 3.00 0.667 0.423 6 2.00 O.SOO 0.371 7 1. 30 0.231 0.249 8 1.10 0.091 1.04 50.00 0.980 page 1 Flow Frequency Analysis Time Series File:dev.tsf Project Location:sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of peak (CFS) 1.44 5 2/09/01 2:00 1.14 8 1/05/02 16:00 1.67 3 2/27/03 7:00 1.19 7 8/26/04 2:00 1.41 6 10/28/04 16:00 1. 55 4 1/18/06 16:00 1. 73 2 10/26/06 0:00 2.78 1 1/09/08 6:00 computed peaks dev.pks -----Flow Frequency Analysis------- - -peaks - -Rank Return prob (CFS) Period 2.78 1 100.00 0.990 1.73 2 25.00 0.960 1.67 3 10.00 0.900 1.55 4 5.00 0.800 1.44 5 3.00 0.667 1.41 6 2.00 0.500 1.19 7 1.30 0.231 1.14 8 1.10 0.091 2.43 50.00 0.980 page 1 Langley Ridge Infiltration Pond Calculations Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage a Elevation: --~~~Storage Volume: Vertical permeability: Permeable Surfaces: Riser Head: Riser Diameter: Number of orifices: Infiltration Pond 3.00 H:1V 50.00 ft 25.00 ft 1250. sq. ft 8216. sq. ft 0.189 acres 8.00 ft 8.00 ft 30544. cu. ft 0.701 ac-ft 3.00 min/in Bottom 8.00 ft 18.00 inches 1 Full Head 11-4-2005 Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 3.17 0.769 Top Notch Weir: None Outflow Rating CUrve: None Stage Elevation Storage Discharge Percolation Surf Area (ft) (ft) (cu. ft) (ae-ft) (cfs) (cfs) (sq. ft) 0.00 8.00 O. 0.000 0.000 0.00 1250. 0.03 8.03 38. 0.001 0.049 0.58 1264. 0.07 8.07 89. 0.002 0.070 0.58 1282. 0.10 8.10 127. 0.003 0.086 0.58 1295. 0.13 8.13 166. 0.004 0.099 0.58 1309. 0.16 8.16 206. 0.005 0.110 0.58 1323. 0.20 8.20 259. 0.006 0.121 0.58 1341. 0.23 8.23 300. 0.007 0.131 0.58 1355. 0.26 8.26 340. 0.008 0.140 0.58 1369. 0.38 8.38 508. 0.012 0.168 0.58 1426. 0.50 8.50 683. 0.016 0.193 0.58 1484. 0.62 8.62 864. 0.020 0.214 0.58 1543. 0.74 8.74 1053. 0.024 0.234 0.58 1603. 0.86 8.86 1249. 0.029 0.252 0.58 1664. 0.98 8.98 1452. 0.033 0.269 0.58 1726. 1.10 9.10 1663. 0.038 0.285 0.58 1789. 1.22 9.22 1882. 0.043 0.300 0.58 1853. 1.34 9.34 2108. 0.048 0.315 0.58 1918. 1.46 9.46 2342. 0.054 0.328 0.58 1984. 1.58 9.58 2584. 0.059 0.342 0.58 2051- 1. 70 9.70 2834. 0.065 0.354 0.58 2119. 1.82 9.82 3093. 0.071 0.366 0.58 2188. 1.94 9.94 3359. 0.077 0.378 0.58 2258. 2.05 10.05 3611. 0.083 0.390 0.58 2324. 2.17 10.17 3895. 0.089 0.401 0.58 2396. 2.29 10.29 4187. 0.096 0.412 0.58 2469. 2.41 10.41 4487. 0.103 0.422 0.58 2544. Langley Ridge InfiHration Pond Calculations 2.53 2.65 2.77 2.89 3.01 3.13 3.25 3.37 3.49 3.61 3.73 3.85 3.97 4.08 4.20 4.32 4.44 4.56 4.68 4.80 4.92 5.04 5.16 5.28 5.40 5.52 5.64 5.76 5.88 6.00 6.11 6.23 6.35 6.47 6.59 6.71 6.83 6.95 7.07 7.19 7.31 7.43 7.55 7.67 7.79 7.91 8.00 8.10 8.20 8.30 8.40 8.50 8.60 8.70 8.80 8.90 9.00 10.53 10.65 10.77 10.89 11.01 11.13 11.25 11.37 11.49 11.61 11.73 11.85 11.97 12.08 12.20 12.32 12.44 12.56 12.68 12.80 12.92 13.04 13.16 13.28 13.40 13.52 13.64 13.76 13.88 14.00 14.11 14.23 14.35 14.47 14.59 14.71 14.83 14.95 15.07 15.19 15.31 15.43 15.55 15.67 15.79 15.91 16.00 16.10 16.20 16.30 16.40 16.50 16.60 16.70 16.80 16.90 17.00 4797. 5116. 5444. 5781. 6128. 6485. 6851. 7227. 7613. 8009. 8416. 8832. 9260. 9660. 10108. 10566. 11036. 11516. 12008. 12511. 13026. 13552. 14089. 14639. 15201. 15774. 16360. 16958. 17569. 18192. 18774. 19422. 20083. 20756. 21443. 22143. 22857. 23584. 24325. 25079. 25848. 26631. 27427. 28239. 29064. 29904. 30544 . 31265. 31995. 32737. 33488. 34251. 35024. 35807. 36602. 37407. 38223. 0.110 0.433 0.117 0.443 0.125 0.453 0.133 0.462 0.14l 0.472 0.149 0.481 0.157 0.490 0.166 0.499 0.175 0.508 0.184 0.516 0.193 0.525 0.203 0.533 0.213 0.541 0.222 0.550 0.232 0.558 0.243 0.565 0.253 0.573 0.264 0.581 0.276 0.588 0.287 0.596 0.299 0.603 0.311 0.610 0.323 0.618 0.336 0.625 0.349 0.632 0.362 0.639 0.376 ·0.646 0.389 0.652 0.403 0.659 0.418 0.666 0.431 0.672 0.446 0.679 0.461 0.685 0.476 0.692 0.492 0.698 0.508 0.704 0.525 0.711 0.541 0.717 0.558 0.723 0.576 0.729 0.593 0.735 0.611 0.741 0.630 0.747 0.648 0.753 0.667 0.759 0.687 0.765 0.701 0.769 0.718 1.240 0.735 2.090 0.752 3.180 0.769 4.480 0.786 5.960 0.804 7.390 0.822 7.920 0.8408.420 0.859 8.880 0.877 9.330 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0 • .58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 0.58 11-4-2005 2619. 2695. 2773. 2851. 2931- 301l. 3093. 3175. 3259. 3344. 3429. 3516. 3604. 3685. 3775. 3866. 3958. 4051. 4144. 4239. 4335. 4432. 453l. 4630. 4730. 4831. 4933. 5036. 5141- 5246. 5343. 545l. 5559. 5668. 5779. 5890. 6003. 6116. 623l. 6347. 6463. 658l. 6700. 6819· 6940. 7062. 7154. 7257. 7361. 7465. 7570. 7676. 7783. 7890. 7998. 8107. 8216. -------------------------------- Langley Ridge Infiltration Pond Calculations 9.10 17.10 39050. 9.20 17.20 39888. 9.30 17.30 40738. 9.40 17.40 41598. 9.S0 17.50 42470. 9.60 17.60 43353. 9.70 17.70 44247. 9.80 17.80 45153. 9.90 17.90 46071. Hyd Inflow Outflow Peak Target Calc Stage 1 2.78 ******* 0.73 7.28 2 1.44 0.77 0.47 2.98 3 1.55 ******* 0.52 3.66 4 1. 73 ******* 0.49 3.24 5 1.67 ******* 0.47 3.04 6 1.41 ******* 0.39 2.06 7 1.14 ******* 0.26 0.92 B 1.19 ******* 0.27 0.96 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 2.78 Peak Outflow Discharge: 0.733 Peak Reservoir Stage: 7.28 Peak Reservoir Elev: 15.28 Peak Reservoir Storage: 25626. 0.896 9.750 0.58 0.916 10.150 0.58 0.935 10.530 0.58 0.955 10.900 0.58 0.975 11.260 0.58 0.995 11.610 0.58 1.016 11. 940 0.58 1.037 12.270 0.58 1.058 12.590 0.58 Storage Elev (CU-Ft) (Ac-Ft) 15.28 25626. 0.588 10.98 6029. 0.138 11.66 8162. 0.187 11.24 6834. 0.157 11.04 6207. 0.142 10.06 3641. 0.084 8.92 1352. 0.031 8.96 1423. 0.033 CFS at 6:00 on Jan 9 in CFS at 10:00 on Jan 9 in Ft Ft Cu-Ft 0.588 Ac-Ft Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % % 0.007 57191 93.266 93.266 6.734 0.673E-Ol 0.022 2942 4.798 98.064 1.936 0.194E-Ol 0.037 703 1.146 99.211 0.789 0.789E-02 0.051 173 0.282 99.493 0.507 0.507E-02 0.066 31 0.051 99.543 0.457 0.457E-02 0.080 28 0.046 99.589 0.411 0.411E-02 0.095 16 0.026 99.615 0.385 0.38sE-02 0.110 18 0.029 99.644 0.356 0.356E-02 0.124 17 0.028 99.672 0.328 0.328E-02 0.139 8 0.013 99.685 0.315 0.31SE-02 0.153 19 0.031 99.716 0.284 0.284E-02 0.168 13 0.021 99.737 0.263 0.263E-02 0.183 15 0.024 99.762 0.238 0.238E-02 0.197 10 0.016 99.778 0.222 0.222E-02 0.212 15 0.024 99.803 0.197 0.197E-02 0.226 6 0.010 99.812 0.188 0.188E-02 0.241 9 0.015 99.827 0.173 0.173E-02 0.256 9 0.015 99.842 0.158 0.158E-02 0.270 9 0.015 99.856 0.144 0.144E-02 11-4-2005 8326. 8437. 8549. 8661. 8774. 8888. 9002. 9117. 9233. Year 8 Year 8 • • Langley Ridge Infiltration Pond Calculations 11-4-2005 0.285 6 0.010 99.866 0.134 0.134E-02 0.299 4 0.007 99.873 0.127 0.127E-02 0.314 8 0.013 99.886 0.114 o .114E-02 0.328 3 0.005 99.891 0.109 0.109E-02 0.343 6 0.010 99.901 0.099 0.995E-03 0.358 4 0.007 99.907 0.093 0.930E-03 0.372 7 0.011 99.918 0.082 0.815E-03 0.387 5 0.008 99.927 0.073 0.734E-03 0.401 5 0.008 99.935 0.065 0.652E-03 0.416 9 0.015 99.949 0.051 0.506E-03 0.431 4 0.007 99.956 0.044 0.440E-03 0.445 4 0.007 99.962 0.038 0.375E-03 0.460 6 0.010 99.972 0.028 0.277E-03 0.474 8 0.013 99.985 0.015 o .147E-03 0.489 2 0.003 99.989 0.011 0.114E-03 0.504 1 0.002 99.990 0.010 0.978E-04 0.518 5 0.008 99.998 0.002 0.163E-04 I I I II I I I: Ii I: I I I I -I Altmann Oliver Associates, LLC AOA PO Box 578 Carnation, WA 98014 Office (425) 333-4535 Fax (425) 333-4509 Environmental DEvaOPMENT PlANNING CITY OF RENTON JUL 12 21m RECEIVED Wetland, Stream, and Wildlife Habitat Study for Langley Ridge at May Creek Renton, Washington Planning & Landscape Architecture Prepared by: Altmann Oliver Associates, LLC PO Box 578 Carnation, Washington 98014 I I I Ii I I I: I I I I I II I I I I' I I Table Of Contents 1.0 INTRODUCTION 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE 3.0 METHODOLOGY 4.0 RESULTS OF WETLAND/STREAM DELINEATION 5.0 WILDLIFE References List of Drawings Drawing W1.1: Site Plan and Plant Communities Map List of Appendices Appendix A: Wetland Data Sheets Page 1 1 1 2 4 I I I I I' I I I' I I I; I I I !I I, I I I' LANGLEY RIDGE AT MAY CREEK RENTON, WASHINGTON WETLAND, STREAM, AND WILDLIFE HABITAT STUDY June 30, 2005 1.0 INTRODUCTION This report documents the results of a wetland and stream delineation and wildlife habitat assessment that was conducted on the Langley Ridge at May Creek project site located in the City of Renton., The site is located in Section 3, Township 23 North, Range 5 East, W.M., and consists of an irregularly shaped property that is generally situated south of SE May Valley Road, north of SE 100th Place, and east of 138th Ave. SE (Drawing W1.1). The site is the location of a proposed single-family residential development. The purpose of this report is to ~escribe the wetlands, streams, and wildlife habitats identified on the property. Information in this report will be utilized by the City of Renton to evaluate potential impacts to these resources from the proposed project. 2.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site consists ofa 'inix of developed and undeveloped areas. Undeveloped areas are found throughout the western and central portions of the site and include a mix of forested areas and old pasture, much of which is wetland. In addition, May Creek flows from east to west along portions of the north part of the site. Developed areas include: 1) several single-family residences along the May Creek corridor, 2) several houses under construction in the eastern portion of the site, and 3) a single-family residence and associated detached office in the south-central portion of the site. Topography on the site is relatively flat to gently sloping within the proposed development area in the southern portion of the site and within the eastern and northeastern portions of the property. Steeper slopes are found from the proposed development area down to May Creek. 3.0 METHODOLOGY A general site reconnaissance was conducted on February 18, 2004 to gain an overall impression of the existing environment. Observations were made of the general plant communities, wildlife habitats, and the locations of potential wetland areas. Present and past land use practices were also noted, as were significant geological and hydrological features. Wetland A in the central portion of the property was delineated during the initial reconnaissance utilizing the methodology outlined in the Washington State Wetlands Identification and Delineation Manual (1997). Most of the remainder of the wetland delineation was conducted on March 1, 2005. Additional field investigations in the western portion of the site were subsequently conducted on May 17, 2005. Langley Ridge at May Creek June 30, 2005 3005rpt2.doc 1 ,- I I I I I, I I' I, I I I Plant species were identified according to the taxonomy of Hitchcock and Cronquist (1973), and the wetland status of plant species was assigned according to the List of Plant Species that Occur in Wetlands, published by the U.S. Fish and Wildlife Service (Reed 1988, 1993). Wetland classes were determined by the U.S. Fish and Wildlife Service's system of wetland classification (Cowardin, et. al. 1979). Vegetation was considered hydrophytic if greater than 50% of the dominant plant species had a wetland indicator status of facultative or wetter (Le., facultative, facultative wetland, or obligate wetland). Soil on the site was considered hydric if one or more of the following characteristics were present: • organic soils or soils with an organic surface layer, • matrix chroma just below the A-horizon (or 10 inches, whichever is less) of 1 or less in unmottled soils, or 2 or less if mottles were present, or • gleying immediately below the A-horizon. Indicators of wetland hydrology included, but were not necessarily limited to: drainage patterns, drift lines, sediment deposition, watermarks, and visual observation or evidence of inundation or saturated soils. An evaluation of the vegetation, soils and hydrology was made at various locations along the interface of wetland and upland. Wetland boundary pOints were then determined from this information. Wetland boundaries were marked with flagging and surveyed; Appendix A contains data sheets prepared for representative locations in both the uplands and wetlands. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. 4.0 RESULTS OF WETLAND/STREAM DELINEATION Two wetlands (Wetlands A and 8) and three streams (May Creek, Stream 1 and Stream 2) were identified on the property (Drawing Wl.l). Each of these wetlands/streams is described below. Wetland A Wetland A consists of a small (4,164 s.f.) wetland seep located in the central portion of the site. Hydrology within the wetland appears to infiltrate near the bottom of the slope. Vegetation within the wetland consisted primarily of a palustrine scrub-shrub plant community that included vine maple (Acer circinatum), salmonberry (Rubus spectabilis), sword fern (Polystichum munitum), youth-on-age (Tolmiea menziesil), and stinging nettle (Urtica dioica). At the time of the field investigations, soils within the wetland were generally saturated to the surface. Wetland A appears to meet the criteria for a Category 2 wetland according to the newly adopted City of Renton code. Category 2 wetlands require a standard 50-foot buffer. Langley Ridge at May Creek June 30, 2005 3005rpt2.doc 2 I I I I I I I I I I I I I --..- I I I I I I Wetland B Wetland B (4 acres on-site) consists of a large wetland system located throughout the northwestern portion of the site. The wetland is associated with May Creek and is part of a larger wetland that extends off-site to the west. The southern portion of the on-site wetland consists of a palustrine forested plant community hydrologically supported by hillside seeps. Vegetation within this portion of the wetland included red alder (Alnus rubra), vine maple, salmonberry, lady fern (Athyrium filix-femina), skunk ,cabbage (Lysichitum americanum) and youth-on-age. Soils within this portion of the wetland consisted primarily of a histosol that was saturated to the surface. The central and northeastern portions of the wetland consisted primarily of an old pasture area that included a mix of palustrine scrub-shrub and palustrine emergent vegetation. Plant species in this area included Himalayan blackberry (Rubus discolor), reed canarygrass (Phalaris arundinacea), velvet grass (Holcus lanatus), slough sedge (Carex obnupta), and soft rush (Juncus effusus). The northwestern portion of the on-site part of Wetland B consisted of a series of small seeps (and Stream 2) that drain down a mixed forested hillside into May Creek. Vegetation within the seeps included lady fern and youth-on-age, with big- leaf maple (Acer macrophyllum), Douglas fir (Pseudotsuga menziesil), western red cedar (Thuja plicata), red alder, Indian plum (Oem/eria cerasiformis), and sword fern within the adjacent upland areas. Wetland B appears to meet the criteria for a Category 2 wetland according to the newly adopted City of Renton code. Category 2 wetlands require a standard 50-foot buffer. I May Creek May Creek flows from east to west through the northeastern and northwestern portions of the site. The riparian corridor on the north side of the creek in the northeastern portion of the site consisted of a mix of upland forest and historically cleared and graded areas dominated by Himalayan blackberry and reed canarygrass. Several large sheds were observed within the far northwestern corner of this portion of the site and a thin strip of red alder and salmonberry was observed along the creek. Topography slopes down toward the creek from SE May Valley Road. The area to the south of May Creek in the northeastern portion of the site was entirely developed with a single-family residence and associated out-buildings, lawn, and ornamental areas. The on-site area on the north side of May Creek in the northwestern portion of the site included mowed lawn, grazed pasture, several small sheds, piles of debris, and patches of Himalayan blackberry, with a strip of young big-leaf maple, salmonberry and scattered larger trees along the creek: Langley Ridge at May Creek June 30, 2005 3005rpt2.doc 3 I I I I I I I I I I I I I I I I I I I May Creek is mapped as a Class 2 wetland by the City of Renton and would require a 1 ~O-foot buffer. It is our understanding that all disturbed areas located within the May Creek riparian corridor will be restored with native plantings as part of the proposed project. Stream 1 Stream 1 is a small tributary to May Creek located in the northwestern portion of the site. This stream consists of a channel that was apparently cut approximately 30 years ago and conveys runoff from areas across SE May Valley Rd. Since the stream appears seasonal it would likely be considered a Class 4 stream by the City and would require a 35-foot buffer. If the stream is determined to be perennial, then it would be considered a Class 3 stream and would require a 75-foot buffer. Stream 2 Stream 2 is a tributary to May Creek located on the south side of the creek in the northwestern portion of the site. This stream consists of a deeply incised eroding channel located within a mixed forest. Runoff within the stream appears perennial and the stream would likely be considered a Class 3 stream (75-foot buffer). 5.0 WILDLIFE Wildlife habitats on the site were reviewed during the field investigations and consisted of the following four main habitat types: 1) Unevenly aged mixed upland forest. This habitat type is generally found throughout the southern and central portions of the site. Vegetation within this habitat was typical of older lowland western Washington forests and included a nearly closed canopy of unevenly aged Douglas fir, western red cedar, and big-leaf maple. Understory vegetation varied from moderately dense to open and included vine maple, hazelnut (Cory/us comuta), tall Oregon grape (Mahonia aquifolium), Indian plum (Oem/eria cerasiformis), and sword fern. Habitat features such as snags and downed logs were observed. 2) Deciduous forested/scrub-shrub wetlands. This habitat type is found within Wetland A and the southern portion of Wetland B. Vegetation within this habitat type includes red alder, vine maple, salmonberry, youth-on-age, stinging nettle, lady fern, and skunk cabbage. 3) Old wet pasture. This habitat type occupies the central portion of Wetland B and was apparently historically utilized as pasture. Vegetation consists primarily of dense shrub patches interspersed with grasses and forbs including reed canarygrass, velvet grass, slough sedge, and soft rush. 4) Disturbed/residential/ornamental. This habitat type is found within parts of the riparian corridor of May Creek, the eastern portion of the site and the south-central portion of the property. It includes all areas associated with the existing development on the site that have been historically disturbed and currently contain primarily ornamental vegetation such as lawns and planting beds. Langley Ridge at May Creek June 30, 2005 3005rpt2.doc 4 I I I I I I I I I I I I I I I I I A variety of wildlife species typical of primarily forested habitats within the suburban Puget Sound area were observed on the site during the field investigations. Wildlife species recorded during the site review included the spotted towhee, American crow, pileated woodpecker, song sparrow, black-capped chickadee, and mountain beaver (burrows). However, the number of wildlife speCies that utilize the site could be expected to be much higher than the number actually observed due to the seasonality and secretiv~ nature of most wildlife species. The project site likely provides habitat for a variety of small mammals such as mice, voles, shrews, bats, weasels, squirrels, and moles that are commonly found within similar habitats. Other mammals that likely utilize the site include the raccoon, Virginia opossum, black-tailed deer, and coyote. Unobserved bird species that likely utilize the property on a regular or occasional basis include the Steller's jay, winter wren, Bewick's wren, American robin, bushtit, dark-eyed junco, rufous hummingbird, red-breasted sapsucker, northern flicker, hairy woodpecker, and a variety of sparrows, kinglets, warblers, and nuthatches. Although no raptors or raptor nests were observed during the field investigations, the site is probably utilized, at least occasionally, by raptors such as the red-tailed hawk, Cooper's hawk, sharp-shinned hawk, western screech owl, and barred owl. Unobserved reptiles and amphibians that are likely to utilize the site include garter snakes (Thamnophis sp.), northern alligator lizard, Pacific chorus frog, and a variety of salamanders. Threatened and Endangered Species and Habitats The Washington Department of Fish and Wildlife was contacted for their Nongame Heritage data and Priority Habitats and Species (PHS) data for the project site and on all adjacent sections. According to this data base system, May Creek contains both anadromous and resident populations of priority fish species. No other state endangered, threatened, or sensitive wildlife species or habitats have been identified on the site, nor were any identified during the field investigations. The Washington Department of Natural Resources was also contacted for information on significant natural features on the site. According to this Natural Heritage Information System, no records for rare plants or high quality native ecosystems occur in the vicinity of the project site. Langley Ridge at May Creek June 30, 2005 3005rpt2.doc 5 I I I I I I I I I I I I I I I I I I I REFERENCES Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, Department of the Interior. FWSOBS-70/31. Ecology, Washington State Department of. 1997. Washington State Wetlands Identification and Delineation Manual. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, C.L., and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. 730 pp. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. Reed, P.B. Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. Reed, P.B. Jr. 1993. Supplement to: National List of Plant Species that Occur in Wetlands: Northwest (Region 9). USF&WS BioI. Report 88. I I I I I I I I I I I I I I I I I I I APPENDIX A DATA SHEETS I I: I I I I I I I " f I I I I I I I) I 8-2 t~-_ ' ......... -: :7:~';:~~"::z:"\r~~t:' 11'4\ t DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 F16ldlnvest~a.tor(s): A .... ""Of'AA,..J,J Date: "?,-I-O~ ProjecVSite: ""',..,bL,.(;'<. If.. 1)"t.ol:. !'I. ~ 1M" "{ (tIC. State: w/'r" County: _"'_,_..,J--=\,o....... _____ _ ApplicanVOwner: f"(.>~i tSL Plant Community :lName: _______ -:-____ _ Note: If a more detailed site description is necessary, use the bad< of data form or a field notebook. ~----------------------~--------------------------- Do normal environmental conditions exist at the plant community? Yes..$--No __ (If no, explain on back) Has the v9getation, soils, andlor hydrology been significantly disturbed? Yes __ No l... (If yes, explain on back) Dominant Plant Species 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Indicator Status fAc..- 'YAc - tP<1" ,""cu c~'- VEGETATION Stratum T ,..1 S $ ..s ~ Dominant Plant Species 11.--------------------- 12.--------------------- 13.---------------------14. ------______________ _ 15. ------______________ _ 16. ------______________ __ 17.------______________ _ 18. ----------__________ __ 19. --------------~-----20. ____________ _ Percent of dominant species thaI are OSL, FACW, andlor FAC __ ...:b~O::..o..:./_0 ____ _ Is the hydrophytic vegetation criterion met? Yeis~ No Rationale: 5 S-o ~c. fl..,<:-Il£. v1~'TT~R.. SOILS Indicator Status Stratum Series/phase: Subgroup:2 _____________ _ Is the soil on the hydric soils list? -Yes No Undetermined _......,... ______ ....,.-_ Is the soil a Histosol? Yes ~ No _-_ Histic epipedon present? Yes ___ No X- Is the soil: Mottled? Yes No ~ Gleyed? Yes No ~ Matrix Color: \0'(& "LV--Mottle Colors: _________________ _ Other hydric soil indicators: ----'----------'--------------------- Is the hydric soil criterion-met? Yes ~ No Rationale: " MJC.~ -U\.J C1f,(L4'./V\.~ HYDROLOGY Is the ground surfaca inundated? Yes __ No ~ Surface water depth: Is the soil saturated? Yes ~ No __ Depth to tree-standing water in pit/soil probe hole: S"''"t-.Ht'''''::''-;' "'..;; S~~(-i'd__ Gft List other field evidence of surface inundation or soil saturation. S2 Is the wetland hydrology criterion met? Yes ~ -No _""_"0 __ Rationale: _____ ---:-:::-__________ -:--___________________ _ 6 tS~",..'I.:..,J d of--S'Q. \ '-~,..--v~l't\ lu.-1 JURISDlcnONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes ~ No Rationale for"jurisdictional decision: A~\-3 C(L\,t(LIA """~"\ 1 This data form can be used lor the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procadure. 2 Classification according to ·Soil Taxonomy: " I I I I I I I I I , I I I I I I I I) -' I P_? DATA FORM ROUTINE ONSITE DETERMINATION METHOD 1 Field Investigator(s): A ..... "TI/'A.-A.rJ,J . Date: -=:3=-:--..:\_-_0=:-=S" _____ _ Projec'JSite: U.rJb\.-~1 (l.tt>b~ """T MA"f ell<-State: \,.1"-< County: ~1F~1.!.t--1=-=<":'=--_____ _ ApplicantJOwner: . foY,tcP-Plant Community #lName: ____________ _ Note: It a more. detailed site description is necessary, usa the back of data. form or a field notebook. Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no, explain on back) Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Dominant Plant Species 1. A.Cer ""c..crorI.,1 \\,J""" 2. ACltr C~n:;·,,",4v"'" 3. ()IZ. ....... \lld'" cu-,-s,t>r..-. ;::; 4. \70\'pA:s. \...."' ......... ".......~, -tv...--.. 5. 6. 7. 8. 9 .. __ -,-_______ _ 10. Indicator Status tkJ ~(- ~c.J fP-c.) VEGETATlON Stratum "\ '\£5 S S Dominant Plant Species 11. ------------- 12.---~------- 13. -----------14. __________ _ 15. ---_______ _ 16. -~ ________ _ 17. ------------ 18. ----------- 1 g~ ----------- 20.----------- Percent of dominant soeces tha·t are OEL. FACW, and/or FAC .. ___ CJ..:::::.._"--___ _ Is the hydrophytic veg~tation c:itarion.met? Yas __ No ~ Indicator Status Stratum Rationale: ____ ,.-_____________ ....:.. __ ..;.-,,.-__ -'-___________ .....:.. __ NaT "7 S-O"'{() fp.. C. o~ vJ~,\ I=.R SOILS Series/phase: Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yes No Uncetarmined ___ ~ __ _ Is the soil a Histosol? Yes . No ~ Histic epipedon presant?Yes __ -_ No ~ Is the soil: Mottled? Ye! __ No ~ Gleyed? . Yes No...:!::....- Matrix Color: I()'(~ "!:>f:? Mo .. le Colcrs: _,.-________________ _ Othe(h~dricsoil~dk~ors:--------------------...:...----------- Is the hydric SlJiI criterion met? Yes . No ~ Rationale: ._-'--__ --:::_--:::--_--:---=::--______ -::--, __________________ _ C« (U: '''' A G f-2-\,J I '\ t\Q.rr-""" i> .. ~ L;;' S HYDRO.LOGY Is the ground surfaca inundated? Yes NO,L-Surface water depth: ------------ Is the soil saturated? Yes No ')(. Depth to free-standing water in pitJsoii proce hole: ______ ~ __________ __,------ List other field evidence of surface inundation or soil saturation. Is the wetland hydrol09Y criterion met? Yes No ~ Rationale: -----------;:-~__:__;_,,.---_:_----7""--------_=__,:_=_-----NO O~St:.(L..JP,~'b..J et;.-""J'\>~,.Jc.E.. o~ SI>\\..-s&>.~J~P,'iIO,.J Of.-?e:.->'i>1~6 JURISDICTlONAL DETERMINAnON AND RAnONALE Is the plant community a wetland? Yes No ~ Rationale fo(jurisdictional decision: f'l 0 c..~ \~ ~{L-\ Pr ~ ~~ 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procadure. .... - 2 Classification according to 'Soil Ta;xonomy: ... . , . .. ;;;:;:; .. ~::;:_: ..... ~ '.' ._~== ... k I':~;<~ii}~~~':';i =:'. "'=" , . . ~·:;"'·f4?~t7:::.".~. •.... ~ ... .: .. ~-.... ~.~~ . ..• , . .' ..... ~.':".: .. I, I I I I I I I I , ,~ I' I I I I I I I,. j .,' I . . o " DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 FIB ld Inve st~ ~tor( s): A L.--'t If"I.. p..,J,..) , . 0 ate; _3:::--_\_-_c-.-:S'" ________ _ ProjeeJSite: LI .. ,..I~LL'{ ~'\l>b~ A~ <iV'1o.'-( c..v.... State; wp... County: _..:..\c.....::....:\..:..N_l!7=-_____ _ ApplicantlOwner: ,\<:>s"e.~ Plant Community #/Name: ___________ _ Note: If a more, detailed site description is necessary. use the back o( data (orm or a field notebook. ~-------------------------------------------------- 00 normal environmental conditions exist at the plant community? Yes 1-No __ (If no. explain on back) Has the vegetation, soils. and/or hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Dominant Plant Species 1. A \ vnJ ~ ("v'or5 2. 0t>\o\,,,,,,,,,,, \...orr,dv$: 3. Oe",-\E>i:-... (".('('''' s; \<l,"""; f 4. ~M.-Y" v_ -t. \ ~ 'I( -t! ""II'~ 5. =r<>\~c.... Ii""'-t' ... ~,·~s~~ , 6. 7. 8. 9. 10. Indicator Status fp.c.... Y"'<+ 'fMv fA-c. . foP. <.. VEGETATION Stratum 'T 5 s Dominant Plant Species 11.-------------- 12.--------------------13. ---------__________ _ 14. --------________ _ 15.--------------____ _ 16. ----------------__ _ 17.-----------_______ _ 18. ----------___ __ 19.---------------____ _ 20.-----------c Percent of dominant species that are beL. FACW. andlor FAC _. _-'Z"-C"'--'I_,.;;..o ____ _ Is the hydrophytic vegetation c:iterion met? Yes ~ No Indicator Status Stratum Rationale: ~-----,.---...:.....------'----"'-...:..-~---'--------~---~-----'> S-o "'1<> (CAe 0(2.. wUi rf: R.;. SOILS Series/phase: ________________ -,--Sutx;rqup:2 ____________ _ Is the soil on the hydric soils list? Yes No Undetermined --,.-:-_,.--___ _ Is the soil a Histosol7 Yes No 'f His:ic epipedon present?' Yes _)( __ ' No __ Is the soil: Mottled? Yes No ~ Gleyed? Yes No ~ Matrix Color: '6'( (2.. z../ \ --. -Mottle Colors: -'-_...."...-_______________ _ O~erh~dricsoil~cica~~:--------~----------------------- Is the hydric scil criterion met? Yes L-No Rationale: --: __ -....".-=--::-;-:::""'~--:--:__::__:_7'"7-_::: _____ -___ -~-___ ---------------- \,\S'TIS \:..{I\,~t>d,..) ./,1' .... Pi C \\~.VV\I\ 'df: \ Is the ground surfaca inunc'ated? Yes Is the soil saturated? Yes. X No HYDROLOGY No ~ Surface waterc'epth: Depth to (ree-s:anding waler in pit/soil probe hole: ~SM~,~::..;~:....-(>.--...:.-....;. .... ...;.i):.._.:..."'_' __ S,J::.. .... :.....;..:f1O._C_l:::...__\1_ .... _1'_...,_,,_~_,._'("_E...;.I"-__ '..:..,J_I-\_Io .... _"-_ list other field evidence of surface inundation or soil saturation. Is the wetland hydrolO<jy criterion met? Yes ~ No Rationale: ____ ...,.-_______ :__------:,---------------------- O('oS€:.{>."';Po"\'d"") ()f-s~,~ S"p,..I ..... ""Pr'\lu~ JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes ~ No _. _' Rationale forjurisdictional decision: A\...\-:, c.p....,"'{~(!..\A """e.< 1 This data form can be used lor the Hydric Soil Assessment Procedure and the Plant Community Assessment Procadure. .' .' 2 Classification according to ·Soil Taxonomy: I I I I I I I I I , i I I I' I I I I·. J ". I n ,., '" .. : ..... ~": . .' .. . ~."'~'. DATA FORM ROUTINE ONSITE DETERMINATION METHOD1' FIElId Invest~ator(s): Al.fTIM.,k,.J,J.". Date: ~ S -(~o r ProjecVSite: U.~()vG'( jL"i) (,£ {><'f ""A:'1 Ck.. State: vJl'r County: ~~..:..I_.J-=G~ _____ _ AppficanlJOwner: t6~1'€.R. Plant Community I:lName: ____________ _ Note: H a moce, detaned site description is necessary. use the bad< of data form or a field notebook. ~-------------------------------------------------- Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no, explain on back) Has the vegetation, soils. and/or hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Indicator Dominant Plant Species Status f1.,c.. fP.c..r fAc.v ~I'<tJ fM..J 1. I\-' .... ,)S r ..... \"r'" 2. P.v~~ s~c.\-c..b\;s , 3. Oe""" r; '"'-C-q-....s; -f. , ...... ; <;', 4. ~v '0,.:>~; c.\ ...... --, >"-<u", -h,......., 5. ~v S oJrs in. uJ 6. 7. 8. 9. 10. _~ ____________ ~ __ VEGETATION Stratum Dominant Plant Species '\ 11. --------------------S 12. -------------5 S 13. -------------------- 14. -----~-------------V 15. ----------__________ _ 16. ----------------------17. ----____________ _ 18. --------____________ __ _____ ' 19. ---------------------- 20. ------------------ Ll O"(f) Percent of dominant spec:es that are OeL, FACW. and/or FAC ___ , ___________ _ Is the hydrophytic vegetation c:iterion met? Yes __ No ~ Indicator Status Stratum Rationale: ----'-----;,.---------_____ ,..--______________________ ~ ________ ,..__-------- Nut--:> 5"u ~/" ~c-(J(I.. vJ f; ... -r,s,(,... SOILS Serie~phase:-----------------------------------Subgroup:2'--------------------------- Is the soil on the hydric soils list? Yes No Undetermined ______ -:-----:-~_ Is the soil a Histosol? Yas No ~ Histic apipedcn present? Yes ____ No ~ Is the soil: Mottled? Yes~ No1-Gleyed? Yes ____ No~ Matrix Color: \o'tt:-~ ~ MOille Colcrs: ________________________________ _ Othe(h~dricson~d~a~~:~----~---------------------------------------------------~ Is the hydric sail criterion met? Yes ___ No ~ Rationale:· . C t\(t<>'-J!'r 0 r <-\,J "~""'''''''''T ",",4".,.~ 5 HYDROLOGY Is the ground surface inundated? Yes Nc ~ Surface water depth: Is the soil saturated? Yas No -..,< Depth to fcee-standing water in pit/soil probe hole: -'-________________________________________ ~ list other field evidence of surface inundation or soil saturation. Is the wetland hydrolO<jy criterion met? Yes No _v:... __ Rationale: -:--________________ -::---:-____________ ---::--______ -:-________ ---:-__ -;-:-_________ __ t-JD <::.~.s€;.(W"" .. t\6,J ()a.... fv'~,~ •. .IC.E. c~ .h\~ S~~(L" ~, • ...l ()~ \:>6"-'\)\..1 b JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes __ No ~ Rationale for'jurisdictional decision: N () Ci.A 'T ""fL' fr ""E, 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Commun~y Assessment Procadure. . .. 2 Classification according to ·Soil Taxonomy: ":'\....... ,'-..... . I I I I I I I I I I , r I I I I I I I,. J -" I n ,.. '·i~¥i.fJ:,'" ' .. ,;;:;;;;. ~.' ··;.;":,=-~~.'~·?i:3·"", :,. "".'; ; ..... ~::. : ..... . .. ... ~ .. T~ :t:\5" DATA FORM ROUTINE ON SITE DETERMINATION METHOD1 Field InvestXJator(s): "h ... '~A~,J,· Date: 2-1 ~ -0,-/ ProjecVSite: fl.\~"£: A, """,..-< Ck.l<--A ... " ... '1) State: WA County: --,~c.....:....1 N--,ob'--_____ _ AppficantJOwner: fo S"'\£..~ Plant Community #lName: ___________ _ Noi8: If a more, detafled site description is necessary. Use the bad< of data form or a field nolebook. 00 normal environmental conditions exist at the plant community? ' Yes 1-No __ (If no, explain on back) Has the vegetation, soils. andlor hydrology been significantly disturbed? Yes __ , No ~ (If yes, explain on ~acl<) Dominant Plant Species 1- 2. 3. 4. 5. 6. 7. 8. 9. 10. Indicator Status VEGETATION Stratum Dominant Plant Species ·f,!> 11. __________ _ ~ 12. ----------~ 13. -----------14. ----______ _ 15. --------___ _ 16. ------------ 17. ------------ 18. -------------- 19. ------------ 20.------------ 3 7 c/o Percent of dominant speces that are DEL, FACW. andlor FAC ~--=;-:=>=:....;'-::;..---- Is the hydrophytic vegetation c:itarion met? Yas No ~ Indicator Status Stratum Rationale: __ ---:-____ _.---------::---------------------NUT> S-OCl/o FAc. of. v'£.'~(R. SOILS Series/phasa: __________________ Su~roup:2 ______________ _ Is the soil on the hydric soils list? Yes No Undetermined _______ _ Is the soil a Histosol? Yes No ~ Histicepipedon presant? Yes __ No ~ Is the soil: Mottled? Yes No ~ Gleyed? Yes ___ No ~ Matrix Color: I () y~ gc Mottle Colcrs: __________________ _ Other hydric soil indicators:'------------------------------- Is the hydric s:oil criterion met? Yas ~ No Rationale: ' LOW U\fl..o M.A HYDROLOGY Is the ground surface inundated? Yes No ~ Surface water depth: ____________ _ Is the soil saturated? Yas..1S...-.. No Depth to free ·standing water in pit/soil probe hole: __ ...::S=J'?_f_A_c.._~ _____________________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yas ~ No Rationale: _____________ --:::"~----__,:__------------------ oc> St./< \J A. 'I I ~.,j 6;;::' 5 t>" \... S'.A"T ",{L PI 1 I 11,..) JURISDlCnONAL DETERMINATION AND RATIONALE Is the plant community a watland? Yes ~ No Rationale forjurisdictional decision: i>p..S ~ "i) c:;..J S' D\~ 50 I\,.J v t'f!~6l,..~ G. 'f C f-, ,. £1'-1 A 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. " 2 Classification according to ·Soil Taxonomy: - f f:l:<;'·~~?~;~~~' · . . 'i~i~~¥1.·f7+;;:·~:;;';7~Z;i~-'-t.S-'" . , ..... "! ..• :. -....... , ..•.. :.' ... ;~.':'.:.: . I I I I I I I I I '. I~ I I I I I I I·, J -~. I . . DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 FIElId Invest).;jator(s): A .... ,t'\ArJ,J,.,. . Date: 2 -\ ~ -0,,( ProjecfJSite: l,.A.J&'-'? 4?}?b(::: AT M,,:t c..~ State: WA County: ~l£-_I_..J---"G:.....-____ _ ApplicanlJOwner: to s"t ~~ Plant Community :/Name: _______ -:--___ _ Note: If a more. detaned site description is necessary. use the bad< of data form or a field notebook. ~-------------------------------------------------- Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no. explain on back) Has the vegetation. soils. and/or hydrology been significantly disturbed? Yes __ No ~ (If yes. explain on back) Dominant Plant Species 1. 1"hJj ,-y':c..c:h, 2. ~\" ... JS rJ'or<. 3. I\((!.r Mc:;..~rO?\..'1I\v",", 4. Ac<\"" c~rc;" ... "'v","", 5. «,)\ys~ ,c.~""" I\",J .... """""" 6_ 7. 8. 9. _________ _ 10. Indicator Status fA<.. ~c. ~<..u ~L~ W\J VEGETAnON Stratum Dominant Plant Species ~ 11.--------~---~ 12. ------------1" 13. _____ ..,..-___ _ -(Is 14. ________ -'--_ 5 15.-------__ _ 16. --------__ _ 17.--------__ _ 18. --------___ _ 19. -----------20. ___________ _ Percent of domin.ant species that are OeL. FACW. andlor FAC l{ 0 °1-0 Is the hydrophytic vegetation dterion met? Yes __ No .K.- Rationale: . ;.JeT ::> !;"lJu/., f~ot. ",Jf'T'Iil{.. SOILS Indicator Status Stratum Serieslphasa: Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yes No Undetermined ______ _ Is the soil a Histosol? Yes No K Histic epipedon present? Yes __ No..x.-. Is the soil: Mottled? Yes No ~ Gleyed? Yes __ No ~ Matrix Color: lo'f~ YL-' --Moitle Colcrs: _____________ -'-___ _ Other hydric soil indicators: ------------------------------- Is the hydric son criterion met? Yes No _)C __ Rationale: -=-----~---:::----'----.,.r_---'-----------'----..,__---'-----------CttILlo i'-'\.~ ~r 2..' ' .. 4~ .... 4IT'-~.s HYDROLOGY Is the ground surfaea inundated? Yes No ~ Surface water depth: __________ _ Is the soil saturated? Yes __ No ~ Depth to free-standing water in pit/soil probe hole: _____________ -'-________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrolO<jy criterion met? Yes __ No _,? __ Rationale: ______________ --:~--------------:____:_----- fie b6St.IL-""'''t.cl,.J afZ.-~,J,b~,.J~E.. 6(:. &(,,~ $"'"t"~~llIrl 6P-,?6.-J~)..J b JURISDlcnONAL DETERMINATION AND RAnONALE Is the plant community a wetland? Yes __ No-2L- Rationale forjurisdictional decision: ._. __________________________ _ ~ Q (f'-I T£./Lt,.. -c. .. 1 This data form can be used for the Hydric Soil Assessment Procedure and the ,Plant Community Assessment Procadur9. . 2 Classification according to ·Soil Taxonomy: " I::' '~-7=:. ~if;~;;:·;::. ~,,:::·':~::;' .. ~·;~·~~·3;;:~;'~:::i;::::~~i;:::~~~;~.~:;:-:;:~~~;;~~;;'-:~~~~~;;;~;~: .~~~;f~<;~r:;;·';=i=i ::;:. =.:;;. ,=ji.:~i.~;:::~i~'!~~r;';¥:5;j.; .. ~.~;;; .. ;;;·· i;' .;;;:~;;:. ;~;;:_ r-::;;:-::S;.7::. :w.q~=; __ 4·· :.:;~~. -~-¥', -~e'.;:===:::::;:::=:~~'~~.:!;'>~·:·"=7;~·_ ::;::::. z=:==.:;:: .. ~ ... :.:;:l;;'f;':::~::=i.~~fi/~~ i?:·.;~:i;i;l;:;;:~;';;~:;;'::;',;....:.:· -w~.-(' I I I I I I I I I , " i I I I I I I I·, J .,' I o " DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 FI6Jdlnvestigator(s): A ... ,M ...... "s,J. Date: 2,..-,~-oy ProjectJSite: I,..A"'lo'-~ (t.'l>(ol. I»'f ~A'I C\oC. State: WA-County: _~~'.:..:N:..;b~ _____ _ ApplicantX)wner: f"~s,t" Plant Community tfName: ___________ _ Note: H a more. detailed site description is necessary. use the bad< of data form or a field nolebook. ~-------------------------------------------------- Do normal environmental conditions exist at the plant community? Yes ~ No __ (If no, explain on back) Has the vegetation. soils, andlor hydrology been significantly disturbed? Yes __ No ~ (If yes, explain on back) Dominant Plant Species 1. P...;b.J ~ S 1 <. <..\-~t,.\ i S 2. !.)\....-\tQ. c!"l. ,-~.s',: . 3. i\.c:..\"'-C"i ~ ~v"~J,,, "'(f~ ~ 4. lJ'r\; <. .. J ,,,,e Ps. 5. 6. 7. 8. 9. 10. Indicator Status (..p.C-i ~A(.... (-AC~ hi. VEGETATION Stratum' Dominant Plant Species 5 11. ________ _ ~ 12.--------------____ _ ~ 13. ------------______ ___ H 14. ------____________ __ 15. ____________________ _ 16. --------------______ _ 17. ------------________ _ 18. --------------______ _ 19.----~---------------20. ________________ ~--- Percent of dominantSi>8ces that are OEl, FACW, andlor FAC Ico 0, () Is the hydrophytic vegetaticn c:iterionmet? Yes ~ No __ Indicator Status Stratum Rationale: -----------__ -:---______________________ _ "> s-c c/b FAC. o4L ~£.'\1"~a.. SOILS Series/phase: Subgroup:2 ____________ _ Is the soil on the hydric soils lis:? Yes No Undetermined Is the soil a Histosol7 Yes No ..L"Histic epipedon present? Yes-=--_-_-_-:-N:-"o-·-')(,.-:--- Is the soil: Mottled? Yes --x:-No ___ Gleyed? Yes __ No~ Matrix Color: lo'(~ ~ Monle Colcrs: _v¥..!.A..!.Je-I:::.L):!:!.o~v..;. . .i==__ ___________ _ Otherh~dricsoil~dka~~:----------------------~------- Is the hydric soU criterion met? Yes ~ . No Rationale: ._--;---:--:-______ -:--____ -::--::-_______ """'----___________ _ \.-ovJ C. t\)c...J""'-A. . vv IT l-\ IV\. U'\\~£ s HYDROLOGY Is the ground surfaca inundated? Yes ___ No ~ Surface water depth: __________ _ Is the soU saturated? Yes ~ No __ __ Depth to free-standing water in pit/soil probe hole: --'-...:~::.:J::..:f-~f,..,~C.:...~==__ ________________ _ list other field evidence of surface inundation or soil saturation. Is the wetland hydrolO<jy criterion met? Yes 1-No Rationale: ______ ::-:-____ ~-------;---------------------O'.r~",.,.I'<>.J 6p.. Sol.\..... Sit Tui'l,t""'T ,,,yo..) JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a weIland? Yes ~ No Rationale forjurisdictional decision: A ~ ~ 3 (@;I T of.. (L I I'r "'" ~T 1 This data form can be used lor the Hydric Soil Assessment Procedure and the Plant Community Assessment Procadure. '. 2 Classification according to ·Soil Taxonomy: f f?;"k~:\t.~~~j; i ' .. "'!..fiiif.~",~-"':"~;":"'=-~~''':,"7"7,::;--~ ...... ~ ... . '. 0==:. " I I I I I I I I I , I I I, I I I I I ) -,' I , ' n " DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 Field Invest;gator(s): A ..... ,\v--. p..~, ' Date: z.-.'I'"~ -<f'/ ProjecVSite: l-At-ll,I.L"( t,.'f)"f: A~ e"''< Ck. State: w~ County: ---l~~I.:.=....J<-.~=',--____ _ ApplicanllOwner: foS'Tf..f'. Plant Community t:lName: ___________ _ Note: If a more, detailed site description is necessary, use the back of data form or a field notebook. ~-------------------------------------------------- Do nor'Wl environmental conditions exist at the plant community? Yes ~ No __ (If no, explain on back) Has the vegeta~i9J1' soils, and/or hydrology been significantly disturbed? Yes __ No _..,.... __ (If yes, explain on back) Dominant Plant Species 1. Acer "",,~u,,(>hy \\~......, 2. ~"bw) 5f('(;-\"'\;"! 5 3. ru\'fs-\.,,-,",~ ....... f"'\",..~ .... '"", 4. J):>\ ...... 1~ !'-:(."''k~~~ i ' 5. U('~i < ... d ,0\ c. .. 6. 7. 8. 9. 10. ___________ ~------ Indicator Status b'tv fAc.~ ~tv ~ VEGETATION Stratum Dominant Plant Species -r 11. __________ _ s 12.-______________ ~ __ _ 13. ___________________ _ 14. ___________________ _ 15. ___________ _ 16. ____________ __ 17. __________________ __ 18. __________________ __ 19. -------____ _ 20. ___________________ _ Percent of dominant spec:es that are OeL, FACW, and/or FAC ~ 0 °/<> , Is the hydropnytic vegetation c:itarion met? Yes ~ No __ Indicator Status Stratum Rationale: ---:----"..--_____________________________ _ ..,. S"CC>h rll\C oC\.' IAJ\S-"" {.(L SOILS Series/phase: ________________ ...,.--Subgroup:2 ____________ _ Is the soil on the hydric soils list? Yas No Undetermined Is the soil a Histosol? Yes No)(.. 'His:icepi~don present? Yes----N-o-x=--,.....--- Is the soil: Mottled? Yesr-:;---= No -X-Glayed? Yes __ No ~ Matrix Color: 10 '1& 1...~' 'Mottle Colors: _________________ _ O~erh~&icsoil~dka~~:~------------------------------ Is the hydriC soil criterion met? Yes No ~ Rationale: . C.~MA Of 1..- HYDROLOGY, Is the ground surface inundated? Yes__ No ~ Surface water depth: Is the soil saturated? Yes No K " Depth to free-standing waler in pit/soil probe hole: ______________________ _ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes No~ Rationale: -------,.-:-----=-~-_"?'"--"'7""-------:---___,,---__:_:,.__......,.,-_.,.--f'iC e.&S f jt.vA-11 crrJ d f-~'" i) f. ~ c I[ of-s ~ \ '-.OOV (l.A-1, ~ ;J O(l. 'f .. ' >" ~) ,.J G JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes __ No X- Rationale lor"jurisdictional decision: _-,-,...,-_=-_~-----_--:--------------,S6\'-~ ~...;1) t\'1'o~l-i1bY C~ 14, ~ N(;,T V'""1E:" 1 This data lorm can be used for the Hydric Soil Assessment Procedure and the .Plant Commun~y Assessment Procedure. " . 2 Classification according to 'Soil T:uonomy: .'," ' • .1 . ',', f"'} Report Preliminary Geotechnical Engineering Services Langley Ridge at May Valley Proposed Residential Plat King County Parcel Nos. 032305-9002, 9071, 9073, 9247 and 9248 Renton, Washington June 20, 2005 Project No. 0133-012 Prepared for: Langley Development Group, Inc. Prepared by: Icicle Creek Engineen, Inc. June 20, 2005 C. Thomas Foster Langley Development Group, Inc. c/o Seattle Mortgage, Inc. 6450 Southcenter Boulevard, Suite 106 Seattle, Washington 98188 INTRODUCTION Report Preliminary Geotechnical Engineering Services Langley Ridge at May Valley Proposed Residential Plat King County Parcel Nos. 032305-9002, 9071,9073,9111,9247 and 9248 Renton, Washington File No. 0133-012 ,This report summarizes Icicle Creek Engineers' (ICE's) preliminary geotechnical engineering services regarding the proposed Langley Ridge at May Valley residential plat in Renton, Washington (King County Parcel Nos. 032305-9002, 9071, 9073, 9111, 9247 and 9248). Our services. were completed in general accordance with our proposals dated February 1 and March 10, 2005 and were authorized in writing by C. Thomas Foster of Langley Development Group, Inc. on February 10 and March 17,2005, respectively. The project site consists of about 35 acres and is located north and east of the intersection of SE-l OOth Place and 140th Avenue SE. The project site is shown relative to nearby physical features on the Vicinity Map, Figure 1. PROJECT DESCRIPI'lON . QurJJlld~~~ing~QfJhe P-l'9j~~ ~ ~~ 911 col)y~~o~witb Jin:t~n of Hanson Consulting, . and Mr. Foster. Information provided to ICE regarding the project included the following information: • _ Hanson Surveying, May 2, 2005, "Langley Development, " prepared for Langley Development Group. • Hanson Consulting, January 28,2005, preliminary layout diagram of the Langley Ridge at May Valley project site, prepared for Langley Development Group, Inc., scale 1 inch = 100 feet. The conceptual development plan involves subdividing six existing tax parcels into 33 residential lots located in two areas including an infiltration facility for disposal of stormwater runoff. For ease of discussion in this report, these areas are called Area 1 and Area 2. The locations of Area 1, Area 2 and the general area for stormwater infiltration, are shown on the Site Plan, Figure 2. Area 1 will contain 29 new single-family residential lots including two existing residential lots. The existing residential lots will not be modified other than road access to these lots. A new private access road will be constructed by extending 140th and 143rd Avenue SE north into Area 1. Area 2 will contain four new single-family residential lots. A new road will extend into Area 2 from SE 9€J Court. Stormwater runoff for the project site is proposed to be collected and disposed of by infiltration near the northwest comer of Area 2 near the base of a slope area. Sanitary sewer for the project site is proposed to C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 2 be connected to an existing line near the east end of Area 2. Specific details regarding the locations of houses within the lots and stonnwater infiltration facility are not known at this time. Based on our review of Geologic Hazards definitions within the City of Renton (Renton) Municipal Code (RMC) Title IV, Chapter 3, portions of the north perimeter of Are.a 1 contain "Sensitive and Protected Slopes" (slopes inclined more than 25 percent grade). Most of the slope area is also mapped as an "Erosion Hazard Area" according to the Renton Sensitive Areas Atlas, (RSAA) dated February 20, 2003. According to the RMC, development of property within 50 feet of "Sensitive and Protected Slopes" requires an evaluation by a geotechnical engineer and review by Renton. SCOPE OF SERVICES The purpose of our preliminary geotechnical engineering services was to explore subsurface soil and ground water conditions at the property as a basis for developing preliminary geotechnical recommendations for site development Specifically, our services included the following: • Perform a geologic reconnaissance of the property to evaluate current site conditions with emphasis on the slope area that borders the north side of Area 1. • Explore subsurface soil and ground water conditions by excavating 11 test pits across the property to depths ranging from 8 to 12 feet • Evaluate geologically hazardous areas as defined by Renton, as appropriate. • Evaluate the stability of the steep slope in the northern portion of the site and provide preliminary recommendations for building setback, as appropriate. • Provide preliminary recommendations for earthwork including stripping and excavation of unsuitable soils, fill compaction and subgrade preparation requirements~ and suitability of on-site soils for use in structural fills. This included an evaluation of the effects of weather and/or construction equipment on the workability of site soils. • Provide preliminary reComlnendations for foundation support for the proposed structures including allowable bearing pressures, settlement estimates and support of on-grade floor slabS and paved areas. • Provide preliminary recommendations for surface and subsurface drainage systems as appropriate. CITY OF RENTON GEOLOGIC HAZARDS GENERAL ... -Basedon·olJrreview of the RMC· anirRSAA, areaS of"Sensitive"and"ProtectedSlopeS"together- with Erosion Hazards exist within the project site. Geologic hazards that do not exist within,the project site include Landslide, Seismic,and Coal Mine Hazard Areas as mapped by the RSAA. The following are excerpts from RMC (Title IV -Development Regulations, Chapter J 1 -Definitions) that define terms associated with senSitive areas within the project site. STEEP SLOPE The RMC defmes a "Steep Slope" as follows: A hillside or portion thereot whichfalls into one of two (2) classes of slope, sensitive or protected. SENSITIVE SLOPE The RMC defmes a "Sensitive Slope" as follows: A hillside, or portion thereot characterized by: (1) and average slope as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to less thanforty percent (400/fJ); or (2) an average slope as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (400/fJ) or greater with a Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 3 minimum vertical rise of less than fzfteen foet (15 J, abutting an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five percent (25%) to forty percent (40%). Based on our review of the RMC (Chapter 3 ,Section J.5.a.), development is allowed within Sensitive Slopes areas provided that geotechnical studies are perfonned. However, development within Sensitive Slope areas carty limitations or additional requirements. with regard to seasonal grading restrictions, size of graded area, special erosion and sediment control measures, site restoration, on-site inspectionS, and others. Conditions of approval by Renton for developments on sites which include steep slopes may include, but are not limited to, vegetation enhancement, slope stabilization, buffer zones, or other requirements (RMC Chapter 3, Section J.5f). After a review of geotechnical studies, the development permit shall be conditioned to mitigate adverse environmental impacts to assure that development can be sqfoly accommodated on the site (RMC Chapter 3, Section J.4.). PROTECTED SLOPE The RMC defines a "Protected Slope" as follows: A hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (400AJ) or greater grade and having a minimum vertical rise of fifteen foet (15 J. Based on our review of the RMC, development is prohibited on Protected Slopes with a few exceptions associated .with reasonable use and public improvements such as road widening projects. BUILDING SETBACK In a discussion with Laureen Nicolay, Senior Planner for Renton, on February ~6, 2005, the 2003 International Building Code (IBC) recommendation for building setbacks from Protected Slopes has been adopted by Renton. The mc requires that foundation elements of buildings, including retaining walls, decks . and other appurtenant structures, be set back from the top of steep slopes at least Hl3, where H is the height of . the steep slope. This building setback distance is measured horizontally from the face of the slope to the face of the footing. According to Ms. Nicolay, this criterion for building setback should be used Unless an evaluation of the slope conditions by a geotechnical engineer indicates a reduced building setback is acceptabie. EROSION HAZARD AREA . --. ---.-. -. -The me,-Title W-::oevelopmeniRegulations, Chapter"3 :.. -:-EnvIronmentaIRegulations: and Overlay --.... Districts, has two "Erosion Hazard" claSsifications that are defined as·follows: Low Erosion Hazard Area: Areas with soils characterized by the Natural Resource Conservation service (formerly u.s. Soil Conservation Service) as having slight or moderate erosion potential, and that slope less than fifteen percent (15%). Higb Erosion Hazard Area: Areas with soils characterized by the Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) as having severe to very severe erosion potential, and that slope more steeply thanfifteenpercent (15%). Based on our review of the RMC, Erosion Hazard areas may be developed but there are limitations or additional requirements with regard to seasonal grading restrictions, size of graded area, spec~ erosion and sediment control measures, site restoration, on-site inspections, and others. Conditions of approval by Renton are contingent upon areview of site-specific geotechnical studies, after which the development pennit will be conditioned to mitigate adverse environmental impacts so that development can be safely accommodated on the site. Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 4 SURFACE CONDITIONS General SITE CONDITIONS Colin Turnbull ofICE completed a geologic reconnaissance of the project site on February 17,2005. The project site generally occupies an upland area at about Elevation 410 feet, where Area 1 is located, separated by a north-facing slope bordering the May Creek valley at abOut Elevation 300 feet. Area 2 and the infiltration facility are proposed in this lower area. Areal Area I occupies and upland area bordered to the north by a north-facing hillside. The ground surface within Area 1 is nearly level with a gentle downward slope to the northeast. This area "is generally undeveloped and vegetated with scattered mature coniferous and deciduous trees with a dense understory of brush. Areas to the east, west and south are developed with single-family houses and undeveloped, forested land (the previously mentioned north-facing hillside) to the north. The north-facing hillside ranges from 80-to IIO-feet in height. The ground surface of the hillside is inclined at about a 40-percent grade in the western portion of the property,. then becomes less steep (about a 10 percent grade in the east portion of the property. Slope inclinations of 40 percent or greater (Protected Slope) and 25 to 40 percent grade (Sensitive Slope) interpreted from the sit~ topographic plan are shown on Figure 2 . . The central. portion 'of the slope area is vegetated predominately with straight-trunked,younger deciduous trees (maple and alder) with trunk diameters ranging from 6 to 12 inches. Irregular topography, sometimes indicative. of shallow! landslide type slump features, was observed in this area together with localized ground water seepage. Anecdotal information from a previous owner of the property suggests that this area was logged iIi 1957. No developed lots are proposed along the crest of this central region slope area. The eastern and western portions of the slope area are vegetated predominately with straight-trunked, mature scattered second growth conifers (Douglas fir and hemlock) with truck diameters ranging from 1 to 3 feet, and deciduous trees (maple, cottonwood and occasional alder). Springs and seepage were observed near the base of these slopes that flow to wetlands areas identified by others. No landslide features, such as . irregular topography, groups ofleaning or toppled trees, or bare soil scarps were observed on the eastern or western slope areas at the time of our site reconnaissance. Area 2, including the general area of the proposed infiltration facility, is located in the eastern portion " of the project site along the base of a gently to moderately sloping hillside. The ground surface within Area 2 is nearly level with about a 4-percent grade down to the north. Most of Area 2 is vegetated with grass. The eastern portion is occupied by a single-level house. Areas to the north, east and south are developed with single-family houses, and undeveloped forested land (the previously mentioned north-facing hillside) to the south. SUBSURFACE CONDITIONS General According to regional geologic mapping by the University of Washington (UW) (Booth, D. B., Cox, . B. F., Troost, K. G., and Shimel S. A., 2004, "Composite Geologic Map of the Sno-King Area, Washington," Seattle-Area Geologic Mapping Project, scale 1 :24,000), Area 1 is mantled with "ground moraine deposits" consisting primarily of glacial till (very dense silty sand with gravel, cobbles and boulders) that is mantled with lciele Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 PageS recessional outwash (medium dense sand and gravel, and is underlain by older, glacially-overridden sediments (hard silt and dense sand and gravel). Regional soils mapping by the U.S. Department of Agriculture Soil Conservation Service (SCS King County, November 1973) shows that the surficial soils across the majority of the project site are characterized as "Alderwood Series" soils, which are the weathered product of glacial till that have a very slow permeability below a depth of24 to 40 inches. According to the SCS, surficial soils near the north portion of the site are characterized as "Everett Series" soils; these soils are formed from gravelly glacial outwash deposits. Subsurface conditions at the property were explored by excavating 11 test pits on March 3, 2005 using a track-mounted excavator (Komatsu PC 120) owned and operated by R.A. Holmes Construction Co. with the exception of Test Pit TP-I0, which was excavated using a rubber-tired trackhoe (Kubota BH90) owned and operated by John Andrews. The excavating equipment was contracted by Langley Development Group. The test pits were completed to depths ranging from 10 to 12 feet below the existing ground surface with the exception of Test Pit TP-I0, which was excavated to a depth of8 feet The test pit locations were based on existing site conditions, access and the proposed conceptual development plan. The approximate test pit locations are shown on Figure 2. The test pits were logged by an engineering geologist from our firm and visually classified in general accordance with the classification system described in Figure 3. The logs of the test pits are presented in Figures 4 through 9. Areal Test Pits TP-l through TP-9 were excavated across the upland area, Area 1. The test pits generally encountered a surficial layer of 4 to 6 inches of top soil overlying a 1.7 to 3.1 foot thick layer of weathered soil consisting of loose sand with silt and a trace of roots. The weathered soil was underlain by 2 to 4.2 feet of weathered glacial till consisting of medium dense to dense silty sand with variable amounts of gravel, cobbles and occasional boulders. Underlying the weathered glacial till, the test pits encountered glacial till consisting of very dense silty sand with gravel and occasional cobbles to the completion depth of the test pits at 10 to 12 feet below the ground surface. Ground water seepage was observed in Test Pits TP-4 and TP-S between 4.5 and 7 feet below the ground surface. We expect that shallow, perched, discontinuous ground water zOnes fluctuate seasonally and may completely dry out by late summer. Test Pits. TP-l 0 and TP-ll were excavated within Area 2 (Test Pit TP-ll) and the general area of the proposed stormwater infiltration facility (Test Pit TP-l 0). The test pits generally encountered a surficial layer of about 4 inches oftopsoil overlying about 1.7 to 4.2 feet of weathered soils consisting of medium dense sand and sand with silt The weathered soil was underlain by recessional outwash consisting of medium dense sand and gravel to the completion depth of the test pits. According to anecdotal information provided by property owners near the northeast comer of the site, gravelly soils are present near-surface below their properties. No ground water was observed in Test Pits TP-l 0 and TP-ll. We expect ground water to occur at a relatively shallow depth (less than 20 feet below the ground surface) and may vary significantly with depth over short distances (less than 100 feet). The May Creek channel, as a minimum, represents the local ground water level. Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 6 CONCLUSIONS AND RECOMMENDATIONS GENERAL It is our opinion that the houses may be adequately supported using conventional shallow foundations that are supported on the native glacial till, recessional outwash in a medium dense of denser state, or structural fill compacted as recommended below. Foundations for houses along the top of the steep slope crest within Area 1 should be setback at least 25 feet (1 O-foot buffer and IS-foot building setback) from the top of the steep slope (where the slope is 40 percent or greater). SLOPE STABILITY ,We did not observe surficial physical evidence (such as irregular topography, groups of leaning or toppled trees, or bare soil scarp) of active landsliding on the slope that borders the north perimeter of Area 1. Areas of slope instability were observed further to the east (the 1957 logged area), but this area does not bOrder any proposed building lots within the project site. Based on our site observations, it does not appear that the Protected or Sensitive Slope areas shown on , Figure 2 are particularly susceptible to slope failures that could impact the proposed development provided these slope areas are maintained in their present vegetated and undisturbed condition. Modification of the steep slope by grading, placing fill, tree cutting, or point source discharge of surface water onto any area of the steep slope may destabilize this, area. BUILDING SETBACK AND BUFFER As previously described, Renton requires that foundation elements of buildings, including retaining walls, decks and other appurtenant structures, be set back from the top of Protected Slopes at least Hl3, where H is the height of the steep slope. At the project site, slopes along the north tiorder of Area 1 range in height from'SO to 90 feet In accordance with RMC the required building setback would therefore be between 27 and 30 feet Based on our knowledge of the subsurface conditions at the site and our geologic reconnaissance, we recommend that foundation elements of structures beset back at least 25 feet from the top of the Protected Slope that borders the northwest side of Area 1. The, 25-foot setback includes a 100foot buffer (a buffer is an area of undisturbed vegetation) adjacent to the Protected Slope area. OUr recommendation for buffer reduction is contingent on protecting and maintaining the steep slope vegetation dUring and after construction~. Indiyi~lUll~s in !fie steq>. slope ~a may be re~oved or 1!Itl~ if. , .. it is considere(fiiiatthey~pose-a hazard to tIle proposed property improvements. ICE should be contacted to review tree removal plans if selected trees are to be cut on the steep slope area. SITE PREPARATION Temporary erosion control measures such as silt fences, straw bales, and detention structures should be installed to local standards prior to the start of construction. We recommend that the building sites, road and parking areas be stripped of vegetation and significant organic material and that this material be removed from the site. Tree stumps and roots over 2 inches in diameter should be grubbed and removed from these areas. During dry weather conditions, the depth of stripping is expected to typically range from 1 to 1.5 feet unless excessive disturbance is caused by the clearing operations. Stripping to a greater depth should be expected near grubbed tree stumps or if these operations are performed during wet weather. After stripping is complete, the exposed surface should be proofrolled or probed. Proofrolling should be accomplished using heavy Construction equipment such as a fully loaded dump truck. The site should be proofrolled only during dry weather. Probing should be used to evaluate subgrade conditions during periods of Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 7 wet weather. Soft areas noted during proofiolling or probing of the ground surface should be overexcavated and replaced with compacted structural fill, as outlined in the following section. The on-site soils contain sufficient silt to be moisture-sensitive. These soils may be difficult to work on and difficult or impossible to compact during periods of wet weather. Therefore, we recommend site earthwork be completed during periods of dry weather. STRUCTURAL FILL AND FILL PLACEMENT New fill in building, access road and parking areas should be placed as compacted structural fill. The j suitability of soil for use as structural fill will depend on its gradation and moiSture content. As the amount of fines increases, soil becomes increasingly more sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. The on-site soils contain sufficient silt to be moisture-sensitive. During dry -weather, the on-site soils can be used as structural fill, provided that these materials are conditioned to the proper moisture content for compaction. The on-site soils will not be suitable for use as structural fill during wet weather. On-site soils considered unsuitable for use as structural fill during any weather conditions include the sod, and weathered soil where dense roots exist unless the roots can be satis- factorily segregated from the soil matrix. If structural fill must be placed during wet weather, we recommend the use of imported sand and-gravel containing less than 5 -percent fines by weight relative to the fraction of the material passing the ~-inch sieve. The imported sand and gravel should be moisture-conditioned asnecessmy for proper compaction. Structural fill should be mechanically compacted to a firm, nonyieldingcondition. Structural fill in the building areas should be compacted to at least 95 percent of the maximum dry density (MOD) in accordance with ASTM Test Method D 1557. Access road and parking fill areas, including utility trench backfill, should be compacted to at least 90 percent of the MDD, except for the-upper 4 feet below the fWshed subgrade surface of access road and parking areas, which should be compacted to 95 percent of the MDD. Structural fill should be placed in loose lifts so that adequate compaction can be achieved throughout the thickness of the lift. The thickness of the lift will_ depend on the soil type and gradation, the type of compaction equipment and other factors and should be evaluated during construction. Each lift should be conditioned to the proper moisture content and compacted to the specified density. Structural fiU should be :free of debris, organic contamjn~ts and rock fragments larger than 6 inches. We recommend that a representative from ICE be present d~g site strippip,g, Pfoofrollingandlor. probitig ofi:hisiibgrade~ and sin:ictuianiirpi8CeIDent-ope~onS. &; -representative will observe the stripping, evaluate subgrade performance, perform in"'place moisture-<iensity tests to evaluate compliance with the compaction specifications, and advise on modifications to procedures which may be appropriate for the prevailing conditions. FOUNDATION SUPPORT We recommend that the buildings be supported on conventional spread footings founded on the medium dense recessional outwash or medium dense or denser glacial till, or on a pad of structural fill that extends to the medium dense or denser native soils. If used, the zone of structural fill should extend laterally beyond the footing edges a horizontal distance at least equal to its thickness in all directions. The structural fill should be compacted to at least 95 percent of the MDD. Footing excavations should be observed by a representative from our firm before placing structural fill or pouring concrete to evaluate wheth~r suitable bearing soils have been exposed. The depth of embedment below the lowest adjacent finished grade for exterior and interior footings should be at least 18 inches and 12 inches, respectively. We recommend a minimum footing width of at least Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 8 15 inches for continuous wall footings and 18 inches for isolated column footings. For footings designed and constructed according to the above criteria, we recommend an allowable bearing pressure of2,500 pounds per square foot (psi). This value applies to the total of all dead plus long-term live loads, exclusive of the weight of the footing and any overlying backfill. This value may be increased by one-third when considering wind or seismic loads. Although the native soils are normally relatively strong in a fresh and undisturbed condition, they (especially the glacial till) are moisture-sensitive and can be expected to soften easily when exposed to moisture and foot or machinery traffic. During wet weather, it may be necessary to protect the footing excavations against disturbance by using a thin layer of crushed rock or lean mix concrete. The total settlement offootings supported on medium dense to very dense native soil, or on structural flll placed and compacted in accordance with our recommendations, is expected to be less than 1 inch. Differential settlements over a distance of25 feet are expected to be less than Y2 inch. Settlements will occur rapidly as loads are applied and postconstruction settlements should be minor provided that the above recommendations for foundations are applied. FLOOR SLAB SUPPORT Floor slabs can be supported on-grade provided that slab subgrade areas are prepared as recommended above under SITE PREPARATION and STRUCTURAL FILL AND FILL PLACEMENT, and that the. following capillary break measures are installed. We recommend that a compacted base-course layer consisting of at least 4 inches of gravel containing less than 3 percent fines be placed on the subgradeto provide uniform support and a capillary break beneath the slab. A vapor retarder should be placed beneath the slab if moisture control in the slab is critical (i.e., . where tile or carpeting is to be glued to the slab). This vapor retarder should consist of polyethylene sheeting. A layer of clean sand not more than 2 inches in thickness may be placed over the polyethylene sheeting. The vapor retarder should be placed immediately below the slab. We estimate that the settlement offloor slabs due to uniform areal loads of on the order of 150 psfwill be less than Y2 inch. These settlements are expected to occur rapidly upon load application. PAVEMENT SUPPORT Pavement subgrades for the access road and parking areas should be preJ)ared as recommeIlded under. __ SITE PREPARAtION andStRUct'iJRAL FILL ANn FiLL PLACEMENT. For these conditions, a California Bearing Ratio (CBR) value of 6 is appropriate to describe the pavement support condition at the surface of the subgrade. ' PERMANENT DRAINAGE MEASURES General As previously described, much of Area 1, within the upland area of project site, is underlain by relatively impermeable glacial till. The glacial till tends to prevent the downward inflltration of precipitation, and therefore creates seasonally perched ground water conditions. It is very important that appropriate permanent drainage measures be provided for the project. In our opinion, these drainage measures should consist of footing drains and French drains. Also, surface water runoff should be adequately handled. Footing Drains Footing drains should be provided for the exterior footings of the houses. These drains should consist . of a 4-inch-diameter rigid, perforated drainpipe installed at the outside base of the perimeter footing. The Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc: June 20, 2005 Page 9 perforated drainpipe should be embedded in a zone of coarse sand and gravel containing less than 3 percent fines. The drainpipe should be connected to a tightline system leading to a suitable discharge at appropriate intervals such that water backup does not occur. Interceptor Drains A system of interceptor drains may be designed and installed. in landscaped areas to provide better drainage, especially in lawn and landscape areas. Without this system, these areas may be intermittently saturated during the wet season. The interceptor drain trenches should be at least 24 inches wide and 24 inches deep. Where possible, the trenches sh01iId penetrate through the upper pervious soils and extend into the relatively impervious glacial till. The base and sides of the interceptor drain trench should be lined with nonwoven geotextile fabric such as Mirafi 140N, or equal. No fabric should be placed over the top of the trench backfill. It is important that the filter fabric not be placed in a muddy trench to avoid filling the pore spaces with mud and plugging the fabric. Interceptor drains should be composed of a zone of clean free-draining coarse sand and gravel containing less than 3 percent fmes. Smooth-walled perforated drainpipe having a minimum diameter of 4 inches should be embedded within this zone of coarse sand and gravel. The drainpipe should be installed with the perforations "down" and should be sloped to drain. At appropriate intervals, the perforated drainpipe should be connected to a tightline leading to the stormwater collection system for the site. Cleanouts should be installed.at appropriate intervals. Other Drainage Considerations We recommend that the ground surface be sloped away from building areas to permit drainage away from the foundations. We recommend that roof drains be cOnnected to a tightline leading to the stormwater system. This tightline should be independent from the footing drains. Alternatively, the roof downspout drains may discharge to an approved on-site dispersion or infiltration system designed in accordance with the 1998 King County Surface Water Design Manual as described in a subsequent section of this report. Appropriate surface swales, drainage ditches and other facilities should be installed to control and collect surface stormwater runoff. STORMWATER INFILTRATION FACILITY The sUrflCi8I soUS-intlie-generaivicinity ottiie stoml\vater-iDfiltratio~ fllCiiity are refe~ t~by the' SCS as "EvereU Series" soils. According to the SCS, these near surface soilsh8ve a "rapid permeability" of up to "6.3 inches per hour (iph)." Anecdotal information from local property owners at the northeast comer of the site indicates that gravelly soils are present near-surface below their properties. Based on our site observations, a field infiltration rate exceeding 6 iph or greater is possible. Further subsurface exploration and infiltration testing will be required to evaluate a field infiltration rate. ROOF DOWNSPOUT DISPOSAL Dispersion Area 1 will likely require that roof downspout water be dispersed rather than infiltrated because of the underlying native soils that have a low permeability. Roof downspout water may be dispersed on-site in Area 1 provided that it is designed in accordance with the 1998 King County Surface Water Design Manual, Chapter 5.1.2. In brief, the design requires an 18-inch deep and 24-inch wide trench containing a 4-inch diameter perforated pipe encapsulated in 1 Yl-to %-inch washed rock. The dispersion trench needs to be 10 feet long per 700 square feet.ofroofarea. Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc. June 20, 2005 Page 10 Other methods of roof downspout dispersion are also available such as "splash blocks," but require a minimum 50-foot long vegetated path as measured from the downspout to the downstream property line, SAO steep slope, stream, wetland, or other impervious surface. The discharge point or line for roof downspout dispersion systems should be setback at least 50 feet from Protected Slope areas. Infiltration Area 2 may be suitable for roof downspout water to be infiltrated because of the underlying native soils that have a moderate to high permeability. Roof downspout infiltration systems may be designed in accordance with the 1998 King County Surface Water Design Manual, Chapter 5.1.1. The roof downspout infiltration system is similar in design to the dispersion system, except that the surface over the washed rock is sealed with low permeability soil. The length of the infiltration trench is a function of the soil type. We expect that additional test holes or test pits would be required to evaluate the site-specific soil and ground water conditions as a basis for properly sizing the roof downspout infiltration systems on a lot-by-Iot basis. The roof downspout infiltration trenches should be setback at least 50 feet from Protected Slope areas. USE OF THIS REPORT We have prepared this report for use by Langley Development Group, Inc. in evaluating the geotechnical conditions of the subject property. The data and report should be prov;ded to prospective contrac- tors for their bidding or estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are changes in the grades, locations, configurations or types of the facilities planned, the conclusions and recommendations presented in this report may not be applicable. If design cluinges are made, . we request that we be given the opportunity to review our conclusions and recommendations and to provide a written modification or verification. When the design has been finalized, we recommend that the final design and specifications be reviewed· by our firm to see that our recommendations have been interpreted and implemented as intended. . There are possible variations in subsurface conditions between the explorations and also with time. A contingency for unexpected conditions should be included in the budget and schedule. Sufficient monitoring, testing and cOnsultation by our firm should be provided during construction to evaluate that the conditions . encOunterecf 8ie-consiSteiit Witti tb6seiIidicated by the explorations~ to-provide recommendations for design- changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether . or not earthwork and foundation installation activities comply with contract plans and specifications. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared.. No warranty or other conditions, express or implied, should be understood. ******************** Icicle Creek Engineers 01330121062005 C. Thomas Foster Langley Development Group, Inc .. June 20, 2005 Page 11 We trust this report meets your present needs. Please call if you have any questions concerning this report. Document ID: 0133012.report Attachments: Figures 1 through 9· l~kR"'~ _ G1b I Two copies submitted cc: Jim Hanson, Hanson Consulting (one copy) Icicle Creek Engineers Yours very truly, Colin B. Turnbull, L.E.G. Pro' t Engineering Geologist Brian R. Beaman, P.E., L.G. Principal Engineer/Geologist 01330121062005 ~~' ~~~----------------------~----~----~-----------------------------. e co ~ a:I (,) N ~ .., o o z ~ ~ Icicle Creek Engineers Vicinity Ma Figure 1 \ ICE File No. 0133-012 .. •• .. I ..... .. ...... .. , -•• _ ~!y £,ee.k.' •• ., Parcel Boundary ~ SE 100th Place I Notes: 1) Lot boundaries provided by Hanson Consulting, ':Indated. 2) Topographic data provided by Hansen Surveylng~ dated May 2, 2005, titied "Langley Development ~ Draft." 3) Parcel boundary obtained from Interactive Mapping (lMAP) King County (http://www.metrokc.gov/gls), dated 2002. 4) Elev. = Elevation In feet. : Icicle Creek Enl!ineers '. , CBT:03/30/0S- N Proposed Storm water Infiltration Area (approximate) o .,. -.. ~ .. _---_ ... ." -. SE 99th cou~ j Explanation: .,TP-1 .. Test Pit Location ~ Protected Slope ~ (40% or greater slope) ~~ Sensitive Slope (~ (25 to 40% slope) 200 400 =::J Approximate Scale in Feet Site Plan -Figure 2 CUENT Langley Development Group, Inc, PROJECT NUMBER 0133-012 PROJECT NAME Proposed Residential Plat, Langley Ridge at May Valley PROJECT LOCATION North of 140th Ave SE and 141st Ave SE UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DMSIONS SYMBOLS TYPICAL DESCRIPTIONS CLEAN GRAVELS GW WBJ.-GRAIlEI) GRAI/ELS, GRAVEL· SAND MXllJRES, UTILE OR NO ANES MORE THAN 5O'A. OF (LITTlE OR NO ANES) GP POORI. Y GRADED GRAI/ELS, GRAVEL • SAND MXllJRES, COARSE FRACTION UTILE OR NO ANES Soil Particle Size Definitions RETAINED ON NO. 4 GRAVELS WITH Gil SILTY GRAI/ELS, GRAVEL· SAND· SILT IIXl1JRES COARSE SIEVE FINES GRAINED SOILS (APPRECIABlE GC QAYEY GRAI/ELS, GRAVEL· SAND· QAY MXl\lRES AMOUNT OF ANES) Component SIze Range Boulders Coarser than 12 inch MORE THAN 5O'A. OF CLEAN SANDS sw WBJ.-GRAIlEI) SANDS. UTILE OR NO ANES MATERIAL IS LARGER THAN NO. (lJTTlE OR NO ANES) SP POORI. Y GRADED SANDS, UTILE OR NO ANES 200 SIEVE SIZE MORE THAN 5O'A. OF Cobbles 3 inch to 12 inch Gravel 3 inch to No. 4 (4.78 mm) Coarse 3 inch to 314 inch COARSE FRACTION SANDS WITH PASSING NO. 4 SIEVE SM SILTY SANDS, SAND· SILT IIXl1JRES FINES (APPRECIABLE sc QAYEY SANDS, SAND· aAY IIXl1JRES AMOUNT OF ANES) Fine 314 Inch to No. 4 (4.78 mm) Sand No.4 (4.78 mm) to No. 200 (0.074mm) ilL SlLTYORaAYEYAr.E~~ SlLTSwm. SlIGHT PlAS1lQTY SI/.TSAND UQlJIO LIMIT LESS CL GRAIlEU.YaAYS, ~'~~~~~ LEAH FINE GRAINED CLAYS THAN 50 QAYS SOILS OL aIGANC SILTS NIl) ORGANC SILTY aAYS Of' lDN PlAS1lQTY Coarse No.4 (4.78 mm) to No. 10 (2.0mm) Medium No. 10 (2.0 mm) to No. 40 (0.42mm) Fine No. 40 (0.42 mm) to No. 200 MORE THAN 5O'A. OF IIH .-GANC SlLTS.1oICACEOUS OR IlIATOIW:EOUS AlE MATERIAL IS SNIU'( OR SILTY SOIlS, ElASTIC SILTS SMALLER THAN NO. SILTS AND LIOUIOLMT CH 200 SIEVE SIZE CLAYS GREATER THAN 50 INCIRGANIC aAYS Of' IIGH PI.ASTlCITY OH ORGANC QAYS Of' MEDlUN TO IIGH PI.ASTlCITY. ORGANC SILTS (0.074mm) Silt and Clay Finer than No. 200 (0.074 mm) Moisture Content HIGHLY ORGANIC SOILS PT PEAT. HIAIUS, _NIP SOILS WITH IIGH ORGANC CONTENTS Dry . Absence of moisture NOTES.11~ are used to indicate 9':3'(eIs or sand>Mth 5-12% fines and soils >Mth.fines classifying as CL-ML 2 separated by a dash indiCate borderline soil classifications ' , 3 tines separating Soil types on the logs represents approximate boundaries only. The actual boundaries 4lSOil ~~~~isuaI classification of soil is based on ASTM 02488-90. Moist Wet Damp but no visible 'MIter Visible water , 5 SOil Classification using laboratory tests is based on ASTM 02487-90. 6 Description of soil denSity or conSistency is based on interpretation of blow count data and/or test data. Sampler and Other Symbol Descriptions G~ Location of Grab Sample ~ Approximate depth of perched water or ground water -Asphalt Very'Soft Soft, Medium Stiff Stiff Very Stiff .' -, Hard- Relative Consistency F1ne-Gralned SoIls Easily penetrated several inches by fist Easily penetrated several inches by thumb Penetrated by thumb \WI! effort Indented by thumb \WI! effort Indented by thumbnail Indented >Mth difficully >Mththumbnail ' NOTE: The depths on the test pit logs are shown in 0.1 foot increments, however these depths are based on approximate measurements across the length of the test pit and should be considered accurate to 0.5 foot. The depths are relative to the adjacent grourid surface. ~ Icicle Creek Engineers Explanation For Test Pit Logs -Figure 3 / " ~--------------------------------------------------------------------~ Test Pit TP-1 CUENT Langley Development Group. Inc. PROJECT NUMBER 0133-012 PROJECT NAME Proposed Residential Plat. Langley Ridge at May Valley PROJECT LOCA110N North of 140th Ave SE and 141st Ave SE DATE EXCAVATED .-;3~/21~05o!.-__ TOTAL DEPTH 10.0 It GROUND ELEVA110N 456 It (approx.) EXCAVA110N CONTRACTOR R.A. Holmes Construction Co. GROUND WATER None observed EXCAVA110N EQUIPMENT Komatsu PC120 track-mounted excavator NOTES West parcel portion o MATERIAL DESCRIPTION z o ~~ >is w ...J W je.3._~~lLro~_~~'§ll:Lvrl!JuI~!!,d~!..I'Q9~~IID'~l!...!!1.Q!!illJ.tQP§9i!l--~lC,:~, ~Ml- Brown fine SAND with silt and a trace of roots (loose. mOist) (weathered ';:':.',:::: SP-2:Q._SQiIL ____________ ~ _______________ -.. ~ .. ::;,.:;;j'I-SM Brown silty fine to medium SAND with gravel (medium dense. moist) ~~=..:.. (weathered glacial till) 1>-'7~ SM .:,..?'-'.. 451 ":"'-9' -'-~:':'::i--1--'5=--F5=.0 ---_ ------ ----------------------Brown and gray silty fine to medium SAND with gravel and ~sional ~-' ~* ":"'-9' SM cobbles (very dense. moist) (glacial till) ~~ -==-r.. 10 10.0 446 ~~ Test pit completed at 10.0 feet on 3/2/05 LOGGED BY ...;C:.:B""T~ __ CHECKED BY...:B::;.:,R.=B'--__ REMARKS Test Pit TP-2 CUENT Langley Development Group. Inc. PROJECT NUMBER 0133-012 PROJECT NAME Proposed Residential Plat. Langley Ridge at May Valley PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED -!3~I2l~O~5::.-__ , .TOTAL DEPTH 10.0 It GROUND ELEVA110N 440 It (approx.) EXCAVA110N CONTRACTOR R.A. Holmes Construction Co. GROUND WATER None observed EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES West parcel portion . MATERIAL DESCRIPTION_ ... _ z u 0 Q,...J ~~ XC!) ::>0 ~g . 010 >is a:~ w C!)~ ...J C!) w o re.a. _~~ ~_~~"§ll: Lvrl!h_~!!,d~I'Q9~ ~EID'~l! • .!!1.Qj!ill J.tQP§9!!l_ -~_~,J,F.'~ . M!--- Brown fine SAND with silt and a trace of roots and gravel (loose. moist) ::',:.'.'.',>: SP- 2:Q. -trctf~~~;aysiify line SAND With gravel. oobbiesarldOcCasiOOa!-.. ~ .. ~~{ I-SJ"t boulders (medium dense. moist) (weathered glacial till) ;:::~ SM .:,..--:0:. i b C) iI--'5=--F5=.0 -Brovm and gray siRY flne to medium-SAND -....ith gravei and occaSkmal--§ cobbles (very dense. moist) (glacial till) ~ ~ C) N % 10 10.0 ~ ... ~~ SM 430 ::~ Test pit completed at 10.0 feet on 3/2105 w Q, ~ffi w lO ...J~ Q,::> ~z CI) LOGGEDBY~C~B~T~ __ __ CHECKED BY .."B""'R".,B'--__ CI) I-CI) W . REMARKS . 1----. 'p'- 5 !~~----------------------~--~~~~~~--------~ 111 o Icicle Creek Engineers Test Pit Logs -Figure 4 , , Test Pit TP-3 CUENT langle~ Develo~ment Grou~. Inc. PROJECT NAME Prol2Qsed Residential Plat. langle~ Ridge at Ma~ Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 10.0 ft GROUND ElEVATION 416 ft (approx.) LOGGED BYCBT EXCAVATION CONTRACTOR R.A. Holmes Constructio~ Co. GROUNDWATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES West ~rcel PQrtion w z () 0.. C/) 0 0..-1 ~ffi I-:x: ~~ XC!) :::l0 C/) 11:=-MATERIAL DESCRIPTION ~g OlD wID w REMARKS w~ >5-a::~ -I~ l- e w C!)~ o..:::l ID -I C!) ~z ~ w 0 cc/) Iil.a _D~~ ~_s~n.Qy.§!!: 1... Y!i!1!JIQ.un.d~n!..rQ9~ ~E!!Y ...§OJl • ...!!l.Q!~ .1tQP§9ill_ -~ :.~ ~::: Light brown fine to medium SAND with silt and gravel (loose. moist) 2,Q. .J1!{!l~~~.(LSCl!!L _______________________ -.. ~H .. S~= I-SM Light brown and gray silty fine to medium SAND with gravel. cobbles and occasional boulders (medium dense. moist) (weathered glacial till) ~~. ~~.¢" SM :~ .:,...-:t2.-:" 5 ~------------~-------------------i1.L ~-:..p"7 ~::::..;: ---Brown and gray silty fine to medium SAND with gravel and occasional .-...~ cobbles (very dense. moist) (glacial till) ~~ .:,...-:t2.-:" ~-:..p~ SM ~.,;;;-+~ 10 10.0 406 -::...~ Test pit completed at 10.0 feet on 3/2/05 j Test Pit TP-4 CUENT langle~ Develo~ment Grou~. Inc. PROJECT NAME Prol2Qsed Residential Plat. la!JQle~ Ridge at Ma~ Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 312105 TOTAL DEPTH 12.0 ft GROUND B.EVATION 392 ft (apO!:Qx.) LOGGED BY CBT EXCAVATION CONTRACTOR R.A. Holmes Construction Co. GROUND WATER 4.5 ft /Elev 387.5 ft '5l CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES East oarcel PQrtion w z 0 0.. CI) 0 0..-1 ~ffi I-:x: i=_" XC!) :::l0 CI) I-~ MATERIAL DESCRIPTION-OlD wID w 0..= -.... ------. _c .. " _. -. -----~5-~g-REMARKS-.-. w~ a::~ -I~ l- e ~ (!)~ o..:::l ID W C!) ~z ~ 0 C/) fe.a_~r!.~_s!!'n.Qy'§!!:I..~..JJ~n.d~n.LrQ9t...!~~...§OJl • ...!!l.Q!~UtQP§9ill_-~ I;}!{.") :-w::: Light brown fine to medium SAND with a trace of silt and roots (loose. SP moist) (weathered soil) ~--------------------------------.~-~d'.' 1---Light brown and gray silty fine to medium SAND with occasional gravel and ~'- cobbles (medium dense. moist) (weathered glacial till) ~ -'----f-. ..-.... -'-SM 'r-L -.---: Slow ground water seepage ----observed at 4.5 feet 6& ________________________________ f-386 .. --Gray silty fine to medium SAND with gravel and occasional cobbles (very Ir-.'-' . ".-7 dense. moist) (glacial till) --I>-'~~t>- .:,... --n.-:" ----7 ~ . . ~~ SM , r--1!L ~~...:.... ~~-.2:: ~.co",,: 12.0 380 -.-f1':- Test pit completed at 12.0 feet on 312105 Icicle Creek Engineers Test Pit Logs -Figure 5 .r" l Test Pit TP-5 CUENT Langle)l DeveJol:!ment GroUl:!, Inc. PROJECT NAME Prol:!osed Residential Plat, Langle)l Ridge at Ma)l Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 312105 TOTAL DEPTH '12.0 ft GROUND ELEVATION 376 ft (al1l1rox.) LOGGED BY CBT EXCAVATION CONTRACTOR R.A. Holmes Construction Co. GROUND WATER 7.0 ft IElev 369.0 ft 'Sl CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES East ~rcel oortion w z U Il. C/) 0 Il.~ ~ffi Ii; :z:: ~~ J:C) :::l0 I-~ MATERIAL DESCRIPTION Oco w co W Il.¢: >E. ~g REMARKS w~ a:::!: ~::!: I- 0 W C)~ Il.:::l co ~ C) ~z ~ w 0 C/) O~ D .. Ms .. ~Yi~'§!kT_~h...!l~~!!!lLI'Q9~(Y.elYJ!.O.n,J!lQi!!!l~QP§Q!!l_-376 ~~ ML ........ -Light brown fine to medium SAND with a trace of silt and roots Ooose, :\:}.::{: moist) (weathered soil) ~~* SP ~--------------------------------I-~~" --Light brown and gray silty fine to medium SAND with occasional fine gravel ~ (medium dense, moist) (weathered glacial till) ~"'":'" ,...::~ SM ~."-' ....:...---'-:-7& ______________________________ ~ .~. ~iE --Slow ground water seepage Light brown and gray silty fine to medium SAND with gravel and occasional observed at 7.0 feet cobbles (very dense, moist) (glacial till) ~0i - .:,...-:0,-:- " ...;,.-:.9"'-SM ~ ~..q: ~ir-:-. 12.0 364 ~~ Test pit completed at 12.0 feet on 3/2/05 , Test Pit TP-6 CUENT LaooJe)l Develol:!ment GroUQ, Inc. PROJECT NAME ProQQsed Residential Plat, LangJe)l Ridge at Ma)l Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 10.0 ft GROUND ELEVATION 454 ft (aoorox.) LOGGED BY CBT EXCAVATION CONTRACTOR R.A. Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-moonted excavator NOTES West oarcel DOttion w z U Il. Cf) 0 Il.~ ~ffi Ii; :z:: ~= J:C) :::l0 t:~ . _ MATERIALDESCRIPJION .. _ ~g . Oco W co ·w RE~ wE.---_._-~-.'----. -- --.. _. .-,-.... ->~' a:::!: ~::!: ' 1-" ._ .. . ---..... 0 ~ C)~ Il.:::l ~ W C) ~z 0 C/) e.3. _~~_~rID'.§!b Lvml!Jl~!ld.!!.n!l'Q9!! {ye"!y~~,.l!'1Q!~ .1tQP!!Qill.-'-~ i ~ML...; Brown fine SAND with silt and a trace of roots (loose, moist) (weathered SP- soil) -SM 3& _________ ~ _______ ~ ______________ 1-:421-f---Light brown and gray silty fine to medium SAND with gravel and occasional SM cobbles (dense, moist) (weathered glacial till) ~ 5 U ________________________________ 1-~9_ ---Ught brown and gray silty fine to medium SAND with gravel and occasional cobbles (very dense, moist) (glacial till) ;:':-~ .:,...-:0,- ~-SM ":":'-9 ~~ -:-,,-:. 10 10.0 444 ~=~ Test pit completed at 10.0 feet on 3/2105 Icicle Creek Engineers Test Pit Logs -Figure 6 I"" Test Pit TP-7 CUENT Langley Develo~ment Grou~, Inc. PROJECT NAME Pro~sed Residential Plat, Langley Ridge at May Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141stAve SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 10.0 ft GROUND ELEVATION 422 ft (aQQrox.) LOGGED BY CBT EXCAVATION CONTRACTOR RA Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES West Q!!rcel QQrtion W z' u Q,. CJ) 0 Q,....J ~ffi I-:I: i=~ IC) ~o CJ) ~E' MATERIAL DESCRIPTION ~5. Q,.o OlD WID W REMARKS W~ ~...J Q::!! ...J:!! I- 0 W C)~ Q,.~ ID ...J C) ~z :5 W 0 CJ) re-a _~ri ~_S!!.n.f!Y'§!.b l..~IUIQ.u!ld!!.n!..l'Q9~ ~e'!y,!~,J!l.Q!~ .1~Jl_-~ ~~ .ML Brown fine to medium SAND with silt and a trace of roots (loose, moist) SP- 2:Q. ..J~~~I:~.(LSQi!L _____________ ..;:. _________ -.. 4?Q .. f-Sltt Light brown and gray silty fine to medium SAND with gravel and occasional -:--' cobbles (dense, moist) (weathered glacial till) ~~4" SM 5 5.0 !1!_ =~= L~~~a~gmYs~fiMtom8d~m~D~~m~a~~OMT §:o~; 1---is...-> cobbles (very dense, moist) (glacial till) ~~4" .:,..~ m ~~7 SM ~.q -:-""fT"'7. 10 10.0 412 -':=~ Test pit completed at 10.0 feet on 3/2/05 " Test Pit TP-8 CUENT Langley Develo~ment Grou~, Inc. PROJECT NAME Pro~Sed Residential Plat, Langley Ridge at May Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 10.0 ft GROUND ELEVATION 424 ft (aQQ!Qx.) LOGGED BY CBT EXCAVATlON CONTRACTOR R.A. Holmes Construction Co. GROUND WATER None observed CHECKED BY BRB EXCAVATlON EQUIPMENT Komatsu PC120 track-mounted excavator NOTES South Q!!rceI ~on W Z U Q,. CJ) 0 Q,....J ~ffi I-:I: ~~ IC) ~o CJ) ~E' "'. --" -_ .. ".-.. _-,"_. --"-' ., MATERIAL DESCRIPTION.----,-_. _.-_. .~g o~ wID W REMARKS,, __ >5-...J :!! --I-" W~ Q:> Q,.~ '0 W, ID ...J C) C)CJ) ~Z :5 W 0 CJ) je4 _~ri ~S!!.n,gy'§!.b l..~_~n.drtl'Q9!§ ~~..§OjLI1lQ!~ .1tQP§9iJl_-~ I,F.-/ .ML.. Light brown fine to medium SAND with a trace of silt and roots (loose, !~ SP lli moist) (weathered soil) 3& ________________________________ :41L 1--Gray silty fine to medium SAND with gravel and occasional cobbles (medium dense, moist) (weathered glacial till) I>--'~~ SM ~ r--L 5~ _____________ ~ __________________ ~1i. .:,..-:tL-:- Gray silty fine to medium SAND with gravel and occasional cobbles (very ~~ f-- -.-...-"--:- dense, moist) (glacial till) --I>--'~~c- --'---:tL-:-SM .....:-..4;. -t~ -:-~. 10 10.0 414 ",~"';';' Test pit completed at 10.0 feet on 3/2105 Icicle Creek Engineers Test Pit Logs -Figure 7 I'!' Test Pit TP-9 .CUENT Langley Develol:!ment GrouQ. Inc. PROJECT NAME ProQQsed Residential Plat. langley Ridge at May Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 12.0 ft GROUND ELEVATION 386 ft (allllrox.) LOGGED BY CBT EXCAVATION CONTRACTOR R.A. Holmes Construction Co. ~ROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES East parcel llQrtlon w z () ~ffi en 0 a..-J I-:J: ~~ :Ee> =>0 en li:=-MATERIAL DESCRIPTION ~g Om w m w REMARKS w~ >~ a:::iE -J::iE I- 0 w (!)~ a..=> m -J e> ~z :5 w 0 en ~ _~~ ~_~n!!Y"§!!:;L~h..J)~n.d~n.1JQ9~ {y~..§O...n,JrI.Q!~ J.tQP§9!!1_-WL ~~ ~~ . Ught brown fine to medium SAND with silt and a trace of roots (loose, 2.3 moist) (weathered soil) .. ~ .. SM --light tioWn-an<fgraysHty fine to mediUm SAND-";-th-oCC8siOnal gravei and 1--- ~~--:-cobbles (medium dense, moist) (weathered glacial till) -=""""-":--.~ -'--..;... .. -SM ~ _ . ....;..,.. ...:-:--6.5 . . 1-380 -.-.~ --- -Ught broWrlaOd g;aysiityfine to mediUm SAND ~h-oCcaSiOnSl gravei, ---:-.-~:-... cobbles and boulders (very dense, moist) (glacial till) -"--::a-'~ _ . ....;..,.. -'-- t-~...:...-:...:-~"":"" SM -15L -t--':--.~ :.~-.. ....,..~ '-1--'-,:- 12.0 374 -~~ Test pit completed at 12.0 feet on 3/2/05 Test Pit TP-10 CUENT langley DeveloQment GrouQ. Inc. PROJECT NAME ProQQsed Residential Pia!, Langley Ridge at May Valley PROJECT NUMBER 0133-012 PROJECT LOCATION North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2/05 TOTAL DEPTH 8.0ft GROUND ELEVATION 328 ft (alll2!!!x.) ·LOGGEDBY CBT EXCAVATION CONTRACTOR John Andrews GROUND WATER None observed CHECKED BY BRB EXCAVATION EQUIPMENT Komatsu PC120 track-mounted excavator NOTES Stonnwater infiltration site w z () a.. en :J: 0 a.-J ~ffi ti ~= :Ee> =>0 ~= -.... "'--.' .. -. ----... .. MATERIAL DESCRIPTION ... 0..0 om w m w REMARKS w~ ----', _ .. .. ...... .... >---~-J a:::iE K::iE l-... -. . 0 J W (!)~ ~~ m -J e> :5 w .. 0 en f9.3. _DJ!~ ~_~ngy..§!,= "L~..Jl~n.d~n.L~ (y~..§O...n.JrI.Q!~ J.tQP§9i.!l ~-~ i,0)() .ML Ught brown fine to medium SAND with a trace of si" and roots (loose, . moist) (weathered soil) -:-:-': ~:':':' ~ f ~ ~ SP .:.: ...... : ..... .. . .. : ...... ....... :: r-L 4~ ________________________________ ~~ .. iJ)·;4 ~-Ught gray medium to coarse SAND with gravel and occasional cobbles ';:~:::'. (medium dense, moist) (recessional outwash) //it SP 8.0 320 ,,:,,:,,:,,:,,:~:,:, :.~:':,.:~.: Test pit completed at 8.0 feet on 3/2/(}5 Moderate caving of sidewalls below 4.5 feet .. Icicle Creek Engineers Test Pit Logs -Figure 8 . , . . . Test Pit TP-11 eUENT Langley DeveloQment GrouQ. Inc. PROJECT NAME ProQQsed Residential Plat. Langley Ridge at May Valley PROJECT NUMBER 0133-012 PROJECT LOCAll0N North of 140th Ave SE and 141st Ave SE DATE EXCAVATED 3/2105 TOTAL DEPTH 12.0 ft GROUND ELEVAll0N 334 ft (aQl!Qx.) LOGGED BY. CBT EXCAVAll0N CONTRACTOR R.A. Holmes Construction Co. GROUNDWATER None observed CHECKED BY BRB EXCAVAll0N EQUIPMENT Komatsu PC120 track-mounted excavator NOTES Stormwater Sanita!)l sewer connection site w z U Q. en 0 Q......I ~ffi I-:t: ~~ :i:C) ~o en Ii:=-MATERIAL DESCRIPTION Q.O Oal wal W REMARKS w ...... >:e. ~.....I o::~ .....I~ I- 0 w C)i;; Q.~ ~ .....I C) ~z w 0 en !Q.a _D~~ ~.~rn.!!.n.Qy..§!.b l.vMh.JIQ!JnP~!..I"Q9~ (y~...§O...n,...!!1.2i~ J.t~!!l ... -~ I .~ Dark broWn fine to medium SAND with silt (loose, moist) (weathered soil) 2& ________________________________ .. m .. f-SM Light brown fine SAND with a trace of silt and roots (medium dense, moist) (recessional outwash) .:::°:°:°::: ~:.:':.: ~:: SP r-L :jJ~J 7& ________________________________ .~~. 1--Gray medium to coarse SAND and fine to coarse GRAVEL (medium dense, :}}Hr~~ moist) (recessional outwash) .::::.~ m ~ili] SP- t--1!L GP 12.0 322 Test pit completed at 12.0 feet on 3/2/05 Moderate caving of sidewalls below 7.0 feet Icicle Creek Engineers Test Pit Logs -Figure 9 I~ (.,i ,,' ~ ,,' ," ~ m III It: o ~ "i """ !;t: III (5 o if ;.-. W ..J (5 Z j LLZ 00 f-~Z _w 00:: o Ii z o ~ z :r CfJ ~ Z ~ w a::: o m ~, -VlCIN'ITY MA~D I tJuT '10 0CAi t) j "_ U ''-"i --3t;~ _ --Ji.j/l '" ·-;'3(;0 .... ----,~ ~'a ------... 3"i'~ --- ---'-'17;--- """'~"""'."""""'" " GF NATlII[ '.~C,C·'Jlr1l" ('hS;,O,.', ", . " ''''"''''''' . ,~~a""SF G;:;<"(>L.~<· 'i -" --- , , j + Cd 1';"11 ;,PNA: L'R.;'.Cf ".;f"~' -i --, ' - ,-- "": - --'1" TI~ lI'E:l.'UND BVFFER ''''', , ---, 8 --.-_ n0 HlT Zr. lD,'U' -J ~P'r ~" ~Z,'I"'i~C " • , ", :.:',:", -Ill"."""' :Of '---", F-,"'" IA·,,-lr-----, .,iN.!. ~.>I -~--. ~ '~II', r'" ~,~ I vi ',Ed,,,:r,rJp.,j llHl -. __ \ Fm'~u IWfl I~ C~SE " 8 27' 127' \ ! r,' , , '" ~, PORTION PORTION (,H,·" 1" '-r..~, ~. 1\/ 'I; [V WETLA.ND BUFFER --.,-'ETL"'" BUFFER AREA , , \ 1'30 ~~o M.n::~D ....... .~. 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I Jlf, I :"--,,'\~, rrr: U~" E"i:,. ;;C ; f Jt, ',1' /1\: ,:,1 -::-,i\:- i :~L. p.-.(c~ .. /_'1" ~ "ICTt--L .:-.:::' -," ,R Iii .\~) 1}21..;1·" "l~ ,-!:"I " , 'f j,L (;A' ,I: ,; T THE-1.1",'"."< DI'31( 11\ ':::;"SE'~":C,>; if "~C: _'0-: i f-LA,,_r=-I AI\II) i I ___ ~_l 1.:::Si~<~ Si!.'~)--'C:AS"r <rli'~ PLAI_ i?i:i! i c.,:.j~ 'Ar~\ 'j:~\jc-;T():'J ":.I."1:)SE () -.. ~~, ----------, -- c z :r ~ <f' ., i--;;>," "'-e-; -,....::=::; ~--; .-"-1 ,., " l::l:~ f"r')' ~"'''''; ~. ~-~ ! ; : ~~-i--I , ~::.., n::: ( ~I ,,", ~ <r: ...,~: ~c f.L1 .,., <..~' ,--. ~-l 1",·0..1 (v' ,'-i..~ c· >"'01 t·~"" -" r , _.' l-~":;.<' ;L"; .... ...,.; ~ .. , ,....j j , : ! ! , --~--~ -r"-t- i i ! ! "-u: > X r.x:1 F"l rh ,,,-' 1 0 ,..,- I"::·'" SHE~T OF 1 )C!fj r'iUlI,J! ,;;:p ~~O:-; 1, \ !O L i DEVELOPMENT PLANNING CITY OF RENTON JUL 1 2 2005 RECEIVED ii' " '.' ~ w ---..... w 0::: uZ o )-1- «C> ~Z I-I «~ w3: C> ~ Oz 0:::0 I- )-z WW ---l0::: C) Z ~ ~ II • 0::: a.. a.. « w < Cl z a Vi ~ 0::: o z LOT 29 I I I I I I 80.00' - ..; '" ... :",-, . )~.': ," ", w. -, LOT 28 " _ '·80,00' WM .6.=90'33'49" R=.25.00' L=~9.52' LOT 1 . -q <r N HYD ss 1O'T 2 .. ,0''''' LOT 26 'LOT.'27.··· ~ ~ 70.00' . ·70.bO· ;)2 •. 00' . LOT.3 LOT 4 SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. .-.c' . _. o· ci I<) .. ..• ' ... 99,00' . . . LOT 24 .. 99.00' ;;;-- ",\ -' i ..... ,., ... ... '" " ... " " ......... " .. LOT 22 99,82' . ' .... N: ... ", .... , ...... . -o ci <r . -o ci :.. <0 o -g ..., LOT? ! .... ' .. 146.36' LOT 20 ",. .:", " " .. P· . ..... ," ;~\>;" ... , .... ss . . LOT 8 -. ..... • •••••••••• ,," c,.. •• • • •• •• ", •••••• "N" .n. •. ....... "",,,", ... 1 ... " ........ , ... " .... ..... n .. :" ...... , ... , . .' WM "'" ", . -o ~ - ,. " .. -. --LOT 10 A':89~6' '. R=25,OO' L=39,02' . LOT 11 .. "' .. ' .' .~ "', : ---------- -'·m., LoT 18 .6.=90"33'49" R=25,00' l=3g.52: LOT ;12 • .' 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 UNDERGROuND UTiLIITES 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. CALL BEFORE YOU DIG: 1-800-424-5555 SEE SHEET 2 OF 2 . . 1 " ..... LOT·16 "-/, . -Lot 14 ~ LOT 115 N /. -.' '::.'-, . ,.'_.' 50 o 50 100 ------ SCALE IN FEET RECOMMENDED FOR APPROVAL 8)'! ______________ _ Dote! '------ B)'! ______________ _ Dote! ____ _ B)'! ______________ _ Dote! ____ _ 8)'! _________ Dote! ____ _ +-' ctS Q) 0> "0 .-cr: ~ Q) -0> C ctS .....J DATE , U C ...... C Q) E c. o Q) > Q) o >-Q) 0> C (1j ....J z a i= a.. a: u C/l ill Cl g :> ill a: a --' >-0 CD o UJ " U UJ I U a --' in 0 Cl ill Z Q C/l UJ o :.=; ::J "0 C (1j Q) 0> (1j C (1j ~ o ctI ::J ...... C. Q) u c o ~O UJ ~ U f-UJ UJ I C/l 0613012005 JOB NO. ____ _ DWG NO. 1 OF 2 ~ w ..... -Iw ~ UZ o )-1- «L') 2Z I-I «~ W5: L') • Oz ~O f- )-Z wW .-J~ o Z « -1 ~Z 00 ~~ ~Z -~ uO:: ~ ~ 11 i 'i Ii ~ , 0 It'I II • ..... -0 0.-.,0 O!; ., (I':I~c -" .-oE ~~ U .-:Ow " ' 0..0.. '<= "'0 .aE • -= II> "E ~E g'N 'c C" c'" 0., B:t5 i §!j ~ 2j "'.~ LU < o z o Vi :> LU 0:: o z ••• V' • LOT 33 ';" "" .. ~ . '. -~ SECTION 3, .oj:: :";.:·;,>i· ,",. , ',,,' / /" . ..... "-\ \ I I I I I -,', "";'<' "WT 30 SEE SHEEr 1 a= 2 TOWNSHIP 23 N, RANGE 5 EAST, W.M. ~., LOT 31 "-" ;' ----~---------... ' - .~'" i; LOT 32 -'-".;,.-. r:::-l J\ '. / " -----.. ;,---/ .< .; '" ;';" ,:):. I \ " '. ···········"···Mc' .. L ... ' ............ -.,.---------..... ·····--·m.' .. / NOTE: EXISTING UTILITY LOCATIONS SHOv,t..l HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCA nON OF ALL EXISTING UNDERGROuND UTILIITES PRIOR TO coMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOv,t..l HEREON. THE ENGINEER AssuMES NO RESPONSIBILITY FOR UTILITIES NOT SHO~ OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555 DEVELOP"",,,, CITY OF ~ftr~NlNG 50 o JUL 12 2005 RECEIVED 50 100 ------ SCALE IN FEET RECOMMENDED FOR APPROVAL By: _________ Dote!=---___ _ By: Dote! ---------=------- By: _________ Dote!'---___ _ By: Dote! '----------------~------- ~ ~~I ~ ~ ~~~ ~Ih 0 .:::t:. Q) Q) . ~ () 0 c - ~ Q. ::J CO 0 '-~ (!) ..... -I-' C CO (j) E Q) Q. 0 0'> (j) "0 > .-(j) a: 0 >. >-(j) Q) -0> -c 0'> ro C .....J CO I-.....J () W l-a z w a: ::J D-o >-(]] Cl W '" () w I () >-(]] z ~ « a: Cl >-(]] Cl w z \2 C/) w Cl 5 i= ~ a: () C/) w o w ~ o ci z Gi a: 0 -' 0 (f) > 0 -' 0 c ro a.. >. .-t= '';::; ::> "0 C ro (j) 0> ro c ro '-0 ro ::J ..... Q. (j) () c 0 '20 w '2 0 () I-w w I C/) DATE 06130/2005 JOB NO. DWG NO. 2 OF 2 i .--l jj q '0 N II , o 0 S B a:: a.. a.. < z o Vi ~ cr d z .. .' .' / •• !, .. SW 1/4 OF SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. , •. d.>._ . -" . .,.,,' .. . / ;. ., • ••• N""'-' ••••• '. I \ \ / \ \ \ I I " \ ------...;:// . .",-----...... ...... ..... , \ I I , \ I I ...... \ \ \ I I I \ I \ \ / I I ...... . ~-,." ....... .';;';. " "" ', .. ,. ~,. ..... ..... ..... " " \ '-/ , \ \ \ I I I I I I I I I I I I I I I I r I I I I I I I LOT 30 .. {" \ ----".\" __ "'-....J..' _______ -.;.. ___ _ ,-".,--... '--.. -,~,--".-", -"" , . "~-",",-'~' ... ,-~-------,;,;;. ... .' ; .' '. . -' ":'. (":"~' .. ' . .' . .' . .' . -~~.~ --:-'.---:-""'7-.-= 7" ~ . :' .. ;.:/. --~-~-~~~-~~~-.,' -I0Il-__ " __ " __ " ... _ "-,. . ";:: .. '/. NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXI~ATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDERGROuND UTILIITES 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. CALL BEFORE YOU DIG: 1-800-424-5555 DEVELOPMENT PLANNING CITY 0F RENTON 20 o JUL 1 2 2:J5 RECEIVED 20 40 ------ . SCALE IN FEET RECOMMENDED FOR APPROVAL By; Dote; -------------------------- By; _________________ Dotet, ________ _ By; Dotet ---------------~------- By: Dotet ------------------------- &l ~; I ~ jt:~I~ III ~ 0 ~ o • U ~ C -Q) ~ Q) c. "-:::J 0 0 "-~ CJ ro ~ +-' C +-' Q) ro E (]) 0- C> 0 "'C -(]) .- 0:: > ~ Q) (]) 0 -~ C> Q) C -ro C> f--1 C ~ro 0 w a ':j --I a: 0-0 >-CD 0 w '" 0 w :r: 0 >-CD Z ~ « a: 0 >-CD 0 W Z ~ en w 0 f-z w ~ 0 f-w w :r: en DATE 0613012005 JOB NO. DWG NO. 1 OF 1 z Q ti: a: o '" w o w ~ o g 0 UJ > 0 --' 0 c ro -a.. "'C C 0 a.. -ro :::J +-' c. (]) U C 0 0 f5 II , f a:: a. a. ..: z o Vi :> w a:: o z LOT 29 LOT 1 .... , ..• " . ....... -. .-... ..... ' . " ,", LOT 27 LOT 26"· LOT 28 Lot 2 .LOT.3 82.00' SECTION c.'" • ; c" .... : , " " o • " ,:"/,; . . ,,' LOT·23 (..OT .. 26." '. ., .::.~. . "22 '. __ .--='"' .... '. ... LOT 24 .... ___ .... _424 : LOT. 4" LoT .. 5' 8 .00' • • 0 ••••••••••••••••• "." •• .•..... 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. " " ... LOT 22 / c" ./ /l.OT 21' : ..... '" .' '-' ..... " .......... ··.m·· .,"C.:'·· , .. ; .. 146,36' LOT 20 235.97' , .... : LOT 19 "" . "." . . ' : ~420.~,· '. LOT 8 '. ........ •••••••• '. c •••••••••••• , , . ! / , .•.. '. ", "0 ."' ...... :. '. >0. .~ . :~> .. "c. • ""-, "0, ... _". ' .. ' .. ····LoT '" 18 LOTiO LOT 11 , LOT 12 c ••••• ",> • -··:'C., ., .•....• ' ...... . ... :''> . ~ . -'0, .............. "'" " ; , ".~ ..... , .0 ".0., .a •••• , ••• "'" ,:",~,,;, •••••••••• }-• _.' -i-._ "', <;. , ....... ,.,.':.,. . "", .. , ..... NOTE: EXISTING UTILITY LOCA TlONS SHO~ HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCA nON OF ALL EXISTING UNDERGROUND UTILIITES PRIOR TO coMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHO~ HEREON. THE ENGINEER AssuMES NO RESPONSIBILITY FOR UTILITIES NOT SHO~ OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 1-800-424-5555 SEE SHEET 2 OF 2 I I I .\ I r '1 • "'" c", . . ·LOT.i7 ......... LO'l't6 ) / LOT '13 ~... "'~. / -~ / / / 'LOT 14 , LOT 15 '. 50 ::.-- o JUL 1 2 2005 RECEIVED 50 100 ------ SCALE IN FEET RECOMMENDED FOR APPROVAL By. ______________ __ Dote!~ ___ __ By. ______________ __ Dote!'--___ __ By. _________ Dote!'--___ __ By. _________ Dote!'--___ __ ...., as Q) C) "'C ~ ~ Q) -C) c as ...J DATE o c -• Q. ::::J E (!) o z ~ g Cl JOB NO, ____ _ DWG NO. ____ _ 1 OF 2 ---------- ,,', -; .. , ',' ," . ~ ~o 0.-",0 0; ~z "' I/)~c 00 -'" ,-5E ~~ ~~ o _ ,-. ~Z -w D • ::In. -~ n. D~ '-e "'0 .aE ;:=q" ::IE ~ ~E "'.-eN ~ "II "c en eo> 0", B:2; Ii ~ -51 ij U • ~ • • 0 10 y i!f II • ! ~j lC~i .;' " '" n. , ", n. -< w < 0 >-fD o z ; .;' ":.:" .-;.: ., 'N' i' ; ;.' ; ; '-.' ,---. "". ,"" - """ ··c., .. , .... .. ~ .. -', . ". . ", "'-'" SECTION 3, TOWNSHIP 23 N, RANGE 5 EAST, W.M. _',. __ C, .. "3:.::::; SEE SttEET 1 OF 2 '. dO --1:.01' 30 I / . - .~ " : LOT 31 • -~ <X)-o '" :" ,', -. . .. ~ -: .. ,' LOT 32 fl I i_ / "-~. . .--.... ~".- """".'-"'-"-:~"'" ••••• < ••• -....... .... " ........ ,"--.. NOTE~ EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE ExACT VERTICAL AND HORIZONTAL LOCA 1l0N OF ALL EXISTING UNDERGROUND UTILIITES 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. CALL BEFORE YOU DIG~ 1-800-424-5555 50 OEVELOPMEm PLANNING CITY OF RENTON JUL 1 2 2005 o 50 100 ------ SCALE IN FEET RECOMMENDED FOR APPROVAL By:. _________ Dote!'----___ _ By:. _________ Dote! ____ _ By:. _________ Dote!'--___ _ By:. _________ Dote!'---___ _ ~ ~~I :1 21q5 ~ .I ~ a:~~ ~II ~ 0 w o ..::.:: Q) ~ 0 U c: -~ ~ a. ::J CO e ~ (!) -+J c: CO G) E Q) a. C) 0 -"C ~ .-cr: C ~ ~ G) Q) -en -c: C) ~ C CO -I i u 0 ...J .:> g: c: as a::: ~ +i :J 't' c: as G) en as c: .-~ C 15 ::J Q. ~ c: 0 0 Iii w i DATE 0l1I3OI2OO5 JOB NO. 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" ... ~, ........... =," .. , ..... " .... " ." .. -.. ~ ........................ : ......... '" "." . .. " ...... ,. .. . -.. . ...... --.... -~ ......... . . ... -.-, -----------........... :._- f'.. : m,O'> :f'.. :<0 ~ . .<0 . ··············· .. ··;·····:g;oo········,············ • r£i!2 i : L!) . . .................. : .......................•........... ... 0:.1< ................... ,· 0:L{) : ...... ~ ........... :. ............. , ............ . .... ...... : .......... . .......... ~ ........ . ........................... : .................. . w < Cl I-+-H~r-, :z Q Ul :> w II:: o :z : : ....... : +, '<t ' ~: . 11l:ii; 05: a.> . . 460. . . . . . . . . . . -: .......... ~ .. : ........... j' ......... . .... ~ .......................•....................... : ......... . ........... . : ....... . ............ .................. : ........ . '. . ..... , ...................... : ...... . .. . . ........... : ................. . : •• 0 ••••• •••• •• ; ••• 450 ......... :. 440 ............ :. 430 ................... : ........ . 420: 410: ........... ~ . 400. . ...•....... ~ ............ . 390 ........ ~ ... 0+00 ....... : .. ................ , ........... . ............... ..... .... : .. ................ : ....................... : .............. . ....•....................... : ............. . ......... : ..... ........ ; ........................ : ....................... :..... . ..... ~ .. .................. : ............ ...••..........••.• : ........ . ..... ~........... . .......... , .. . ~ ....•................• : ................. . ... . ~ ........... ; ......... ~ ....... . ............ ~ ............ . ..... ~. .............. : ................ . .... •........... . .... : .................. . ... . .................. ~ .................... 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"" 82.57' ;, ··, .. 1 '" ~.; ", 'c, ~~~~~.---~~~~-r----------58,76' 81.00' '" " >~, . .. .,. ' .. :.,,~ ..... , .. , Ll..=·90'3.3'49" . R=25.00' L=3g;52'. WT J.2 ; / ~ . '84,00' '~'. ". .. " . LOTI3 ; ' ..... , .. 81.00' '. \ q ~ -. 'LOT. 14 " , 50 , 80.00' <., ,-.•. " o 50 --- scale 100 feet .............. ~ . -.............. -... --." _ ..... _ .... . ................ : •.•.••........... -_._-_ ••.•..•............•.•. ~ ..................... --....... -... " .......... ~ .. " .. _. . . . . . . . .. . ..... -: ........................ : -.. .-....... ............ . .. ....... ..... ...... . ............. ... .. .................. .. ..... . ... ; ....................... : .......... . ; .. ... . .......... ; ......................•....................... : .......... . .......... ; ..................... : ......... . .............. : ...................... ~ ........................ : .. . . . . . . . . . . . ~ ........................ ~. . . . .. . ................ ~ ..... . ............. : : ............. :..... . ................ ; .. . ..... ...... .. : .... 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'O:.~ .......... ; .............. . : '~I~. : : ~,'<t : : • ,xl:> : + ... ., a.> , CIa.> ............ : ..... +. --~-' : '" ............... . ; ...................... : ............................................ : .... . . . 430 ......... : ............. . <0 ,~ 420 ...................... ; .. t>-............... , .. .. + .--.-- ............ : .......... . ........... -..... 10 o 10 ----- vertical scale 50 0 50 ----- horizontal scale 20 feet 100 feet +-' ctS (l.) 0> "'0 .-a: >. (l.) -0> , (.) c a. ::J e CJ ..... c Q) E a. o Q) > Q) o >-Q) fu o w is w I U fu o w z Q en w o CJ) c CO -l C ~ ctS ~ >-.....J 8 u ~ >- ~ >-"- 0: U f:3 o w !;;: o g :> w 0: o -' Cl 9 o I-W W I C/) W -l -LL o 0: 0.. I- W W a: I- C/) ~ w lli r----------------------=~~::~::~~-.~ d ~ RECOMMENDED FOR APPROVAL ~"-=----_---'---::=:::::::_-, , ,'\ \ : ~i . ........... ........ .......... .. ..... . ~ ........................ ';'" ... ... ~ ...... . ...... ' ..... : ............. . 7+00 8+00 .................. ~ ........•... .............................. ..... ~ .... .. .. ~ ...... ' ............... ••••........... ~ ............... . 9+00 10+00 ...... OW" .............. : ............. : .. , 9y: ______ _ Date: ______ _ DATE 06/30/2005 8y: ______ _ Date::........ ___ _ J09 NO. ____ _ DWe NO. ____ _ Dote::........ ___ _ 8y:_______ . SHEET Date:'--___ _ 9y:_______ _ OF 1 ----" \ -------------- --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ 0' 20' 40' 80' 120' ~I ~I ~t ........ I~~1 - 1 "=40' SCALI=-: OPEN SPACE TRACT "A" -, --~~~ I I ~~~ I _____ ~~ I I ...... ~~~~, .. ,". r: ,' ..... ' ~'-'J.~': ,_""r I . J ,. i: I '_ ... '\:1--. L'cc 'j I _~--1 I I ___ ~ ~ ~ I I 14,866 S,F, +/-I I 16,972 SF. +/-I ---r I II 6.696 SO.FT, I I 7.149 SO.FT. II ~---I I ~~/: : i : ~!-----Fc--t------T~~g,~~8Iit~L~MI~ ! ___ I I I I iI I z0:. : I Jf/Iil!J~ ---1 I -I If) l[) -,;-~ I I I I I C)', ~ 45% "" 42% ",: I ~ , I I I <1:,", 0 co • w, I ---~~ I I I I lIj:m LOT 23 (}) LOT 22 ;;,: I ___ ... ~ I I I I I 0: 3200A 2996A, I ___ ~;r:~:!'11 I I I I I I I "' ' b.-Il ' . ~~~~~-1--........ r~~~:: : I 115.274 S.F. +/f :17,239 S.F. +j_ L~!_ t---\~·t~~ ...•... d ... <.:)' -... ~ : .... __ ---i: I 1 I 16,637 SOoFT'l 16.245 sonl , ~~y \;;')/ , I' GOAOO SF. +/-1 I 12A84 SF. +/-1 I 15.050 SF. +/-1 II I I : : I' J'. ' " ' 1 6)62 SOoFT. I I 7.331 SOoFT,: : 7,636 500FT,: ~ 1 1 I 1 I 12.871 S.F. +/_ I I .. 1 1 - - - - -l I LOT 20 I ---------....... CLEARING PHASES Phase I' Lots 12-18 and 27-29 Phase 2, Lots 7-11 and 21~24 Phase 3' Lots 25-26 and 1-6 Phases to commence 30-90 days apart LOT AREAS 16.559 S.F. +/-• Total Lot Area 7,773 50FT, • Proposed Clearing Area REMOVAL OF INVASIVE SPECIES, INCLUDING eJlMALA Y AN BLACKBERRY. BROOM, IVY, ETC" OUTSIDE OF mE CLEARING LIMITS IS ALLOVYED PROVIOED mAT RESTORATION VYlm NATIVE PLANTS OCCURS. INDIVIDUAL LOT RE-VEGET A TION TO OCCUR AFTER eJOMES ARE BUILT AND IN ACCORDANCE VYlm mE 'TYPICAL LOT RE-VEGET A TION PLAN" SeJEETS LI AND L2. DATED , AS PREPARED BY mE ,JAY GROUP. \ \ I I I I I I I I I I I I I I I I L_ 1 I I I I I I I I I I I I I 1 I I ...J OPEN SPACE TRACT "C" 1 I I I I I I I I I 1 I I I I 1 I I I I t /1 /1 I I / I / 1;/ ( I ! \ I \ \ I \ \ I "- '\1 '1,,- I I I I I I I ~--j--- I I r! -----------+---__ 1 ___________ ! ____ 15-·1~L-EARII:'JG-~lf,,1I11.1 _: : I I : 9.165 SOFT. 1111 '.11 ~:,;~ ~'~:F~~ : I "I I 1 II ---r--------r---_!5'!CLEARING LIMI'I Ii -+-!~·-9~r=!'F!N<?-LlMITTT _~_lL____ I "1--0 " ..... t::1 1 L r---------,: ILl: 1 n ~I 1----------1--' I ----.. ,11 -----------r--/'j 1~:;~9S:Q.~~i iIO.OO;-SF.-';; 1---------------=f ~I 73% 58% I" 51% I I, ,I II; . II I:l I I RETAIN AS f,1UCeJ c-~:-----------1 I 7.287 son I : j ~: L~J6A29 ~ LOT 28 : ~ LOT 27: '!:i' 43% g; 36%: ()) 71% II". ~ II 73%' LOT 19 ~~~~~~~IO-N AS ,15 iCLEARING LlMI~------T-----------1··. : I ()) 2996A I 3200A I ~ LOT 26 ;;; LOT 25 I: • I I,. ;, I I 61 I • I <1:1 3016A v' LOT 24 LOT 21 '" \ /1 I I ·.J..15' CLEARING LIMIT I llj I IIJ--.q::~::d , " 1 _ _ .,1 , . " ! I 26n58A II ro I I·,', I I :3i c.'.. 76% I ro 1 I ------ - - ----, ., O~"" ,,-I "---..J ~ r--, . ". 2996A II ..... , .:.'11 3200A cD, ~ % I 'f--I io: I'.,".'..' I L.L ..... ".:. I :>1 - -__ -1/"';,"1 ~ ___ ~ , \~/ L~J6A18 : 6i LCili? I ~ 1 I~ 27~2~~\6Ft) ! \ I \ \ \ \ \ : .:. , ".~:..~ .. ;:., .,' Ii. . 1 I." .> I I': I 2996B: ~ 35%:§:! // ,. ......;. ..,,: !l.-:.'I!, __ "'""-=:·.l..--IIr--• ...-.__ //tr=c7:,'l .. L...U-J --_..1 L~2~016!@ /// /// I / /~ --, --.,'-: ~~, /~,,:\ (,--,---... -• ----.--.--',-: ,-.»)-,--, ,~'~~'-" 2_6_~H" S_Tc-'_-c __ . ______ ._ --illl----__ -__ -_ -__ T_IIII __ ----·.,._-_&~---_N~._ItE:. 112'611'PIII'H--'SHT-. --1111-1..-; __ .... ._. __ • ~-----;-..::.-/L. ... ~ .. ..J.. -----JL~·;·;:~:·~;RC~I~H~...J:E~~·· .. '., lio // /// /1 _ iII!If _ ~ ,/i ~'(')' ~ . II FIRE TURNAROUND " • --,,-.J / / r-; ~/ r·:T.·,·. r--:-:!"r' I"' -.: • '.-:' .• ' .......... '. '. / -c' ~~' ----, ---~ ~AS_EM_E_NT_f."' .. S;~:~'Z'~·:~.'·'¥:~·~:~':·~a~'~~.o~o~. "",..~~~~~0-~/(. -;x./ / i f-Y I . ..... .... • . .. • .' ii" , r' .. ,. , '.' .. '& I >-7 ,I ......" /~~-' " '\ ';. •. ~ .•••• : •• .'::;,'; .',~ . 'X-: .: ... , .// ','" I ~ '.' .J".:";'? " I I i---. I .. ' I .. " ___>'. ..,"....... . '. Z .-:.. ----"'1" . ;,/. " 1 ~ : L6~% 1 :;J; : L6~% 2 "" : L6~% 3 77%: 77%: ~ ~ i ~ -;' - - -::l . . I'" r3, ___ -",-"-",:'.....,.'» -11 1-' . l"il I' (~;r~ I 2658A "" I en I ;" I co I "" 73% I:;; I 75% I I I <r: , , -iL.:·::.·n-r 66% I I m 1 3016B ~ I 29968 n LEJOB4 I ~ LOT 5 I;:' LOT 6 I;; I LOT 7;" 77% I 73% I 77% I 74%: P-; I : I • I I 42% I: I" I I I m I ()) 30168 I en 29968: I 26581\ '" LOT 8 I;" LOT 9 I;::: LOT 10 I;! LOT 611 I W 0 I 73% -;.. 74% I ~: L~l6B14 I I ilil LOT 15 I:" I I I I I I 1 en 32008 I '" 2996A I ') 3200A I to 0 0 1 CO 8 I I I ~ I 2996A I:' ----j----------i-----_ .l _l!s·1 c::~~t\RL~'j(~_LH0It I 1 I I I m I m I :;J; 2658A I '" U ~ LOT 12 ~ LOT 13 I I ' I ------------..I---- - -T T ~ ---__ J. __ __ _ _ __ __ 1 15'1 CLEARING LIMit I I I I ()) <r: m en 2 I ~ I I I I I, , .. 110,023 S.F, +/-I I + _ I I 10:001 S.F, +/-I I -J. - -----J. ------ ------I-------T ----- - ----- T ----__ + ___________ I _ I I I I I I I ~ 2996A 658A I I I 115' CLEARING LIMIT I: . L7,477 SO.FT. I I 1?6~Si §~:F{, I I 7,354 SOFT. I I 10.001 SF, +/-: I 10.001 S,F. +/-I I 10.001 S.F. +/-I I _ -t -----l.-----------J.------T-----------T --___ 1. 1 15.1 C L.....:J I _T-----------J.-I-----l..--'O-----------j~ ... - - - - - J L ~ ____ ..1 L _____ -.J L 7,679 SOFT,-.J 1 7,655 SOFT. 1 1 7,358 SO,FT. I I 104°01 S.F, 1 I I 10,001 S.F. +/_ I I 10)62 SF. +/-I -I --- --------.l------+ _U"~l5!N.G l..~'C!IL --"_>-< ___ 15.' ~~E:ARIN~ _L!f0I{ ______ I _ __ I ___ -I : I I: II , -----L-____ -.J L _____ -.J L7, 86 SO,F 'J 1 7.671 SO.FT, I I 7A74 SO.FT. I 1 10,168 S,F. +/-1 110.107 S.F. +/-1 I -ch-~~-~~-l.::... -1---__ 1-+ ...1._ _ • I I - - - - - L -_____ -.J L _____ -.J L 7.799 SOFT.: IL7,540_ SOFT.: 10,279 SF. +/-10.044 S.F. +/-11.614 SF +/-I I --_.L '1' -.J ..J -J.li_~r-7' .. 50 ... 0-s ... O.F ... T'-r.L.._ .. 7 ... ,4.4 .. 5 ... s.O .... F""T,. i..l __ 7 .• 71 .. 9 ... S.0 .. F ... T.' 'r""..l'lll_~~~~O~~6:9 :;O~F:,~~~ ... -_ji~._..~~ / i ,I I I \ \ '\ '\ " " I I ! l 35 34 33 32 31 30 '\.~'?-'?-\'>-c~ 29 I \ S'\.v~ 28 27 LOT A LOT B I \ ~C~ I " \ ~~ 1 '\ I "- " "-.... ----~---..l~-~----'-------~-__ ~ __ .l.. ____ ~ __ i" ) ----- .... ------.... ~ --~-----------------~------ "'" \ -----~-~-~--~---~-~----~----/ -~----~---------/ /-----~-----------------I --. --------------------------- I I I I 1 23 22 20 l _~ \ ,/ --------.... ...... / "--"--------, --~---' / "\",/ --~---------- --_/ \ \ I I / --~-.... / / ,/ ,/ LOTB " ,I " " 10 9 LANGLEY RIDGE I I I I I ( I I I I I PHASED LEARING PLAN "',,-// ----./ ---- ---1B{~1l:((j)llli ED Planning Divisi~n ~y~,~~~~~~~~~ ... 'r'Jv, • I GENERAL NOTES SITE PREPARATION SHAll INCLUDE, CLEARING AND GRUBBING OF All INVASIVE SPECIES ESPECIAllY BLACKBERRY (RUBUS DISCOLOR) All NAIIVE VEGfTATION INCLUDING SCOUlER, SITKA, AND PACIFIC WilLOW, SALMON BERRY, BLACK COrrON WOOD, DOUGLAS SPIRAEA. RED ALDER. TWIN BERRY AND NOOTKA ROSE ARE TO REMAIN AND IMPACTS TO THESE SPECIE~ MINIMIZED. EXISTING NATIVE VEGfTATION IS TO TAKE PRECEDENCE OVER LOCATIONS OF PROPOSED PLANTINGS. PROPOSED PLANTINGS ARE TO BE LOCATED IN AREAS WHERE NATIVE VEGfTATION IS SPARSE. CONTACT LANDSCAPE ARCHITECT FOR QUESTIONS ABOUT PROPOSED PLANTING LOCATIONS. SUBSTITUTIONS ARE STRONGLY DISCOURAGED. IF PLANT AVAILABILITY IS A PROBLEM, CONTACT THE LANDSCAPE ARCHITECT FOR SOURCES OR ACCEPTABLE ALTERNATIVES. IF THE SITE WORK IS DIFFERENT THAN SHOWN ON THE LANDSCAPE PLAN, OR POOR SOilS AND DEBRIS ARE DISCOVERED, REQUIRING CHANGES TO THE LANDSCAPE PLAN, CONTACT THE LANDSCAPE ARCHITECT FOR INSTRUCTION. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE DURING INSTAllATION, UNTIL FINAL ACCEPTANCE BY THE OWNER'S REPRESENTATIVE. THE LANDSCAPE CONTRACTOR SHALL WARRANTY ALL MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR, FROM THe TIMe OF FINAL ACCEPTANCE. DURING THE WARRANTY PeRIOD, THE LANDSCAPE CONTRACTOR WILL NOT BE RESPONSIBLE FOR PLANT DEATH CAUSED BY UNUSUAL CLIMATIC CONDITIONS, VANDALISM, THEFT, FIRE, OR POOR MAINTeNANCE PRACTICES. THE lANDSCAPe ARCHITeCT SHAll HAVe SOLE AUTHORITY TO DfTERMINE THE CAUSE OF DEATH. IRRIGATION ASSESSMENT SUPPLEMENTAL HAND WATERING MAY BE NECESSARY FOR THE FIRST GROWING SEASON TO ESTABLISH PLANTINGS, BUT MAY NOT BE NECESSARY IN SUBSEQUENT YEARS. STEP STONES OR GRAVEL PATH I , I I l EXISTING NA TlVE VEGETA TlVE BUrrER NATIVE VEGETATION BUFFER LINE • ORANAMENTAL PLANTS MEDIUM sizm ORNAMENTAL TREE. TYPE: EVERGREEN OR DECIDUOUS EXAMPLE: WEEPING ALASKAN CEDAij OR FLOWERING PEAR. I lARGE ORNAMENTAL SHRUB. TYPe: EVERGREEN eXAMPLE: JAPANESE HOllY, DWARF ARBUTUS UNDEO. MEDIUM OR SMAll ORNAMENTAL Sf RUB. TYPE: EVERGREEN OR DECIDUOUS eXAMPLE: DWARF HEAVENLY BAMBOI), PYGMY BARBERRY. MEDIUM ORNAMENTAL ACCENT SHRUB. TYPE: EVERGREEN OR DECIDUOUS eXAMPLE: ORNAMENTAL GRASS, DAY LillY. NOTE: NO MORE THAN 35% OF THE LOT r;AN BE COMPOSED ON NON-NATIVeS. lANDSCAPE CONTRACTOR TO PICK APPROPRIATe SPeCiES. GROUND COVER fFEEFER NATIVE EVERGREeN GROUND COVER. EXAMPLE: SALAl, KINNIKINNICK t: . : . : I lAWN AREAS WHERe CONDITIONS PERMINT I I MULCH 2" DEEP . "', :., .. : I I SOURCE: KING COUNTY GOING NATIVE BROCHURE ~'---'---____ I J . . . 58% LOT 28 TYPICAL LOT RE-VEGETATION LANDSCAPE PLAN SCALL NTS THE RE-VeGETATION PLAN IS DESIGNfD TO ACHieVE THE MAXIMUM 35% CLEARING AREA PER LOT PER COUNTY STANDARDS. ITS PURPOSE IS ALSO TO INSURE THAT 65% OF NATIVE VeGETATION PeR LOT IS RETAINED OR RE-VEGETATED. , ,,", - , - ".,_'_'., .... I "~ NOTE: NATIVE VEGETATION TO BE PREDOMINANTL Y PRESERVED. LIMITED REMOVAL OF INVASIVE SPECIES, DEAD OR DYING UNDERBRUSH, SAPLINGS, AND SMALL TREES SHALL BE ALLOWED AS TO BENun THE OVERALL HEALTH OF THE REMAINING NA TlVE SIGNIFICANT, TREES AND SHRUBS. EXISTING NATIVES VEGETAITON TO TAKE PRECEDENCE OVER ALL OTHER PROPOSED PLANTINGS. GRAPHIC SCALE 10 0 5 10 20 ~f---!~I-----"I ( IN FEU) 1 n= 1D~ ~ ----------,~-,. NATIVE PLANTS SIZE 4' MIN. B&B )I-=r NATIVE EVERGREEN TREE. EXAMPLE: WESTERN RED CEDAR. SHORE PINE. () ~" MEDIUM SIZED DeCIDUOUS NATIVE TREe. EXAMPLE: VINE MAPLE, SERVICE BERRY. lARGE OR MEDIUM NATIVE SHRUB. TYPe: EVrRGREEN OR DECIDUOUS EXAMPLE: RfD-FLOWERING CURRANT, MOCK ORANGe. MEDIUM NATIVE SHRUB. TYPE: EVERGREEN OR DECIDUOUS EXAMPLe: OREGON GRAPE, SNOWBERRY. 4' MIN. B&B 2-5 GALLON 1 GALLON NATIVE FERNS OR SMALL NATIVE SHRUBS. TYPE: EVERGREeN OR DECIDUOUS EXAMPle: SWORD FERN, lADY FERN. 1 GALLON NOTE: PLEASE SEE NATIVe PLANT LIST ON L -2 FOR MORE PLANT CHOICES. SECTION VIEW __ ~IDi1t@illl ~~ Planning Division ~~[pJ~COJVllE[Q) , Tfrilifl~~ B ,,'0 Date I "Z.-! '20/ >-co Z 0 (j) > Ll.I II: Ll.I ~ o z 0 (f) > w cr f-Z « --" ""- W (9 0 -a: >-W --..J (9 Z « --..J H---~-- ~ ] Slate of Wdshington registered 1'::2 ::'hit~t certifioO o. 566 z e::( .....J Q... Z 0 I-~ e::( W I- W W CC <.9 () W >-> I e::( w ~ CC l-I-e::( 0 .....J .....J « () Q... >-I- m E ro z a cr, 9 w c '" ~ ru i" r-______ ~----__ ------~o APPLICANT: :f lANGLEY RIDGE AT MAY CREEK, LLC <: 1915 NORTH CREEK PARKWAY ,#300 ~ BOTHELL, WA 98011 a: rP~4=2=5.~48~5_.15~9~0 ______________ ~~ DATE: j r-~J~A~N~U_A_R_Y_1~1,~2~0_10 ________ ~o TJGJOBNO.: 09-1101 ~ , m ~D~R~A~W~N~B~Y~:~KL~----------~~ g ~--------------------~~ CHECKED BY: PJ If) t------.-----------jEi ~ PLANTING PLAN '" E ro '" a ~ ~ , ~~------------------__i~ SHEET L-1 ~ ~ OF2 , , Nltive Plant list ------'frees Common mune. Botanical name, Ideal growing conditions, Height Notes Big leaf maple (Acer macrophyllum) Deciduous dry-moist, sun-part shade 100 ft Bitter cherry (Prunus emarginata) Deciduous dry-moist, sun-part shade 30 ft Black cottonwood (Populus balsamifera) Deciduous moist-wet, sun-part shade 160 ft Black hawthorn (Crataegus suksdorfii) Deciduous moist-wet, sun-part shade 30 ft cascara (Rhamnus purshiana) Deciduous *dry-wet, sun-shade 30 ft Dmglas-fir (Pseudotsuga menziesii)Evergreen dry-moist, sun-part shafe 250 ft Gand fir (Abies grandis)Evergreen dry-moist, sun-shade 250ft Q-egon ash (Fraxinus latifo lia) Deciduous moist-wet, sun-part shade 70 ft Pacific crabapple (Malus fusca) Deciduous moist-wet, sun-part shade40 ft Pacific willow (Salix lasiandra) Deciduous moist-wet, sun-part shade ;0 ft Red alder (Alnus rubra) Deciduous dry-wet, sun-part shade 120 ft ScOlller's willow (Salix scouleriana) Deciduous dry-moist, sun-part sh:de 30ft Shore pine (Pinus contorta var. contorta)Evergreen dry-wet, sun-par'shade 50 ft Sitka spruce (Picea sitchensis)Evergreen moist-wet, sun-part shade 210 ft Sitka willow (Salix sitchensis) Deciduous moist-wet, sun-part shade J) ft Vine maple (Acer circinatum) Deciduous * dry-moist, sun-shade 25 t \\estern hemlock (Tsuga heterophylla)Evergreen moist-wet, part sha(e-shade 225 ft \\estern red cedar (Thuja plicata)Evergreen moist-wet, part shade-shde 200 ft \\estern white pine (Pinus monticola)Evergreen dry-moist, sun-part nade 130 ft Nltive Plant list -Shrubs and Ferns Common name, Botanical name, Ideal growing conditions, Height J otes &aked hazelnut (Corylus cornuta) Deciduous dry-moist, sun-shade20 it frer fern (Blechnum spicant) Evergreen moist-wet, part shade-shac 2 ft Evergreen huckleberry (Vaccinium ovatum)Evergreen *dry-moist, ptrt shade-shade lOft Indian plum (Oemleria cerasiformis) Deciduous *dry-moist, part shtde-shade 15 ft lady fern (Athyrium filix-femina) Deciduous moist-wet, sun-shade4 ft M)Ck orange (Philadelphus lewisii) Deciduous dry-moist, sun-part ~ade 9 it Cteanspray (Holodiscus discolor) Deciduous dry-moist, sun-part sade 15ft Q-egon grape (tall)(Mahonia aquifolium)Evergreen * dry-moist, sur-shade 5 ft spreads easily Pacific ninebark (Physocarpus capitatus) Deciduous moist-wet, sun-shade 13 ft Pacific wax myrtle (Myrica californica)Evergreen * dry-moist, sun-hade 15ft Red elderberry (Sambucus racemosa) Deciduous * dry-moist, sun-Gade 15 ft Red-flowering currant (Ribes sanguineum) Deciduous dry-moist, sm-part shade 6 ft Red huckleberry (Vaccinium parvifolium) Deciduous dry-moist, p:rt shade-shade lOft Red osier dogwood (Cornus sericea) Deciduous moist-wet, sun-sh<de 15 ft Rosa species (R. nutkana, R. pisocarpa) Deciduous dry-wet, sun-Jart shade 6 ft spreads easily Salal (Gaultheria shallon)Evergreen * dry-moist, part shade-slade 5 ft spreads easily Salmonberry (Rubus spectabilis) Deciduous moist-wet, sun-shade lOft spreads easily Serviceberry (Amelanchier alnifolia) Deciduous dry-moist, sun-shade 20 ft Snowberry (Symphoricarpos albus) Deciduous dry-wet, slin or part shade 5 ft spreads easily Sword fern (Polystichum munitum)Evergreen dry-moist, part shade-shade 3 ft Thimbleberry (Rubus parvitlorus) Deciduous * dry-moist, sun-shade 8 ft spreads easily frciduous: drops leaves seasonally Nttive Plant list ----Qoundcovers and Perennials Common name, Botanical name, Ideal growing conditions, Height Notes Beach strawberry (Fragaria chiloensis)Evergreen dry-moist, sun-part shade 6 m spreads easily Bleeding heart (Dicentra formosa) Deciduous dry-moist, part shade-shade 1.5 ft spreads easily Otmas (Camassia quamash) Deciduous * dry-moist, sun-part shade I ft Inside-out-flower (Vancouveria hexandra) Deciduous dry-moist, part shade-shade 6 in spreads easily Kinnikinnick (Arctostaphylos llva-ursi)Evergreen dry, sun 6 in spreads easily \\estern trillium (Trillium ovatum) Deciduous moist, shade 1 ft \\bod sorrel (0 xalis oregana) Deciduous dry-moist, part shade-shade 6 in spreads easily Thfinitions: D-y: quick drying well draining soils M:list: damp much of year (not standing water) \\et: rarely or never dries out '" I N rt+-fI---r--...------1" CHAINLOCK TREE TIE -100------(3) 2" BVC ROUND STAKES SET OUTSIDE ROOTBALL (REMOVE AFTER ONE YEAR.) EACKFILL WITH EXISTING --t------, SOIL. IF UNSUITABLE ,-----BARK MULCH 2" DEPTH SOn. IS FOUND, CONTACT '" LANDSCAPE ARCHITECT. ,;., KEEP CLEAR OF TRUNK EASE ~--SM. EERM/WATER BASIN FINISH GRADE mm '" =111 II··· ~;&:&>0<3;oc<>8~mi!~~+----CUT AND REMOVE TlfINE 3 4111"1" ... .1: .• ""In· AND BURLAP FROM TOP ~l_~' JI~lllil J. ~~I!~g~~~·· 111;11[1 ___ t:Mg~E)~F W:0TBAIL . ;.-, III . _III BASKETS. II III = = = = = = COMPACTED NATIVE SOIL _11-111-lll-II!-'--'---"-lll-111 =11 11= ,.. 2X ROOT BALL WIDTH ' II =11 NOTE: DRIVE STAKES UNTil. FIRM IN GROUND TO SUPPORT TREE. CD s~~~! STAKING INSTALL 1· ABOVE CONTAINER DEPTH PLACE 2" LAYER OF SPECIFIED MULCH OVER PLANTING BED. BACKFILL PLANTING PIT 'MTH SPECIFIED MIX OF NATIVE AND IMPORTED SOIL. MOUND CENTER OF PLANTING PIT COMPACT TO SUBGRADE DENSITY, !:iQIE;. I I 1,5 D Rootball ~-REMOVE UNTREATED BURLAP FROM TI P 1 /3 OF ROOTBALL. REMOVE TREATED BURLAP OR 'MRE BASKETS COMPLETELY. CONTAINER PLANTS-SCORE ROOTBALLS IN 3 PLACES TO 1/2" DEPTH. r---TOP DRESSING FERTILIZER, SEE SPECIFICATION. ,----PROVIDE WATER SAUCER. :::::i:::::JLLlmlllmlllnE' FINISH GRADE OF SOIL. E~mf':"""":~-~~6~ TABS. QUANTITY ~ ACCORDING TO MANUFACTURER'S SPECIFICATIONS. DETAIL APPLIES TO TREES, SHRUBS AND GROUNDCOVER PLANTINGS. ED s~!~:;B PLANTING c- I '" W I w w 0:: c-,..., ~'-----------,2-STRANDS #10 GAUGE 'M RE W / 'v1NYL HOSE GUY AT 3 POINTS PER TREE EQUAL SPACED PJ'loo-~~----FLAG WIRES VJA,l\"(IlWll~~~ __ ---FINISH GRADE OF MULCH TREE GUY STAKE AS SPECIFIED NOTE: WHERE TREES OCCUR IN LAWN AREAS, PROVIOE 3' DIA MULCH CIRCLE. (!) TREE GUYING INSTAll GROUNDCOVERS />s SPEOFIED SCORE ROOlBALL 3 PLACES TO , 12" DEPTli INSTALL I" ABOVE CONTAINER DEPTli INSTALL FERTILIZERS PER MANUFAC1\JRERS RECOMMENDATIONS ~-TOP DRESSING FERnLlZER AS SPECFlED ~-T'I'PICAl FINISHED GRADE WI -r LAYER SPECiAED MULCH, VERIFY SAUCER FERTILIZER AROUND ROOlBALl BACKFlLl wi APPROVED TOPSOIL ">--1/2 SPACING DISTANCE EQUAL PLAN VIEW OF SPACING PLANTING BED 'MTH 2" MIA-CH en w CJ Z 0:: I U Z 0:: Z ~ 0 "-w (f) t: > Cl! w w ~ a: "-:2' ;;; w x W I-t;; <t >f o x w CJ o -a: >-w --.J CJ z « --.J z :5 (L z o ~~ WI-- WW a:CJ OW >-~ «W ~a: 1--1--«0 ---l ---l « o (L >-I--m 9 ~ '" ~ ~ I-______________________ ~.u ~ :;; APPLICANT: LANGLEY RIDGE AT MAY CREEK, LlC '" '" 1915 NOR"Tl-t CREEK PARKWAY, #300 -8' BOTHELL, WA 98011 IT' ~p~4~25~.4~8~5.~15~9~O--------------~~ DATE: j ~~JA~N~U~A~R~Y~1~1,~2~0~10~------~o TJG JOB NO,: 09-1101 '" j-..:D'::"R-=A--=W--=N~B':':Y::":: ~K-=L=----:'~------1·~ 8 ~--------------------~~ CHECKEDBY:~ ~ ~--------------------~~ Sun: more than 6 hours sun 1 Part shade: 2-6 hours sun PI . ~®1.fu1:tCQ)lll.l® PLANTING anntng Division ~ -'" E '" N Shade: fewer than 2 hours sun ~f?JfPJ~©;W~ft5) DETAILS Thciduous: drops leaves seasonally 8 --rt(jy/ L kS-HE--E--T---=-=---------1~ * If planted in full sun, prefers moist SOURCE: KING COUNTY GOING NATIVE '/"7,;£ OCclA.6>] , L -2 ~ conditions. Dry shade is fine. BROCHURE OF 2 ~ L-~~~~~ ______________________________________________________________________________________________________________________________________ -L ____ ~ ______ ~~ o ----~, ~ I I I I I ,"~mo I~ D~:~ Sur:~or& VERTICAL: NA'w'O 1 ~66 H)RIZQHTAL: NAO 1983/1991 ~R CITY OF RENTON NO. (J) :I: r m mi I -II to , (j U] M f-'. o o ~ t-r 'l) r , :xr m 0 m -<: m 0 0 ::;;: C) z 0 '-c::: r- '" ~ c.. o OJ z G REVISION () /U ::5 (1) "") (1) .. !O (1) r+ r-l .. (1) (j(1) /U (1) r+ (1) ::5 r+ ~ () ::5 II !lJ ::5 r (1) li) (1) ::5 UJ. . M . f-'. 0/ o I 'l) (2)S'q o-v-v ~rt; V BY \ \ Cl\.·,t·~~ .... \[ '--)\'l,'! "' Ma tchl ine L -I.r.:;----.:: 0 rn nn1 -,... ~o o~ "m ~~ ~" oS;: z~ el PROJECT o DRAWN: GE CHECKED: ME DATE APPR N'PROYED: --- . '.~1"1 J"" .. ~'/-, {if ,I ,;; fU '" (2)C)'q ~ rTl Langle~ Ridge at Ma~ Creek "" "'" AT FULL SCAlE IF" NOT ONE INCH SCr'lU: ACCORDINGLY c~.p."~1n I' '"'-"--' -,\,\Xlli/I. Planning/Building/Public Works Dept. Gregg Zimmerman P.E., Administrator \J c;'~ ~~, /:f~-.·I~i".'. fill \ ' .. / ,-I (\ Y c' " r r'\ Edlund ASGOc-:lates. jr~c r . O · ·----.1 S7'" / >--3~AI' I . / l\) CD . I yVV "\iV ( . &: p (]; 0 Ii. ~ landscape architecture CLIENT " // I!,;OO!,; 5E 111.t ~ Lang le~ Development Group, Inc. ~ Renton. WA '380!,;8 ~ (42!,;) 2&!,;-!,;126 (42!,;) 2!,;!,;-4210 F , ~ SHEET CONTENT DESIGNED BY DRAWN BY CHECKED BY Tree Retention Plan G,E G,E ME &-30-0& LANGLEY RIDGE AT MAY CREEK RENTON, WASHINGTON FnnaooK, '''''" DRllWING NO: .f::>" , ~~ I 1 ~~~,,-.I 1 \\~ ... I L \ I";:" IC.J \0 SHEET: OF, L-l.e> / '" I . I ',,1 -', <) , ~', < I ".,! . I " /".1 ' "'I""-"" ',I / ..... '. o ~ I ! I I 1\ I 1 <~<:/T. I !x;. .... ... 'X0, '. \ ~~ ,. 0<~'1B , q,' '<l N i £?\ CN ()lIO '. ~ <.D .'-.. I ()l '-J_ .~ ~t.e or lJ.Jc16hrngton . ""'9Ja'eJ';@,,"Je' ,,Land&c.!pe ~ ~~dl"'" Certlncat<s No_ 6' ~ ~L ~ '@'IP >--3 n '" -,z N -~<D~ cr> -o -z. \-\-GO REV. NO. DATE ..;:.. o , , o C.JI I 1 (.Q I I 1 I ) Ol! ~ . V0l II' I \ '\ \ 1 . I ' ill, < \1,\ I I \ ; \( !~I I I I, 'q~ 1\. / I U I, / '\ I I i Y\ I \ Ii ') / I , , , I Ii! \ I I ! I I , r\} / I ,I L- Iw leo 10 1 I I .~1; I 1 I I, , I 1 i I \ 'I \\ \\ \--~_ " \ '. "'-. \ \ '\.. -•.... '.' . ".. "'\ ' \'" . . ... , " -' --' -". -'-" ", -.... , '-" '" \."._-" ...... \ "" \ ."",~~ ~\ DESCRIPTION \\\~\ \ \ \ ,\, \ 'I' , \ , \ , ! ; I i ! . I I II I \ I \ ! I +-C C U\ Q , Q ~ CO) " , ~ ~ U\ ~ ~ ~ ~ 6~ , ...J ~ , • .L ~O 0.4-' Q) 0 0.,':; "' (/)·c ~.-3E :;:~ u _ :.=uj .0 , :Jo.. 0.. ""'C 0>0 .!O E UL :-=t1) :J E ~E ~N Co> Co> 0Q) -L "-", z Q (J) :> w n:: ci Z N I ....J Q) ,C- ..c II ..... CU I " I(R 88·01.'.51 "; W' 235.9]' I ....J Q) C-,- ..c II ..... CU " SL.OpE: ./ , " LOT d .,.O~ <::' s Ie , ~ C D = M = ~ . -,~v C:' ·-0, ~~ ~ 0 'J' OJ Tree Retention Lesend Ca liper 51ze In Inches at Chest !-lelght Alnus rubra (Red Alder) Tl-uJa pHcata (lUestern Red Cedar) Populua trlchocarpa (Black Cottonwood) Paeudotougd menzlesli (Doug lao Fir) Acer macroph~llum (Big leaf Maple) Touga heteroph~lla (Weatern !-lemlock! 5allx bab~lonlca (UJeeplng UJillow) Exlotlng treea and understor~ vegetation to remain undisturbed. Install construction fencing to protect tree root. from disturbance during construction activities. 5ee Note •. EXiSting tree. and understor~ ve8etatlon to be removed. 5ee notes. Notee~ All trees Indicated to be retalnsd shall be re-evaluated b!:j a c;uallfled hazardous tree con.ultant F>rlor to clearing. Con.lderatlon shall be given to the final development plelns approved b~ the Clt~ of Renton for each Individual building lot. U.lhere POSSible ,Iddltlonal existing trees and undisturbed under.tor~ vegetation shall be pre.erved between homes. An~ tree. determined b~ the C;uallfled tree hazard consultant to be umealth:! or dangerous shall be removed. Refer to Concef'tual Planting Plan Sheet L-3.1Zl for t!:Jplcal lot development recommendations. All trees Indicated to be removed are located within or Immedlatel~ adjacent to areas that are subject to construction dleturbance. Where construction plane are modified from the or1glna I plans, existing treeo and undisturbed vegetation that can be oaved ohall be protected a. outlined above. .... LO1\ \. W CD CD c, ~. ':1 , f0 OJ -' ,,,~-' "" --, -" .'"'--::' -~A;' -.< .. -(., ~' ,~ .J ,...I ~,' -".-, ~' , 7 DEVELOPME CI7Y OF~~~~NING 'JUL 122005 RECEIVED North r-() w ..., 0 0:: a. -:L Q) Q) L (j J) I\l L ..,J I\l Q) m ""G ,- ~ J) Q) -m c I\l ---1 r-z w :J () DATE ~ o z o t ct: U 13 o ci z ~ 0:: ~ lL &l Q I r U !t f-C----I , \} c , , oil oil N Q ::J 0 L ~ -oJ C Q) E Q () -Q) ). Q) Q J) Q) -m c rc; ---1 ~ o w Z (!) iii w o r-z w r-z 8 r-w w I en S-31Zl-IZlS C I\l [L C 0 ..,J c Q) -oJ Q) ~ Q) Q) L I- JOB NO. DWG NO. SHEET L-1.0 ,n ,0 ~ '" N ',- <D ~ i ~ W W II: o >-« ~ I-« W (!) o -a: >-w .J (!) Z « .J t-l\l ~ o o II z o I- C!I Z -1: CI) <C ~ . Z o I-Z W II 0:: (L (L « >-OJ z o if) :> w 0:: ci z , , , , ~ '" 8 8 8 ..... ~ "", 'Il '. , ~ . "" • 8 ~. . , . . . ",-".J.' ''''~},t'''-/ " " '"i):" ~~\ ¢vr~;.~" ;--L __ , LOT 28 ~2.4f'14 s .•. \ \ ~ '" \ '& 0> "-~ \ \'\ "" ---4tis 8 8 33 8 8 " STRE1t.J.I BUFFER LIMITS OF NATIVE VEGETATION (l1'P) 8 e t FQUtW 1A00·Jf ~ _______ ~ _______ "N C.'5£ 27' i27' -------- • w PORTION OF THE N PORTION OF THE S. 1/2, 1/2, • ~TLAND aUFFER ~ ... "TI""'D BUFFER AREA 8 "'TO 8 .OO257Ao WETLAND EUFFER '" " e? LOT A 8 <8 8 S.E. IOOTH PL. NE. S.E 1/4 1/4, SECTION 3, SECTION 34, KING COUNTY, WASHINGTON " 8 , \ ./ 324- I )! [ I, \ I ' LOT 11;1 16,018 s.F,\ '\ ~ \ 1.-\"" _ , , , TWP. TWP. or24'51"W 20,00' W.~IT5 Of NATIVE VEGETAllON (lYP) 8 23 N, 24 N, S 88'37'27" • ~ ;; , INGRESS/EGRESS ESIIfT. REC 1-'494-207 8 8 LOT B 8 RGE RGE 5 E., 5 E., TOTAL PLAT AREA = WM WM POROPSED NUMBER OF LOTS = ZONING = DENSITY PERMITTED BY CODE = DENSITY PROPOSED = FRONT YARD BUILDING SETBACK = SIDE YARD BUILDING SETBACK = REAR YARD BUILDING SETBACK = AREA OF LAND IN CRITICAL AREAS = AREA OF LAND IN CRITICAL AREA BUFFERS NOTES AREA OF LAND IN PUBLICLY DEDICATED STREETS = AREA OF LAND IN PRIVATE ACCESS EASEMENTS = 8 8 8 8 .10 ---.6 339.29' ~--.~------,~---------- 1,483,144 S.F. OR 34.05 ACRES +/- Jot Rl 1.0 UNITS PER ACRE I.P UNITS PER ACRE 30 FEET 15 FEET 25 FEET 259,959 S.F. OR 5.98 ACRES +/- 302,293 S.F. OR 6.94 ACRES +/- 59,417 S.F. OR 1.36 ACRES +/- 20,122 S.F. OR 0.46 ACRES +/- 1" 100' 0' 100' 200' .-.-.---- BASIS OF BEARINGS IS NAD 1983/91 SITE AREA= 1,483,144 S.F, OR 34.05 Ac. +/- SS S G W ® ® LEGEND SANITARY SEWER STORM SEWER = GAS LINE = WATER LINE GAS VALVE = WATER VALVE 181 = WATER METER FIRE HYDRP,NT CATCH BASIN MANHOLE UTILITY POLE LIGHT POST tf .. = 0= -0-= l> = o = GUY ANCHOR ..... = SIGN ~ = POWER VAULT/TRANSFORMER [jJ = TELE./TV PED. A = ALDER C o F = CEDAR = DECIDUOUS FIR M MAPLE P = NOBLE FIR W = WILLOW ... SECTION CORNER I = QUARTER CORNER ~ = FND. MeN. IN CASE o FND. PROP. COR. AS NOTED • = SET 1/2" I.R. W/CAP #21464 VERTICAL DATUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTED INTERSECTION OF' NE 20TH PLACE AND DUVALL AVE NE ELEVATION= 426.41 FEET - .0 z u :z; >-< TRACT B FOUNDAllOll YNWl C~S'1I'ucn"" EXISTlNG 20' ACCESS & UTlL;TY EASE~ENT REC. ~2002061B900002 (REe ,9005111702) I >4 I ~ 8 , 8 SAS.N , 8 • 8 DEVEI.OPMENT PLANNING CITY OF REi'ITON 'JUL , 2 2005 RECEIVED .. N CIVIL ENGINEER OFFE ENGINEERS 13932 SOUTHEAST 159TH PLACE RENTON, WASHINGTON 98058 PHONE: 425-260-3412 CONTACT: DARRELL OFFE, P.E. LAND SURVEYOR HANSEN SURVEYlNG 17420 116TH AVE SE RENTON, WASHINGTON 98058 PHONE: 425-235-8440 CONTACT: RODNEY HANSEN, PLS NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. rL.. o SHEET OF JOB NUMBER 20510 10 ~ lLJ lLJ 0: o >-< ~ I-< lLJ (!J o -0: >-lLJ oJ (!J Z < oJ f.iV ~ o LI) II z o I- c:7 Z -J: Cf) « ~ • Z o I- Z W a: o N 0::: "-"-« I=' « o >-eo z o iii > W 0::: ci z PORTION OF THE N PORTION OF THE S. 1/2, 1/2, NE. 1/4 1/4, SECTION 3, SECTION 34, KING COUNTY, WASHINGTON TWP. TWP. 23 N, 24 N, LEGAL DESCRIPTIONS .--________________ P""Ee-R_F_I_RS_T_AMERICAN TITLE INSURANCE COMPANY TITLE REPORT ORDER NO. 4268-587158 DATED MAY 10"'.'--".20"-'0;:.::5:.:... ________________ -, PARCEL A: LOT 2. KING COUNTY SHORT PLAT NO. 677007. AS RECORDED UNDER KING COUNTY RECORDING NO. 7712090795. PARCEL A-1: A NON EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EAS I 3D FEET OF THE soum 3D FEET OF THE WEST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 OF SECTION 3. rOWNSHIP 23 NORTH, RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. SITUATE IN THE COUNTY OF KING. STATE OF WASHINGTON. APN: 032305-9247-09 PARCEL "B": THE WEST HALF OF GOVERNME~T LOT 2. IN SECTION 3. TOWNSHIP 23 NI)RTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. EXCEPT THEREFROM THE WEST 247.50 FEET. ALSO EXCEPT THEREFROM THE EAST 82.5 FEET. PARCEL C: mE soum 30 FEET OF THE EAST HALF AND mE EAST 82.50 FEET OF THE WEST HALF OF ALL OF GOVERNMENT LOT 2. IN SECTION 3. TOWNSHIP 23 NORm. RANGE 3 EAST. W.M., IN KIIJG COUNTY. WASHINGTON. EXCEPT THE EAST QUARTER OF SAID LOT 2. PARCEL D: THE SOUTH 30 FEET OF THE WEST HALF OF GOVERNMENT LOT 2. IN SErTION 3. TOWNSHIP 23 NORm. RANG!: 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. EXCEPT THEREFROM THE WEST 247.50 FEET. ALSO EXCEPT THEREFROM THE EAST B2.5 FEET THEREOF. APN: 032305907100 APN: 032305924808 PARCEL "E": THE WEST 247.5 FEET OF GOVERNMENT LOT NO. 2 OF SECTION 3. TOWN',HIP 23 NORm. RANGE 5 EAST OF IHE WILLAMETTE MERIDIAN, IN KING COUNTY. WASHINGTON. APN: 032305900204 PARCEL "F": THE WEST 116 FEET OF THAT PORTION OF THE WEST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. LYING SOUTH OF CENTER LINE OF C00'JW ROAD AS CONVEYED TO KING COUNTY FOR ROAD. BY INSTRUMENT RECORDED UNDER AUDITOR'S FILE NO. 2993716. EXCEPT SAID ROAD. APN: 342405907706 PARCEL H: THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3. TOWNSHIP 23 NOR'm. RANGE 5 EAST. W.M .• DESCRIBED AS FOLLOWS; BEGINNING AT THE NORmWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 536 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED: THENCE EAST 340 FEET: THENCE soum 208 FEET; mENCE WEST 340 FEET; THENCE NORTH 208 FEET TO THE TRUE POINT OF BEGINNING. PARCEL H-1: AN EASEMENT FOR INGRESS AND EGRESS CREATED BY INSTRUMENT RECORDED UNDER RECORDING NO. 9006111702, RECORDS OF KING COUNTY. WASHINGTON. APN: 032305911102 PARCEL "I": THAT PORTION OF mE EAST HALF OF THE EAST HAll' OF THE SOUTHWEST QUARTER OF SECTION 34. TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M .• LYING SOUTH OF THE COUNTY "OAD. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 90 FEET NORTH OF THE SOU1HEAST CORNER mEREOF; THENCE WESTERLY TO THE WEST LINE OF SAID SUBDIVISION TO A POINT 200 FEET NORTHERLY FROM mE SOUTH LINE mEREOF; THENCE NORTHERLY ALONG SAID WESTERLY BOUNDAR I TO THE SOUTH LINE OF COUNTY ROAD; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID (OUNTY ROAD TO THE EAST LINE OF SAID SUBDIVISION; THENCE SOUTHERLY ALONG SAID EAST LINE TO THE ['OINT OF BEGINNING; EXCEPT ROADS. SITUATE IN THE COUNTY OF KING. STATE OF WASHINGTON. APN: 342405906302 PARCEL J: THE EAST 210 FEET OF mE FOLLOWING PORTION OF IHE EAST HALF OF mE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34. TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON, L YlNG SOUmERLY OF A LINE RUNNING FROM A POINT 90 FEET NORTH OF THE SOUTHEAST CORNER TO A POINT 200 FEET NORTH OF THE SOUTHWEST CORNER; EXCEPT THE SOUTH 8 FEET OF mE WEST 80 FEET TIIEREOF. TOGETHER Wlm THE NORTH 20 FEET OF THE EAST lcO.67 FEET OF THE NORTHWEST QUARTER OF mE NORTHEAST QUARTER OF SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. (ALSO KNOWN AS LOT A OF KING COUNTY LOT LINE fPJUSTMENT NO. 8603036. RECOROED DECEMBER 10, 2001. UNDER RECORDING NO. 20011220002563. RECORDS OF KING' ,OUNTY. WASHINGTON. PARCEL J-1: AN EASEMENT FOR ROADWAY OVER mE WEST 15 FEU OF THAT PORTION OF SAID EAST HALF OF THE EAST HALF OF mE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER L'IING NORTH OF mE ABOVE DESCRIBED TRACT AND soum OF THE THOMAS ROWE COUNTY ROAD (SE COALFIELD WAY) AND ALSO OVER THE EAST 15 FEET OF mAT PORTION OF THE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER LYING SOUTH OF SAID ROAD. TAX PARCEL NUMBER: 342405907607 PARCEL K: THE EAST HALF OF THE EAST HALF OF GOVERNMENT 1.0T 2 IN SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON; ALSO THAT PORTION OF THE EAST HALF OF THE EAST HALF OF mE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34. TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M., IN KING COUNTY. WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE soum LINE OF SAID SUBOIVlSION. 120 FEET EAST OF THE soumWEST CORNER THEREOF; mENCE NORTH PERPEND'~ULAR TO SAID SOUTH LINE 8 FEET; THENCE EAST PARALLEL [0 SAID SOUTH LINE 80 FEET; THENCE SOUTH PERPENDICULAR TO SAID SOUTH LINE 8 FEET; THENCE WEST 80 FEET TO THE POINT OF BEGINNING: ALSO THAT PORTION OF [HE EAST HALF OF mE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34. TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE NORm ALONG THE WEST LINE OF SAID SUBDIViSiON 16 FEET; THENCE EAST PARALLEL TO mE soum LINE OF SAID SUBDIVISION 120 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID SUBDIVISION 16 FEET; THENCE WEST 120 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE EAST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 IN SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M •• IN KING COUNTY. WASHINGTON; THENCE SOUTH ALONG THE EAST LINE THEREOF 20 FEET; THENCE WEST PARALLEL TO mE NORTH LINE mEREOF 130.67 FEET; THENCE NORTH PARALLEL TO THE EAST LINE THEREOF 20 FEET; THENCE EAST 130.67 FEET TO THE POINT OF BEGINNING; PARCEL K-1: AN EASEMENT FOR INGRESS AND EGRESS, 30 FEET IN WIDTH. THE CENTERLINE OF WHICH BEGINS AT THE INTERSECTION OF mE SOUTH LINE OF THE THOMAS ROWE ROAD (SOUTHEAST MAY VALLEY ROAD) WiTH THE EAST LINE OF mE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH. RANGE 5 EAST. W.M .• IN KING COUNTY. WASHINGTON AND RUNS SOUTH A DISTANCE OF 950 FEET; EXCEPT THAT PORTION OF SAID EASEMENT L YlNG WITHIN THE ABOVE MENTIONED MAIN TRACT. APN: 0323059073 EASEMENTS AFFECTING SUBJECT PROPERTY PER FIRST AMERICAN TITLE INSURANCE COMPANY TITLE REPORT ORDER NO. 4268-587158 DATED MAY 10. 2005. ITEM NO. 14.26.ETC. 15,23.ETC. 17 22 28 29 37 38 39 RECORDING NO. 2620431 3493297 8512160616 8602210833 5940680 598440!; 9006111702 NOTE TELEPHONE AND TELEGRAPH LINE (UNLOCATABLE) WEYERHAUSER TIMBER COMPANY MINERI<L RIGHTS PRIVATE ACCESS EASEMENT SHOWN HEREON PUGET SOUND ENERGY ELECTRIC EASEMENT (BLANKET) STREAM MAINTENANCE EASEMENT (NOT PLOTTED) ELECTRIC LINE EASEMENT (UN LOCATABLE) ACCESS & UTILITY EASEMENT SHOWN HEREON ACCESS & UTILITY EASEMENT SHOWN HEREON PUGET SOUND ENERGY EASEMENT (BLANKET) RGE. RGE. 5 E., 5 E., ft'M WM PROPERTY OWNERS PARCELS "E. C. D & E" APN #032305900204 CLIFFORD H. BROUSSARO AND DIANA L. BROUSSARD 4911 NE 31.t ST APN #032305907100 APN #032305924808 RENTON, WA 98056 PARCELS" A & A-t" APN #032305924709 ROBERT E. BLAYDEN AND SHIRLEY L. BLAYDEN 2533 ILWACO AVE NE RENTON. WA 98056 PARCEL "K & K-t" APN #0323059073 JOHN P. ANDREWS 2906 ILWACO AVE NE RENTON. WA 98056 PARCEL "H & H-l"" APN #032305911102 ROBERT A. HOLMES AND TAMARA J. HOLMES 5416 NE 26th ST RENTON. WA 98056 PARCEL "J & J-t'''' APN #342405907607 EINER J. HANDELAND AND MARILYN J. HANDELAND 3018 ILWACO AVE NE RENTON. WA 98056 PARCEL "p" APN #342405907706 FRED MAKOWSKI AND SUZZANE MAKOWSKI PO BOX 2215 BELFAIR. WA 98528 PARCEL "I" APN #342405906302 DAN W. STABBERT AND CHERYL A. STABBERT 9400 HILL TOP ROAD LOT ~ 1 I~~~~~c-- I 4 , , ~~~5 ~ f---- f--~-- 6 7 8 9 10 11 12 13 f-~~~14 15 16 17 18 19 20 21 ~ 22 ~. __ ~23 24 25 26 27 28 29 30 31 32 33 34 OPEN SPACE' TRACT "A" OPEN SPACE TRACT "B" OPEN SPACE TRACT "C OPEN SPACE TRACT "D" PROPOSED RIGHT OF WAY TOTAL BELLEVUE. WA 98004 ORIGINAL PARCEL AREAS PARCEL AREA A B D E F 268569 S.F. OR 6.17 Ac. + 382417 S.F. OR 8,77 Ac. + 275649 S.F. OR 6.33 Ac. + 32223 S.F. OR 0.74 Ac. + G H I J K 70813 S.F. OR 1.63 Ac. + 53 391 S.F. OR 1.23 Ac. + 28 317 S.F. OR 0.65 Ac. + 371 766 S.F. OR 8.53 Ac. + TOTAL 1.483,144 S.F. OR 34.05 Ac. +/- NEW LOT AREAS GROSS AREA 10.279 S.F. OR 0.24 Ac. + 10168 S.F. OR 0.23 Ac. + 10 168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10.168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10.107 S.F. OR 0.23 Ac. + 10279 S.F. OR 0.24 Ac. + 10467 S.F, OR 0.24 Ac. + 11 520 S.F. OR 0.26 Ac. + 16016 S.F. OR 0.37 Ac. + 20504 S.F. OR 0.47 Ac. + 10292 S.F. OR 0.24 Ac. + 10.169 S.F. OR 0.23 Ac. + 31 882 S.F. OR 0.73 Ac. + 44868 S.F. OR 1.03 Ac. + 12.977 S.F. OR 0.30 Ac. + 16972 S.F. OR 0.39 Ac. + 14866 S.F. OR 0.34 Ac. + 12871 S.F. OR 0.30 Ac. + 17239 S.F. OR 0.40 Ac. + 15274 S.F. OR 0.35 Ac. + 15050 S.F. OR 0.35 Ac, + 12 484 S. F. OR 0.29 Ac. + 10401 S.F. OR 0.24 Ac. + 23375 S.F. OR 0.54 Ac. + 17740 S.F. OR 0.41 Ac. + 29697 S.F. OR 0.68 Ac. + 99165 S.F. OR 2.28 Ac. + 28317 S,F. OR 0.65 Ac. + - 421 451 S.F. OR 9.68 Ac, + 135627 S.F. OR 3.11 Ac. + 176706 S.F. OR 4.06 Ac. + 85614 S.F. OR 1.97 Ac. + 59417 S.F. OR 1.36 Ac. + 1,483.144 S.F. OR 34.05 Ac. +/- NET AREA 10 279 S.F. OR 0.24 Ac. + 10168 S.F. OR 0.23 Ac. + 10.168 S.F. OR 0.23 Ac. + 10.168 S.F. OR 0.23 Ac. +1 10.168 S.F. OR 0.23 Ac. +/. 10 168 S.F. OR 0.23 Ac. + 10.168 S.F. OR 0.23 Ac. + 10.168 S.F. OR 0.23 Ac. + 10168 S.F. OR 0.23 Ac. + 10 168 S.F. OR 0.23 Ac. + 10.107 S.F. OR 0.23 Ac. + 10.279 S.F. OR 0.24 Ac. + 10467 S.F. OR 0.24 Ac. + 9.920 S.F. OR 0.23 Ac. + 16016 S.F. OR 0.37 Ac. + 20247 S.F. OR 0.46 Ac. + 10.016 S.F. OR 0.23 Ac. + 10,169 S.F. OR 0.23 Ac. + 31.882 S.F. OR 0.73 Ac. + 44 868 S.F. OR 1.03 Ac. + 11 677 S.F. OR 0,27 Ac. + 16972 S.F. OR 0.39 Ac. + 14866 S.F. OR 0.34 Ac. + 11 570 S.F. OR 0.27 Ac. + 17.239 S.F. OR 0.40 Ac. + 15274 S.F. OR 0.35 Ac. + 15050 S.F. OR 0.35 Ac. + 12.484 S.F. OR 0.29 Ac. + 10 401 S.F. OR 0.24 Ac. + 19749 S.F. OR 0.45 Ac. + 15396 S.F. OR 0.35 Ac. + 25 110 S.F. OR 0.58 Ac. + 96.760 S.F. OR 2.22 Ac. + 27832 S.F. OR 0.64 Ac. + 421 451 S.F. OR 9.68 Ac. + 135627 S.F. OR 3.11 Ac. + 176706 S.F. OR 4.06 Ac. + 83675 S.F. OR 1.92 Ac. + 59417 S.F. OR 1.36 Ac. + 1.463,024 S.F. OR 33.59 Ac. +/- 42 20020618900002 20030417000727 3471925 3857069 ROADWAY EASEMENT (UNLOCATABLE) VEGETATION RETAINED/REVEGETATION AREAS JUL 1 22005 CIVIL EN'm~ilMRO 43 54 3471925 PUGET SOUND ENERGY EASEMENT (BLANKET) INGRESS/EGRESS EASEMENT SHOWN HEREON 3494207 56 INGRESS/EGRESS EASEMENT SHOWN HEREON 57 3857070 PUGET SOUND ENERGY EASEMENT (UN LOCATABLE) 58 5934284 INGRESS/EGRESS EASEMENT SHOWN HEREON 59 5943064 DRAINAGE CHANNEL EASEMENT-"ANY REASONABLE ACCESS NECESSAf!Y" 60 5984404 PUGET SOUND ENERGY EASEMENT (BLANKET) L-~ ______ ~~ ______ ~~ ____________ ~ __ ~ ____________ _ TOTAL GROSS TRACT SIZE 1.483,144 S.F. OR 34.05 Ac. + /- TOTAL OPEN SPACE TRACTS 819.398 S.F. OR 18.81 Ac, +/- TOTAL NATIVE VEGETATION RETAINED 876.417 S.F. OR 20.12 Ac. +/- REVEGETATiON IN OPEN SPACE TRACTS i 80.090 S.F. OR 1.84 Ac. + /- REVEGETATION IN NEW LOTS 101.807 S.F. OR 2.34 Ac. +/-r-----------------~~-- TOTAL REVEGETATION 181.897 S.F. DR 4.18 Ac. +/- TOTAL VEGETATION 1.058,,\14 S.F. OR 24.30 Ac. +/- 100.00% OF TOTAL AREA 55.25% OF TOTAL AREA 59.09% OF TOTAL AREA 5.40% OF TOTAL AREA 6.86% OF TOTAL AREA 12.26% OF TOTAL AREA 71.36% OF TOTAL AREA OFFE ENGINEERS 13932 SOUTHEAST 159TH PLACE RENTON, WASHINGTON 98058 PHONE: 425-260-3412 CONTACT: DARRELL OFFE. P.E. LAND SURVEYOR HANSEN SURVEYING 17420 116TH AVE SE RENTON, WASHINGTON 98058 PHONE: 425-235-8440 CONTACT: RODNEY HANSEN. PLS d z Ii.. o E-< <r: .....:I 0.. :>-< ~ <r: z f---< :::s ~ Ii1 ~ 0.. ~ Ii1 Ii1 ~ U :>-< <r: :::s E-< <r: Ii1 o Q f---< ~ :>-< Ii1 .....:I o Z <r: .....:I SHEET OF 2 10 JOB NUMBER 20510 :r: a:: ~ w W II o > 0( ~ I- 0( w <!' o -II > W oJ <!' z 0( oJ o L{) II z o l- e!) Z -J: (J) c( ~ • z o J- Z W II o IX 0.. 0.. <t I:! « o >-CD z o if) 5 w IX ci z 8 8 FOUND MON. ~ IN Cp.SE \ I o o cD ~ 42' So , o .. N <0 ~ ": NCO _________ _ _:..., 0> --" ~ 0 I if) \ I I 42.00' FOUND MON. IN CASE FOUND MON. IN CASE PORTION OF THE N 1/2, PORTION OF THE S. 1/2, N.E. 1/4 SE 1/4, SECTION 3, SECTION 34, KING COUNTY, WASHINGTON TW? TWP. 23 N, 24 N, RGE. RGE 5 E, 5 E, 247.51' 7;';'---', \ ~ '" .. '".. .... '" ~ 33132'" "Ol L-. -----___ 413.17'/ \ __ 'is" 0 '" >;:" "" ":. .\>0 i% '0 1:1 FENCE FENCE FENCE .. 6'\ v' l >?". ,-0.2' N 4' CHAIN' 0.5' N \ I \ 0.9' N 35 34 33 32 8 8 8 ~-MO-N-.:i~------------- IN CASE 31 FOUND MON. IN CASE 27' I 27' U-1 . \IJ 29 28 8 S.E. lOaTH PL. 27 8 LINK FENCE \ f-I 1322.66' ~ I 'ro I LOT A LOTB PRIVA -E ACCESS) \ EII,SEMENT REC #8512160616 8 CATCH BASIN , CATCH BASIN Q \ Y, "- ~ ;!:: t! '" '" w 23 ------ 4' LlNi 22 1" 50' 0' 50' 100' --------- BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEWER S = STORM SEWER G = GAS LINE W = WATER LINE ® = GAS VALVE II'/) = WATER VALVE I:!lI = WATER METER ~ = flRE HYDRANT Iii! = CATCH BASIN o = MANHOLE -0-= UTILITY POLE (J = LIGHT POST o = GUY ANCHOR .... = SIGN III = POWER VAULT /TIRANSFORMER III = TELIE./TV PED. A = ALDER C = CEDAR o = DECIDUOUS F = FIR M = MAPLIE P = NOBLE FIR W = WILLOW • = SECTION CORNER I = QUARTER CORNER '"' = FND. MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET 1/2" I.R. W/CAP #21464 VERTICAL DATUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTIROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTED INTERSECTION OF NE 20TH PLACE AND DUVALL AVE NE ELEVATION= 426.41 FEET DEVELOPMENT PLANNING CITY OF RENTON JUl 1 22005 RECEIVED NOTE: THE UNDERGROUND UTILITIES SHOWN HE~5?NG~f~A~'flfg UPON EXISTING AS-BUlL \ DI~~~u~9-7t ANfLLA~~LlTIES MUST ~~ ~R~?lDR~CR1o~OT~ ~~NSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. ------~"{ ~ ~ ~ 0:: u >-< ..::r: ~ E-< ..::r: ~ o t=:l ....... 0:: >-< ~ o z j . u Z ....... 3 10 JOB NUMBER 20510 I 0:: I f' ---_ .. _--- ,n 0 "-m '" "-CD ~ ~ ~ ~ -< ~ 0 ~ W w a: 0 >-< l: I-< w ~ a -a: >-W .J ~ z < .J LLZ 00 )-1- I-Z _w 00: I ~ 11 i Ii $i Zz ~. ~I . 0 L[) II ~ ~ ~ I I ~ ~ ~ " ~ iii i!i 0 ~ ~ d .q-z " z 8 ~ !!i as z 0 I- (!J Z -:I rJ') 0( 3: • z 0 I-Z W a: ..J~ Q.+' .,,, 0'::' ., .,.-...:::l£ i;E ~-o « 0 .ow ::l • 0..0.. "r:: "'0 r:: .-E "O~ .-(l) <fiE "-E m-r::N c'" c'" .2., o..~ '-' >-al z o (I) :> w a::: o z VEGETATION RETAINED/REVEGETATION TOTAL GROSS TRACT SIZE 1.483,144 S.F. OR 34.05 Ac. +/- TOTAL OPEN SPACE TRACTS 819.39B S.F. OR 18.81 Ac. +/- TOTAL NATIVE VEGETATION RETAINED 876.417 S.F. OR 20.12 Ac. +/- REVEGETA TlON IN OPEN SPACE TRACTS 80,090 S.F. OR 1.84 Ac. + /- REVEGETATION IN NEW LOTS 101,807 S.F. OR 2.34 Ac. +/- TOTAL REVEGETATION 181.897 S.F. OR 4.18 Ac. +/- TOTAL VEGETATION 1,058.314 S.F. OR 24.30 Ac. +/- 8 --- ---- VEGETA AREA AREAS 100.00% OF TOTAL AREA 55.25% OF TOTAL AREA 59.09% OF TOTAL AREA 5.40% OF TOTAL AREA 6.86% OF TOTAL AREA 12.26% OF TOTAL AREA 71.36% OF TOTAL AREA PORTION OF THE N PORTION OF THE S. 1/2, NE. 1/4 1/2, S.E 1/4, SECTION 3, SECTION 34, KING COUNTY, WASHINGTON TWP. TW? 23 N, 24 N, RGE. RGE 5 E, 5 E, WM WM 16C (DEAD)~'-- 8 NO MON. IN CASE I 4' CHAIN r FOUND IN CASE N 88'0 LINK ~6 1322.66' 30 'I-~~~ 29 28 27 ~'I-\>~ LOT A LOT B PRIVA TE ACCESS ~~1<G EASEMENT 8 8 8 8 8 REC #8512160616 8 CATCH 34 31 35 33 32 8 8 8 8 ~~~~t~l--~-l--~~~~~~~== 1 G S. E. lOOTH PL. ,-----FOUND MON. L _____ _ CASE r-. FOUND MON.) , " , "' " , "-" , "<1"1 23 ~I (') 8 rnl ~ 51 \ ::r: rn s ® .\> Ir-. ,.., CP ®® ... .... 1" 50' 0' 50' 100' --------- BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEWER S = STORM SEWER G = GAS LINE W = WATER LINE ® = GAS VALVE ® = WATER VALVE 181 = WATER METER " = FIRE HYDRANT Iii! -CATCH BASIN o = MANHOLE -0-m UTILITY POLE -I) = LIGHT POST o = GUY ANCHOR ..... = SIGN I[l = POWER VAUL TjTRANSFORMER IT] -TlELE.jTV PED. A = ALDER C = CEDAR D = DECIDUOUS F -FIR M -MAPLE P -NOBLE FIR W -'MLLOW • -SECTION CORNER I = QUARTER CORNER ., = FIND. MON. IN CASE o -FND. PROP. COR. AS NOTED • = SET 1/2" loR. W/CAP #21464 VERTICAL DATlUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTED INTERSECTION OF NE 20TH PLACE AND DUVALL AVE NE ELEVATION= 426.41 FEET C\l cr> I ' I __________________________ ~C\l~ _______________________ IN CASE FOUND MON. = =-==1===+-+----7-- IN CASE 27' I 27' ~ CATCH BASIN EDGE OF PAVEMENT DEVELOPMENT PLANNING CITY OF RENTON l'- N JUL 1 2200S RECEIVED NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. Eo-< ~ ~ ~ :::> a Eo-< lfi ~ ;I: Eo-< :::> 0 lfi z 0 ...... Eo-< Z r:.:l Eo-< r:.:l ~ Z 0 ...... Eo-< < Eo-< r:.:l (.'} g;: I!! < '" . u Z ~ I-< ~ ~ 0... ~ ~ ~ 0 U 0 >-< ~ E-< <r: 0 <r: :2J ....:l E-< 0... Z E-< <r: r.-r.:l >-< p:: :2J ~ 0 0... ~ "'"' <r: 0 0 Z Q ....:l I-< ~ :2J I-< ~ I-< ....:l r.-r.:l r.-r.:l >-< Q ~ r.-r.:l >-< 0... .....:l 0 r.-r.:l Z ....:l <r: 0 .....:l Z <r: ....:l LO Z ... '" ~ a::: <0 >' >' '" '" ~ i B < :.: < 0: G '" '" SHEET OF 4 10 JOB NUMBER 20510 z ~ c.!l z 5:l ~ z· 0 ~ P1 p:: J: a::: lI::: W W a:: o >-< ~ I-< W (!l o -a:: >-w oJ (!l Z < oJ o t[) II : z o I- ~ Z -J: (/) c( ~ z o I- Z W a: 0:: CL CL « >-ro z o Ui :> w 0:: o z I \ " FENCE 0.9' N 23 ~c.Jww <to;> ~I ~ ~ :e l 4' CHAIN LINK FENCE '330.66' , 1i8 0 l\J '" FENCE OJ 02' S FOUND MON.) IN CASE / / \ \ \ '& 6' 20 8 \ , -o I 0 I I') ('oJ LaTB PORTION OF THE N PORTION OF THE S. 1/2, N E. 1/4 SECTION 3, 1/2, S. E. 1/4, SECTION 34, TWP. TWP. 23 N, 24 N, RGE, RGE. 5 E., 5 E" WM WM I /5.2' \ o (J) S 88'37'27" E 30' INGRESS/EGRESS E9A'T. 10 R[C #3494207 FENCE OS' S 0.7' E 6' WOOD FENCE 9 8 SHEETS 9 & 10 -------SHEETS 5 & 6 339.29' 8 KING COUNTY, WASHINGTON EXISTING 20' ACCESS --l---~ & UTILITY EASEMENT REC. #20020618900002 (REG. #9006111702) TRACT B 8 6' WOOD ~ FENCE 5 8 If!' , r;>'-/~LSEWER MH 8 I,r s 0550 'I,l/',/ £("1 ' TRACT C 'I .,/ ' FOUND \10N IN CASE / <!4' -CATCH BASIN 3 8 4 8 1" 50' 0' 50' 100' -------- - BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEIlER S = STORM SEIlER G = GAS LINE W = WATER LINE @ = GAS VALVE ® = WATER VALVE 181 = WATER METER ~ = FIRE HYDRANT ~ = CATCH BASIN o = MANHOLE -0-= UTILITY POLE l) = LIGHT POST 15 = GUY ANCHOR ""'I!!'" = SIGN I!I -POWER VAULT/TRANSFORMER III = TELE./TV PED. A = ALDER C -CEDAR D -DECIDUOUS F -FIR M = MAPLE CA TCH BASI INN _l.::,:-:---:.-:-~- FOUND MON. P = NOBLE FIR W -WILLOW • -SECTION CORNER I = QUARTER CORNER ~ -FND. MON. IN CASE - CATCH BASIN SEWER MH IN CASE I \II o = FND. PROP. COR. AS NOTED • = SET 1/2" I.R. W/CAP #21464 VERTICAL DATlUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTIED INTERSECTION OF NE 20TH PLACE AND DUVALL AVE NE ELEVATlON= 426.41 FEET DEVELOPMENT P CITY OF FlENT~%NING JUL 1 22005 RECEIVED NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWlNGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. ~ r::.:l r::.:l 0::: u :>-< <r:: ~ E-; <r:: r::.:l o Q ....... 0::: :>-< ;j o z <r:: H , U Z ....... 5 10 JOB NUMBER 20510 ~. if) o o 'XX (])xxx~ ~ X X X tD liI:: W W It o >-< l I-< W ~ o -It >-W .J ~ Z < .J ~ :r; o t1) II ~ ; ~ ; II z o t- el Z -I: (J) < ~ • z o t- Z W II: a:: 0.. 0.. « >-en z o Ul > w a:: ci z VEGETATION RETAINED/REVEGETATION AREAS ------ TOTAL GROSS TRACT SIZE 1.483,144 S.F. OR 34.05 Ac. +/-10000% OF TOTAL AREA ~~~~~----~~--~~~~-r~ TOTAL OPEN SPACE TRACTS 819.398 S.F. OR 18.81 Ac. +/-5525% OF TOTAL AREA ~~~~~~----~---------------r- TOTAL NATIVE VEGETATION RETAINED 876,417 S.F. OR 20.12 Ac. +/-59.09% OF TOTAL AREA ~~~==~~~~~--------~-r~ REVEGETATION IN OPEN SPACE TRACTS 80,090 S.F. OR 1.84 Ac. +/-E, 40% OF TOTAL AREA ~~~~~------~---------------r- REVEGETATION IN NEW LOTS 101.807 S.F. OR 2.34 Ac. +/-6 86% OF TOTAL AREA ~~~~~~----~--~--------~-r- TOTAL REVEGETATION 181,897 S.F. OR 4.18 Ac. +/-1~ 26% OF TOTAL AREA ~--------------~------------~-r-TOTAL VEGETATION 1.058,314 S.F. OR 24.30 Ac. +/-7136% OF TOTAL AREA 4' CHAIN FENCE FOUND MON) IN CASE 20 8 8 LOT B \ PORTION OF THE N PORTION OF THE S. 1/2, NE. 1/4 1/2, 5.E 1/4, SECTION 3, SECTION 34, TWP. TW? 23 N, 24 N, RGE. RGE 5 E., 5 E., WM WM KING COUNTY, WASHINGTON ,~-' AKtcA IU til KlVlGllAIW AREA~ 30.048 S.F. OR 0.69 Ac. + /- EXISTING BARN . , '", '.) 6'..:. ~6' v 6' LOT 30 FOUNOA TION / UNDER CONSTRUCTION /' , o (J) '1:J'1:JO I / "-~ '- VEGETATION RETENTION AREA (TYPICAL) 30' "~GRESS/EGRESS ESM'T REe #3494207 FENCE O.S· S 7" E WOOD FENCE 9 8 10 8 31 SHEETS 9 ,jc 10 ---~---SHEETS 5 & 6 328 'D----i" ENTIRE lOT CLEARED OF NATIVI: VEGETATION FOUNDATION UflDER CONSTRUCTION LOT 32 -. "" --l-.~o ss 27" W 339.29' 26' ACCESS EASEMENT AND FIRE TURNAROUNDS 8 7 .. 6 .• EXISTING HOUSE l EXISTING HOUSE 4' HOGWIRE FENCE . -,.... OJ o '" o (J) EXISTING 20' ACCESS _+--~ & UTILITY EASEMENT REC. #20020618900002 6' CHAIN LINK FENCE TRACT B 8 5 'WOOD 8 FENCl: 0050 (REC #9006111702) CATCH BASI!N~ E) )-'7'"-:-h«-~SFVIFR MH TCH BASIN TRACT C / MON. IN CASE 4 1" 50' 0' 50' 100' -------- - BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEI'I£R S = STORM SEI'I£R G = GAS LINE W = WATER LINE @ = GAS VALVE ® = WATER VALVE 181 = WATER METER >f = FIRE HYDRANT Ii!! = CATCH BASIN o -MANHOLE -0-= UTILITY POLE <f -LIGHT POST o = GUY ANCHOR ..... -SIGN If] = POWER VAULT/TRANSFORMER III = TELE./TV PED. A = AUOER C = CEDAR 8 o = DECIDUOUS F = FIR M = MAPLE P = NOBLE FIR W = WILLOW TCH BASIN __ ~~ , - TCH BASIN ,"-co "'CO MH IN .. = SECTION CORNER I = QUARTER CORNER ~ = FND. MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET 1/2" I.R. W/CAP #21464 VERTICAL DATUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTED INTERSECTION OF NE 20TH PLACE AND DUVALL AVE NE ELEVA TlON= 426.41 FEET DEVELOPMENT PlAN CITY OF RENTON NiNG JUl 1 220G5 RECEIVED NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILI TY LOCATORS. d z ~-----'---~ ---, ~ ~ ~ ~ u :>-< <r:: ;S E-< <r:: ~ o (:.':) I-i ~ :>-< ~ ......:I o j SHEET 6 . U Z I-i OF 10 JOB NUMBER 20510 :r: '" \UmCAl..: HAW 18811 I«:lRIZOfTAI..: NAO 19&3/1991 , I I I I F~= ~ ~r= 1"=50' ~I~ CITY OF RENTON LANGLEY RIDGE AT MAY CREEK DRAWN: "' ONE INCH AT FULL SCAl.£ CHECKED: ... Planning/Building/Public Works Dept. Gregg Zimmerman P.E., Administrator RENTON, WASHINGTON NO. / 1 I \ REVISION , I , I '1112.45' BY DATE IAPPR APPROVED: ([) IF NOT ONE INCH SC&E ACCORDING!. Y "10 ",I ,""] '" "', "'0 N'""] ~ \ \ I' I ~" '/ , ,I I I /G'/ I ;//II//Ijll/~/// \ \ , I / ",-",/ / I / I I I / ; I j I / / / / / / / / ) \' \ 1 I \ ( / ;"" / / / !O /;' / / / /' 1 I ! / I '// / / / I / > / / 1// I \ \ \ I \ p", / / ( / 1 / 'I I / I , 1/ / ' // I / / / I I! J C>;=! / () I / 'A.Co I I 1/ I!! ( 1/ / / / / /," /; , '" '" ~p / ~ <:> / / /,! I I / / I 1/ I / , Q:j Qi [:c) Cu ~ I I -i Z I 01 ---' I I / ! '/ / / / ( I ( , / en 0, 5: OJ ~ ~ ~ (~' ,<:> / I; 'fS I I ~ ( -' /1 / / / I /! 'I , ,! / / kJ ~ , \ \ i1 ( '2l I / / I I"> ( ( '/ c,,' / ;' / / ~// '/o ~ 'I' ( / I / / / <:> / \./\ ' ') ') (1/".-:.0 jl~\' I~II((~//:;;/ /,; I 1 \ ( I I I ' A0 I '. !:[:;-~ -~ I \ 1 \ 1 ) k 1/ /" ~ I CD 1 / ) ~I~ I (f/ / / ,/ /1 /~'~\) / / 12",_ . 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'--c:: r- "-' ~ DATE: iii '" QJD :;J,? 0..-"rn ili?i ?j" 0"i ;a-;a- ~ (,) , " ~I 6/29/05 JT1 / ~I I -..J 5 DRA'hN BY: '" ID I o z I Ole: ~'" OlD '" ;v ~ o ,,1 CHKED BY: o RF RH z - -co "l '" '-.i N co " '" 01'24'51" E/ w ~ 442.69' 300.00' ~ --,------- ~ ",,'J" l)~\t' ,,"L ,.Jl',1 --~S /lJ', ~'"'3 ) LOT LAYOUT NORTHWEST QUADRANT PRELIMINARY PLAT OF LANGLEY RIDGE AT MAY CREEK FOR LANGLEY DEVELOPMENT GROUP, INC. RENTON, WASIDNGTON ;". ,. \ ~------------ lJ> (J\ ~___ U; (J) ---~ ~ ~ ~OADWA;-ESM';-'- RF~ #20011220002563 (REC #3471925) ;o~:::OI{,} "--I fT1 tvo ) no", CD ~ S:O en ~ '" <D N» (j)lNN-< +-0 N Ol'l o OJ DU) --""' .. ~ fT1 0 () "0 Q iii r co -I fT1 <zc -< ;u < >'UJZ ::::I » .-10 0 (") ::::I r::u 'I» o ..... CI\) r Z ""'-0 = ;:0 II iii -<.., 1'1 0 1"'"1, z» ~ z°» d ~ I\) fTI--i Z 3: ?l ~rn .. :t rrJ::::tI 0O Z "'> Ul(/} Z » 1'1 (I) -i < r:l 1'1 -< o "''' -<0 ° QUi r to Z;;:r;;: "U (X) 00l '" -,,-z ......... Z-iO Z - 1'1 0 Z =< >0 NUl-0 01'1 "l 'I' > (l) '" ...... ~fTl ".... 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S.E., RENTON, WA 98058 TEL: 425-235-6440 FAX: 425-235~0266 EXPIRES: t /31 f06 '" li .... 0 Ui Iii ID 1'1 > '" ~ II C)1 ~ .., 0 (/) z E; <D e: ~ NO. ...... o o ~ ...... : II C)1 o ~ REVISIONS DAlE: 6/29/05 FLEBOOK: PAGEO DRAWING NO.: SHEET 7 or 10 '"tl'"tl 00 ~~ ~~ °cs ~~ °a ~~ ~~ t:tJga Yl~ . ~~ ~~ ~ l\j ~ \Jj ~~ . ~ ~~~ c;) {::.. ~ C'). {::.. o §l \Jj \Jj ~ t:tj ~ -~ \) c:s ~~~ ~ a cs ~~~ c;) d w W ':!:: {::.. • ~ "3"3 ~~ 1\)1\) {::..w ~-=~ ~ ~~ c:;':)c:;':) t:"'l~ 0101 ~-=tt::l ~ ~~ ~~ DATE 1 1 I J - ~ W w a: o >-0( ~ I-0( W (!) a -a: >-w .J (!) Z 0( .J o L{) II o ~ OJ ~ ! i z o l- e!) Z -J: (J) < ~ • z o I- Z W cc a::: 0.. 0.. ...: z o Vi 5 w a::: o z VEGETATION RETAINED/REVEGETATION AREAS TOTAL GROSS TRACT SIZE TOTAL OPEN SPACE TRACTS TOTAL NATIVE VEGETATION RETAINED REVEGETATION IN OPEN SPACE TRACTS REVEGETATION IN NEW LOTS TOTAL REVEGETATION TOTAL VEGETATION 8 OHWL OF STREAM 2 ----- -I[) V N ---- 1,483,144 S.F. OR 34.05 Ac. +/- 819,398 S.F. OR 18.81 Ac. +/- 876,417 S.F. OR 20.12 Ac. +/- 80,090 S.F. OR 1.84 Ac. +/- 101,807 S.F. OR 2.34 Ac. +/- 181,897 S.F. OR 4.18 Ac. +/- 1,058,314 S.F. OR 24.30 Ac. +/- " , , , , '\ 100.00% OF TOTAL AREA 55.25% OF TOTAL AREA 59.09% OF TOTAL AREA 5.40% OF TOTAL AREA 6.86% OF TOTAL AREA 12.Z6% OF TOTAL AREA 71.36% OF TOTAL AREA 8 ~ \\ CLEARED OF NATIVE VEGETATI 29,475 S.F. OR 0.68 Ac. + /- BE REVEGET \ \ \ \ S 88'37'27" /'\ \ PORTION OF THE N PORTION OF THE 5. STREAM BUFFER AREA 100' STREAM BUFFER -578.89' ---____ 331.39' 1/2, NE. 1/4 1/2, 5oE. 1/4, SECTION 3, SECTION 34, , "-~il Ii \ I KING COUNTY, WASHINGTON _OHWL OF STRENA 1 . ~OI1WL OF MAY CREEK TWP. TWP. 23 N, 24 N, RGE. RGE. 5 E., 5 E, W.M W.M 8 8 LOT! 30' INGRESS/EGRESS ESM'T. REC #20011220002563 (REe #3494207) N 01"18'26" E 16.00' AREA CLEARED OF NATIVE VEGETATION AREA= 112.116 s.c. OR 2.57 Ac. + LOT! I I I f : I I I I I I I I I I I I -1m IN IV IV I I 15' I I 00' S1 BUFF ROADWAY ESM'T. #2001122000256 (REC #5934284) S 01"2' 20. LOT 3: -c } 1" 50' 0' 50' 100' -------- - BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEWER S = STORM SEWER G = GAS LINE W = WATER LINE ® = GAS VALVE ® = WATER VALVE 181 = WATER METER >S = FIRE HYDRANT !li! = CATCH BASIN o = MANHOLE -0-= UTILITY POLE o = LIGHT POST 0' = GUY ANCHOR ..... = SIGN ~ = POWER VAULT/TRANSFORMER [j'J = TELE./TV PED. A = ALDER C = CEDAR D = DECIDUOUS F = FIR M = MAPLE P = NOBLE FIR W = WILLOW • = SECTION CORNER 1 = QUARTER CORNER '" = FND. MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET I/Z" I.R. W/CAP #ZI464 VERTICAL DATUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT TIHE CONSTRUCTED INTERSECTION (jF NE 20TH PLACE AND DUVALL AVE NE ELEVA TION= 426.41 FEET NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. ci z . U Z ........ SHEET OF 8 10 JOB NUMBER 20510 ---, ~ w W II o >--< ::E I--< W Cl c -II >-W -I Cl Z -< -I o L{) II = z o l- e!) Z -J: (J) < ~ • Z o I-Z W II o >-m z o (f) > W 0< o z _________ 0 __ - ~334 NTI ~334 N 01'18'26" E 16.00' .REA CLEARED OF IATIVE VEGETATION .REA= 112.116 SF WETLAND BUFFER AREA I 1 1 1 1-3 1 1 1 I I ' I~ : ~ ~ 1 '<t g 1 "., 1 1 1 I 1 1 1 1 I 1 I 1 I I I 318 LOT 33 99,165 S.F. PORTION OF THE N PORTION OF THE S. 1/2, N E. 1/4 SECTION 3, 1/2, S. E. 1/4, SECTION 34, ""'----------......--- 126.0' --90.15' I ( ) / / N 88'37'27" W , _____ ---3'<>0 , S 46'04'27" W f" 43.61' ( I LIMITS OF NATIVE VEGETATION (TYP)~\ ~ / / . ~ o U1 KING COUNTY, WASHINGTON MA Y VALLEY RD, 8 STREAM BUFFER AREA " o '" m I \ -- I I -- <0 '" <0 = o o <.0 o U1 LIMITS OF NATIVE VEGETATIO~ (TYP) 8 -;"'--1 AREA TO BE REVEGETATED AREA= 30.048 SF OR 0.69 Ac. + j-) ) ~~~~~AJ~~~~~~~ -SHEETS 9 & 10 ------- SHEETS 5 & 6 TWP. TW? 23 N, 24 N, 8 RGE. RGE 5 E, 5 E., 8 WM WM 1" 50' 0' 50' 100' --------- BASIS OF BEARINGS IS NAD 1983/91 LEGEND SS = SANITARY SEWER S = STORM SEWER G = GAS LINE W = WATER LINE @ = GAS VALVE ® = WATER VALVE 181 = WATER METER " = FIRE HYDRANT Ii! = CATCH BASIN o = MANHOLE -0-= UTILITY POLE Q = LIGHT POST o = GUY ANCHOR .... = SIGN ~ = POWER VAULT/TRANSFORMER II] = TELE./TY PED. A = ALDER C = CEDAR o = DECIDUOUS F = FIR M = MAPLE P = NOBLE FIR W = 'MLLOW • = SECTION CORNER I = QUARTER CORNER ., = FND. MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET 1/2" I.R. W/CAP #21464 VERTICAL DAT1JM: NAVO 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT T1HE CONSTRUCTED INTERSECTION OF NE 20TIH PLACE AND DUVALL AVE NE ELEVA TlON= 426.41 FEET DEVELOPMENT CI7Y OF FlE~~%NING JUL 1 22l1US RECEIVED UPON EXISTING AS-BUILT DRAWINGS, AND ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSIVE. ALL UTILITIES MUST I!! < " ~ < 0: C , u Z ..... SHEET OF 9 10 ::c a:: NOTE: T1HE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED ] BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 .. ____ .... ____ .. FOR UTILITY LOCATORS. JOB NUMBER 20510 ::.::: w W II o >-< l I-< W (!) a -II >-W .J (!) Z < .J o L!) II z o I- C!:J Z -J: (/) < ~ • z o I- Z W a: e::: a.. a.. ...: I=! ...: o >-m z o Vl 5 w e::: o z VEGETATION RETAINED/REVEGETATION AREAS TOTAL GROSS TRACT SIZE TOTAL OPEN SPACE TRACTS TOTAL NAT1VE VEGETATION RETAINED REVEGETATION IN OPEN SPACE TRACTS REVEGETATION IN NEW LOTS TOTAL REVEGETATION TOTAL VEGETATION ~I 1 . '" ~II 1.483.144 S.F. OR 34.05 Ac. +/- 819.398 SF OR 18.81 Ac. +/- 876.417 S.F. OR 20.12 Ac. +/- 80.090 S.F. OR 1.84 Ac. +/- 101.807 S.F. OR 2.34 Ac. +/- 181.897 S.F. OR 4.18 Ac. +/- 1,058,314 S.F. OR 24.30 Ac. +/- _OHWL OF STREAM 1 100.00% OF TOTAL AREA 55.25% OF TOTAL AREA 59.09% OF TOTAL AREA 5.40% OF TOTAL AREA 6.86% OF TOTAL AREA 12.26% OF TOTAL AREA 71.36% OF TOTAL AREA 8 8 LOT 1 PORTION OF THE N PORTION OF THE S. 30' INGRESS/EGRESS 1/2, NE. 1/4 SECTION 3, 1/2, S. E 1/4, SECTION 34, KING COUNTY, WASHINGTON 00' BUFFER .' \. c.'0V \' ~'?' -+AI'(oA CLEARED OF NA I VEGETATION REC #20011220002563 (REC #3494207) "'::':-""~I\RE 10.082 S.F. OR 0.23 Ac. +/- AREA CLEARED 0" NA TIVE VEGE~ ATION AREA~ 112,116 SF OR 2.57 Ac. + I I I I I • I~ IC'-i ,<t '<t I I I TO BE REVEGETATED) LOT 33 AREA CLEARED OF-(£)12M~ii'~ NA TIVE VEGETATION -- AREA~ 1,542 SF OR ----------- ( / / TW? TWP. / ~ ) / --- , 23 N, 24 N, RGE. RGE. ---~- 5 E., 5 E, N I") o l"- N W.M W.M o OJ STREAM BUFFER BUFFER AREA ''::=~~?;( RE~CONC. = . WALL o o <ci (2)24C (2)12C LIMITS OF NATIVE VEGETATiO" (TYP) 8 -N N <0 . ~ o (f) 8 ---------STREAM BUFFER AREA 8 1" = 50' 0' 50' 100' -------- - BASIS OF BEARINGS IS NAO 1983/91 LEGEND SS = SANITARY SEII£R S = STORM SEII£R G = GAS LINE W = WATER UNE © = GAS VALVE ® = WATER VALVE I8l = WATER METER .. = FIRE HYDRANT Ii:ij = CATCH BASIN o = MANHOLE -0-= UT1L1TY POLE i)' = LIGHT POST o = GUY ANCHOR ..... = SIGN lEI = POII£R VAULT/TRANSFORMER I!I = TELL/TV PE~. A = ALDER C = CEDAR D = DECIDUOUS F = FIR M = MAPLIE P = NOBLE FIR W = W1L1LOW • = SECT10N CORNER I = QUARTER CORNER o = FND. MON. IN CASE o = FNO. PROP. COR. AS NOTED • = SET 1/2" LR. W/CAP #21464 VERT1CAL DATUM: NAVD 1988 (CITY OF RENTON) CITY OF RENTON CONTROL POINT NO. 1841 FOUND 2" FLAT BRASS DISK IN CASE AT THE CONSTRUCTED INTERSECT10N ;;, NE 20TH PLACE AND DUVALL AVE NE ELEVAT10N= 426.41 FEET /' 324 -- <t - N I I UMITS OF N7ATIVE ATION (TYP) I I \ o (f) --'----1 AREA TO BE REVEGETATED AREA= 30,048 ST. OR 0.69 Ac. + /- S 88'37'27" E J r::; "I' , "', SHEETS 9 & 10 -------SHEETS 5 & 6 339.29' NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS. AND ARE NOT GUARANTEED TO BE CORRECT. NOR ALL INCLUSIVE. ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION. CALL 1-800-424-5555 FOR UTILITY LOCATORS. d z . u Z ....... SHEET OF 10 10 JOB NUMBER 20510 I '" I· ~ , IP 0 N • z , ~ ~ !l\ " ~ " ~ 0 ~('1 "' , ~--l • 0:: CL CL <{ w ~ o z o Ul GJ 0:: o z '" , \ ® I 30 x 6D 20C e " I 2 OM 12D x x FFE 3':12 oe TURNARO x x 30e - M ND M F (:;2STU 24F ftl: OD 18: x IBM 15F F eh"ub • Quantlt~ e~mbol Ib 0 OF ~/<~ 14 14 0 E>E> * E3roadleaf Evergreen Quantit~ e,mbol IE> 0 Trees new Plant Table eclentlflc Name e~mphoricarpoe a Ibus "'aultherla shallon Dicentra formosa Vacclnlum parvlfollum Pol~stlchum munltum eclentific Name vaCCinlum ova tum eclentific Name Acer clrclnatum Acer ma llum eave and Protect Native eave and Protect Nallve eave and Protect Native Common Name Common snowberr~ ealal , E3leedlng hea rt Red huckleberr~ eword fern Common Name Evergreen i-Iuckleberr~ Common NGime Vine ma tlon ireee Limit clearing to minimum area required to Inetall bUilding foundation. Planting elze 2 -"'" I I-"'a I 3' OC 2 -"'a I 2 -"'a I 2 -"'a I Planting elze 2 -"'a I elze Prepare disturbed areae and planting bede ae follows, ecarif~ to minimum 12 Inch depth - protect tree 'oot. during thle proce.s. PrOVide 12 Inche. minimum depth native topaoil amended with a minimum of 3E>% b~ volume organiC compoet to all areas outelde of building foundation and pavement. No planting areas shilll exceed eE>% maximum proctor denslt~ compaction. All planting areaa to receive a minimum 2 Inch depth la~er cedar grove compost mulch to retain moisture and prevent ero.lon. Thia conceptual draWing dlepla~. the Intention to, I. eave exlatlng treea and vegetation where ever practlca I and .afe, 2. eave and/or reetore disturbed foreet eoil to prOVide permeabillt~ and water etorage capaclt~. 3. Utilize native plant materia la proven to be hard~ and tolerant of North west climatic conditions. 4, Provide a<.'equate water to eetablleh plantings. E>. "'uarantee ,11 planting until completel~ e.tabllehed per Clt~ of Renton Code ReClulremed. •. -_._---_._----------- I"UINT eo 'I1oI4T TO!"" 01' ~ IYlI.. t& I!'w'&t IUIm T/ot! I"NIIIoIE) GAIDI v.z·~TIC.~ --+-::--, NOTE: 6T~ 04& I'IISUIND 1'0 IN&tN! &T~l.rrr Of' f"LAl.IT lNtIL IEIT.laL.I&I-liD TREE FLANTING -VERTICAL STAKES 2" MULCI-I FtE:!O~ TO PLANTING! TEeT ALL I PLANT ,4ND BACIQ'ILL WITH 6PEC1FIED PLANTING 601L. WATE~ AND TAMP LIGI-\TLY TO !li!£MOY!: AIR FOCtc:.ET6. (NOTIf'Y A~ITECT ~ ANY PLANTING FIT! ~tCM DO NOT !-lAVE AOi:QJATE 5U6-DAAIN,IlGE. NOT INSTALL """"'! OF ® SI-lRUB FLANTING ON SLO~:OCA\.. 10 0'--__ ---'- Scale: 30 DEVELOPMEMT P CITY OF FlEMT~~NING 'JUL 1 22005 RECEIVED .Y- Q) Q) L U , o c: -r> c: Q) E .cL () Q) ). Q) Q DATE E>-30-0E> JOB NO. ____ _ DWG NO, ____ _ SHEET L-3.0 w ~ o ci z ~ LUA-07-059-FP LND-l0-0434 LANGLEY RIDGE AT MAY CREEK VOL/PG PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W.M. 5 E., W.M. PORTION OF THE S. 1/2, S.E. 1/4, SEC. 34, TWP. 24 N., RGE. CITY OF RENTON, KING COUNTY, WASHINGTON DEDICATION /CERTIFICATION • KNOW ALL PEOPLE BY THESE PRESENTS THAT WE. THE UNDERSIGNED OWNERS IN FEE SIMPLE OF THE LAND HEREBY PLAnED, HEREBY DECLARE THIS PLAT AND DEDICATE/CERTIFY TO THE USE OF THE PUBLIC FOREVER ALL STREETS AND AVENUES NOT SHOWN AS PRIVATE HEREON AND THE USE THEREOF FOR ALL PUBLIC HIGHWAY PURPOSES, ALSO THE RIGHT TO MAKE ALL NECESSARY SLOPES FOR CUTS AND FILLS UPON THE LOTS AND BLOCKS SHOWN ON THIS PLAT IN THE ORIGINAL, REASONABLE GRADING OF THE STREETS AND AVENUES SHOWN HEREON. AND FURTHER DEDICATE/CERTIFY TO THE USE OF THE PUBLIC ALL EASEMENTS SHOWN ON THIS PLAT FOR ALL PUBLIC PURPOSES AS INDICATED THEREON. INCLUDING. BUT NOT LIMITED TO. UTILITIES AND DRAINAGE, UNLESS SUCH EASEMENTS ARE SPECIFICALLY CERTIFIED ON THIS PLAT AS BEING DEDICATED/CERTIFIED OR CONVEYED TO A PERSON OR ENTITY OTHER THAN THE PUBLIC IN WHICH CASE WE DO HEREBY DEDICATE/CERTIFY SUCH STREETS AND EASEMENTS TO THE PERSON OR ENTITY IDENTIFIED AND FOR THE PURPOSE STATED. TRACT A (OPEN SPACE). TRACT B (OPEN SPACE). TRACT C (OPEN SPACE/UTILITIES) AND TRACT D (OPEN SPACE) ARE HEREBY GRANTED AND CONVEYED TO THE LANGLEY RIDGE AT MAY CREEK HOMEOWNERS ASSOCIATION (HOA). OWNERSHIP AND MAINTENANCE ACTIVITIES FOR SAID TRACTS WILL BE THE RESPONSIBILITY OF THE HOA. IN THE EVENT THAT THE HOA IS DISSOLVED. OR OTHERWISE FAILS TO MEET ITS PROPERTY TAX OBLIGATIONS AS EVIDENCED BY NON-PAYMENT OF PROPERTY TAXES FOR A PERIOD OF EIGHTEEN (1 B) MONTHS. THEN EACH LOT IN THIS PLAT SHALL ASSUME AND HAVE AN EQUAL AND UNDIVIDED OWNERSHIP INTEREST IN THE TRACTS PREVIOUSLY OWNED BY THE HOA AND HAVE THE AnENDANT RESPONSIBILITIES. KNOW ALL PEOPLE BY THESE PRESENTS THAT WE, THE HEREIN BELOW SIGNED OWNERS IN FEE SIMPLE OF THE LAND HEREBY SUBDIVIDED. HEREBY CERTIFY THAT WE HAVE ESTABLISHED "LANGLEY RIDGE AT MAY CREEK" HOMEOWNERS ASSOCIATION (HOA) IN ACCORDANCE WITH WASHINGTON STATE LAW WHICH IDENTIFIES EACH LOT OF THIS PLAT AS A MEMBER OF SAID HOA. SAID HOA IS SUBJECT TO THE DECLARATION OF COVENANTS AND RESTRICTIONS FOR THE PLAT OF "LANGLEY RIDGE AT MAY CREEK" AS DISCLOSED BY INSTRUMENT UNDER KING COUNTY RECORDING NUMBER ___________ _ IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS. LANGLEY DEVELOPMENT GROUP. INC .• A WASHINGTON CORPORATION BY:C~ ::;~-;; ITS: ,~~,cl-e: it; TITLE C. THOMAS AND MARYL C. FOSTER TRUST L~s 1'db,.. TIusk C. THOMAS FOSTER. TRUSTEE I EEFfI:HANDELAND ~t'~.-. ROBERT f. BLAYDEN ~ ~ . /t~ '. @I/. ~/ / _. / _£/~ ///P'-Fkf;· BANK / ... l. ACKNOWLEDGMENTS STATE OF WASHINGTON ) )SS COUNn: OF KING ) ,ma.~(/. !I~4/t:Z« MARILYN J AN LAND ~~~ 5HIR":; (7:"' · ~ ITS=-li~e:. '#~~/·· TITLE I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT c, Tho m~ ;:;:~ fer SIGNED. TJjlS.JNSTRUMENL ON .OATH ..5,TAlFD-,1I:If.T ili£!/SHE IS t~HORIZF=D TO ,E«ECUT~ THIS INSTR!JMF=NT. AND ACKNOWLEDGED IT AS THE Pr~/CfenT OF J,...L.{rf!l/~ Ueve/ODrnenr UlaJf'l In::.. TO BE THE FREE AND VOLUNTAR~SUCH PARTY FOR THE ~D THE PURPbsES MENTIONED Irl SAID INSTRUMENT. ~~f>-_~ ~S.<j~ f (,(' ". ~}'bl ... ~OQ>'\ DATED Au!!~ /5, ~oo T I; ." \ SIGNATURE OF~ /~ ~ ~ ~..... \ NOTARY PUBLI /IlAJ ~ ~ PUBUI.~ ) ~ PRINTED Nt-¥E eono:;q Abalo.s Ql~. ~(~cr J TITLE Nl>-/afg iU)pc ~"!! OFWp.,~;.~,~~/ MY APPOINTMENT EXPIRES 7-/Cf~ ;lOID STATE OF WASHINGTON ) ~ )ss COUNTY OF KING ) I CERTIfY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT '3 0 b ~y-t-A. 1:17'> I ".., es SIGNED THIS INSTRUMENT. ON OATH STATED THAT HE/SHE IS AUTHORIZED TO EXECUTE THIS INSTRUMENT, AND ACKNOWLEDGED IT TO BE HIS/HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. LAlLA J COLLINS Notary Public State of Washington My Commission Expires May 08,2010 STATE OF WASHINGTON ) )SS COUNTY OF KING ) DATED ktA ~ IA 5"'" I, 2007 SIGNATURE OF NOTARY PUBLIC ~ ~ c."tf; ~ PRINTED NAME ia,~.;:= TITLE __________________ _ MY APPOINTMENT EXPIRES t=-1 0 ~ 8 I ;;Z 0 I 0 I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT SIGNED THIS INSTRUMENT. ON OATH STATED THAT HE/SHE IS AUTHORIZED TO EXECUTE THIS INSTRUMENT. AND ACKNOWLEDGED IT TO BE HIS/HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. LAlLA J COlUNS Notary Public State of Washington My Commission Expires May 08.2010 DATED Av" yst 1 I 2007 SlGNATURE OF ;/ . NOTARY PUeUC '4cuk ~ udLkno PRINTED NAME LC!. i I Q "J". Co II,. 0 '$ TInE ________________________ _ MY APPOINTMENT EXPIRES H Q Ij ~ '020 ( D PREPARED BY: CITY OF RENTON APPROVAlS CITY OF RENTON PLANNING/BUILDING/PUBUC WORKS DEPARTMENT EXAMINED AND APPROVED THIS 9 DAY OF _..:....F_c.--:::h_~_"..:....~-'--f-;~ ______ • 20 f)<J. N~ LAJaJ;t, f&?1 ADMINISTRATIOR CITY OF RENTON MAYOR EXAMINED AND APPROVED THIS ___ DAY OF ____________ • 2o __ . MAYOR CITY OF RENTON EXAMINED AND APPROVED THIS __ _ DAY OF ____________ • 2o __ • CITY CLERK CITY OF RENTON FINANCE DIRECTOR'S CERTIFICATE I HEREBY CERTIFY THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THE CITY TREASURER FOR COLLECTION ON ANY PROPERTY HEREIN CONTAINED DEDICATED FOR STREETS. ALLEYS. OR OTHER PUBLIC USES ARE PAID IN FULL THIS DAY OF ~~ "'her 1 't I 11 • 20A. ~\k~ .cOUNTY APPROVALS KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS ___ DAY OF ____________ • 20 __ . KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NUMBER _______________ _ FINANCE DIVISION CERTIFICATE I HEREBY CERTIFY ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED DEDICATED AS STREETS. ALLEYS. OR FOR ANY OTHER PUBLIC USE ARE PAID IN FULL THIS ___ DAY OF ___________________ , 20 ___ . MANAGER. KING COUNTY FINANCE DMSION DEPUTY RECORDING CERTIFICATE RECORDING NO. __________ ~ ___ --- FILED FOR RECORD AT THE REQUEST OF THE RfNTOH (.IT'(COUNCIL THIS ___ DAY OF ___________ • 20 ___ • AT __ MINUTES PAST AND RECORDED IN VOLUME ___ OF PLATS. PAGE(S) • RECORDS OF KING COUNTY. WASHINGTON. DIVISION OF RECORDS AND ELECTIONS MANAGER SUPERINTENDENT OF RECORDS LAND SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THIS PLAT OF LANGLEY RIDGE AT MAY CREEK IS BASED UPON AN ACTUAL SURVEY AND SUBDIVISION OF SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M. AND SECTION 34, TOWNSHIP 24 NORTH. RANGE 5 EAST, W.M., THAT THE COURSES AND DISTANCES ARE SHOWN CORRECTLY THEREON, THAT THE MONUMENTS WILL BE SET AND THE LOT AND BLOCK CORNERS STAKED ON THE GROUND AS CONSTRUCTION IS COMPLETED AND THAT I HAVE FULLY COMPLIED WITH THE PROVISIONS OF THE PLAniNG STANDARDS. PORTION OF: CERTIFICATE NO. 21464 HANSEN SURVEYING 17420 116TH AVE. S.E.. RENTON. WA 98058 PHONE: (425)-235-6440 DATE N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK F'TT.F. NO. T.TJA-07-0f)~-FP LUA-07-059-FP LND-l0-0434 LANGLEY RIDGE AT MAY CREEK VOL/PG PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W. M. 5 E., W.M. PORTION OF THE S. 1/2, S.E. 1/4, SEC. 34, TWP. 24 N., RGE. CITY OF RENTON, KING COUNTY, WASHINGTON ACKNOWLEDGMENTS (CONTINUED FROM SHEET 1) STATE OF WASHINGTON ) )SS COUNlY OF KING ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EV)R.ENCE THAT /<0 b~rf E. B/q f cI~ n SIGNED THIS INSTRUMENT, ON OATH STATED THATW£/SHE IS AUTHORIZED TO EXECUTE THIS INSTRUMENT, AND ACKNOWLEDGED IT TO BE 8HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. DATED __ ~~~ __ ~~ __ ~ ______________ _ PRINTED NAME -:-,'---4'--¥"'-~fL>"i~~..A..;...-"""~~J-L.-- TITLE _ No MY APPOINTMENT EXPIR S _-=---I--'--~'-'-"O--__ _ STATE OF WASHINGTON ) )SS COUNlY OF KING ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT ~ h tv k:)' l--. B leA 'I deY) SIGNED THIS INSTRUMENT. ON ~ STATED THAT HE/@IS AUTHORIZED TO EXECUTE THIS INSTRUMENT, AND ACKNOWLEDGED IT TO BE HIS/e:YREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. ,'-""\\"It" ...... ' ~ A, BOI'i' $' r:,¥i ~, ... \\\\,\.~-&O(ti~ ::: ,'Vv~"':".~,,\.ON E\~lli; ':A '.'/ _ .... ~. ~~ '''1.(>'1/ v / :: :?f!$f /. ~ AI> ~/~ ~ ;; ~. ".,' ( ,t'i"j· -:-'": ~.~ trJs ~ ~ ," , ." ", ~ " ,.#' _ .Jj :'2':: 'I iJ' iqV r, =".0= III '~'" .j.! g. \'~~~'''':0-'£ I, 'l;,.;"',\ \",.'."",::.).,\~~.::: 'II <~ 0.: .... n':::'" C'~ STATE OF WASHINGTON) ·jh\,\,,~ .. "'''' )SS COUNlY OF KING ) DATED ----d---~-.---------- PRINTED .Nt-ME TITLE ~~~O~~~ __ ~~~~~~ _______ _ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT ~iVle( 1· HlWIldela..J.161 SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE/.£HE IS AUTHORIZED TO EXECUTE THIS INSTRUMENT, AND ACKNOWLEDGED IT TO BE HIS/+iffi FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. Notary PubIc IICIte or ..... ___ DIANA .... " _~''''''Febl,20'' STATE OF WASHINGTON ) )SS COUNTY OF KING ) DATED 7 ~Vttt 1.D01 SIGNATURE OF NOTARY PUBUC ~ PRINTED NAME 121M\A We,Y'-ett TITLE N o-latcA YLt.bl it MY APPOINTMENT txPIRES S 'feb 2b1 \ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT Mar; ~V) J. tWelw SIGNED THIS INSTRUMENT, ON OATH STATED THAT ~/SHE IS AUTHORIZED 0 EXECUTE THIS INSTRU~ENT, AND ACKNOWLEDGED IT TO BE ~HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. Notary PubIc stote of WGIhIngIon DWIIAIWIm My AWaII ........ .,.,.. Feb I. 20' 1 STATE OF WASHINGTON ) )SS COUNlY OF KING ) DATED 1 ~u~1 2007 SIGNATURE OF 11h1H~ ~':DP~p~~ MY APPOINTMENT EXPIRES _ _ _ 2Dl \ I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT C. . n.o",,~ ~ SIGNED THIS INSTRUMENT. ON OATH STATED THAT HE/SHE IS AUTHORIZED TO EX~CUTE THIS INSTRUMENT, AND ACKNOWLEDGED IT TO BE HIS/HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. Notary DubHe State of washlnglon JEFFRfY LVNNGIOI)IfG$.a _AcPoIM ......... ~7.~ DATED _z._'1 ___ ,,-,-__ ?r_O_C_~ __ _ SIGNATURE OF NOTARY PUBUC -=--__ ¥-r-~~--------__..,---...__t_~ MY APPOtN1'WENT EXPIRES -UL~_-4--0---::~_.L-__ _ PREPARED BY: ACKNOWLEDGMENTS (CONTINUED) STATE OF WASHINGTON ) )SS COUNlY OF KING ) I CERTIFY lIlAT I KNOW OR "AVE SAllSFACTORY EVlD£NCE THAT rVIt:A,r'1cL C. fc::lS,~ SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE/SHE IS AUTHORIZED 0 EXECUTE THIS INSTRUMENT. AND ACKNOWLEDGED IT TO BE HIS/HER FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN SAID INSTRUMENT. DATED A~+ 2~, 2O'O( Notary Public SIGNATURE OF ~ state of Washington JEFFREY LYNN GIDDINGS JR. NOTARY PUBLIC ~- PRINTED N.tt-4E ,~ .. k¥1'\" L'J .illtY4 j \". TITLE N~Yy ~ ,~ .., ~ ..... EIJ)IIeI~ 7. 2CX)Q MY APPOINTMENT EXPIRES AlOd. J, 'l.l'OC:; STATE OF WASHINGTON ) )SS COUNlY OF KING ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT W~ lhCtXl'l J, tJl Dr-roW SIGNED THIS INSTRUMENT, O~ OATH STATED THAT (ill}/'SHE IS AUTHORIZEi:,rO EXECUTE TH S INSTRUMENT. AND ACKNOWLEDGED IT AS THE 'if ce PreS t dm'f OF Fro n-rr ev 12; an TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARlY FOR THE USES AND THE PURPOSES MENTIONED IN SAID INSTRUMENT. /.<:;~, 1<1(' / ::-.'0 (0 ." '. ~..,,, (j) \ " ~ \ r I \ PUBLIC j \~ 7-19-2010 ,,~/ ,.1;, ~\C1 '/ , -', 0,{:;' WAs0\\~/ "~'>'_-.... ___ ~" ~_~ . .r- VICINITY MAP FIELD AVE. N.E. PORTION OF: (NOT TO SCALE) N. E. 31ST ST. N.E. 23RD ST. !-__ ILWACO AVE. N.E. LYONS AVE. N. 1/2, N.E. 1/4. SECTION 3, TWP. 23 N., RGE. 5 E., W.M. S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK 1:'ITT 1:'1 ... 11"\ T T TAn 1"1 n t:: n T.1Tl . , LUA-07-059-FP LANGLEY RIDGE AT MAY CREEK VOL/PG LND-l0-0434 PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N. , RGE. 5 E., W.M. PORTION OF THE S. 1/2, S. E. 1/4, SEC. 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON EASEMENT PROVISIONS PUBLIC TRAIL NOTES ( CONTINUED) AN EASEMENT IS HEREBY GRANTED AND CONVEYED TO THE CITY OF RENTON. PUGET SOUND ENERGY. QWEST. RENTON PARKS DEPARTMENT HAS THE RIGHT TO CONSTRUCT A TRAIL. (PER RECOMMENDATION BLOCK, CONDITION No. 7 COMCAST, THE OWNERS OF ALL LOTS WITHIN THIS PLAT AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS. UNDER OF 8 OF THE HEARING EXAMINERS REPORT DATED DECEMBER 15. 2005). AND A PERPETUAL EASEMENT FOR TRAIL OVER ALL AND UPON THE EXTERIOR TEN FEET PARALLEL WITH AND ADJOINING THE STREET FRONTAGE OF ALL LOTS IN WHICH OPEN SPACE TRACTS AND THE 26' FIRE ACCESS AND UTILITY EASEMENT AS SHOWN ACROSS LOTS 14. 15 16 30 31 32 TO CONSTRUCT, RENEW, OPERATE AND MAINTAIN SIDEWALK AND UNDERGROUND CONDUITS, MAINS, CABLES AND WIRES AND 33. • , • , WITH NECESSARY FACILITIES AND OTHER EQUIPMENT FOR THE PURPOSE OF SERVING THIS SUBDIVISION AND OTHER PROPERTY WITH ELECTRIC, TELEPHONE. GAS, CABLE T.V. SERVICE, SEWER. WATER AND DRAINAGE TOGETHER WITH THE THE OWNERS SHALL, UPON THE RECORDING OF THIS PLAT, DEDICATE A PUBLIC 15-FOOT WIDE PEDESTRIAN TRAIL EASEMENT RIGHT TO ENTER UPON THE EASEMENTS AT ALL TIMES FOR THE PURPOSES STATED. NO LINES OR WIRES FOR THE ACROSS TRACTS A, B AND C. THE TRAIL SHALL BE FOR FUTURE CONSTRUCTION BY THE CITY TO BE ACCESSIBLE TO THE TRANSMISSION OF ELECTRIC CURRENT, OR FOR TELEPHONE USE, CABLE TELEVISION. FIRE OR POLICE SIGNAL OR PUBLIC. OTHER PURPOSES. SHALL BE PLACED UPON ANY LOT UNLESS THE SAME SHALL BE UNDERGROUND OR IN CONDUlT ATTACHED TO A BUILDING. THE OPEN SPACE TRACTS A. B, C AND D SHALL BE POSTED WITH SIGNS INDICATING THE AREA AS NON-REVOCABLE OPEN SPACE AND SITE FOR A FUTURE PUBLIC TRAIL CONNECTION. THE MAINTENANCE AGREEMENT AND RESPONSIBLE PARTY(lES) SHALL BE NOTED ON THE FACE OF THE PLAT AND ADDED TO THE CC&R'S. EASEMENT NOTE THE CITY OF RENTON SHALL HAVE THE RIGHT TO ENTER THE PRIVATE DRAINAGE EASEMENTS SHOWN HEREON TO REPAIR ANY DEFICIENCIES OF THE DRAINAGE FACILITY IN THE EVENT THAT THE OWNER(S) IS/..ARE NEGLIGENT IN THE MAINTENANCE OF THE DRAINAGE FACILITIES. THESE REPAIRS SHALL BE AT THE OWNER S EXPENSE. NOTES TOTAL PLAT AREA = 1.481,341 S.F. OR 34.01 ACRES +/- PROPOSED NUMBER OF LOTS = 34 NEW PRIVATE EASEMENT FOR INGRESS, EGRESS AND AREA OF LAND IN CRITICAL AREAS = 259,959 S.F. OR 5.98 ACRES + /- AREA OF LAND IN CRITICAL AREA BUFFERS = 302,293 S.F. OR 6.94 ACRES + /- UTILITIES MAINTENANCE AGREEMENT AREA OF LAND IN PUBLICLY DEDICATED STREETS = 60.712 S.F. OR 1.39 Ac. +/- AREA OF LAND IN PRIVATE ACCESS EASEMENTS = 35.786 S.F. OR 0.82 ACRES +/- NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE RECORDING OF THIS PLAT. THE OWNERS OF LOTS 14, 15 & 16 SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRNATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT. PRNATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS, MAINTENANCE COSTS SHALL BE NEW LOT AREAS SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. LOT GROSS AREA NET AREA 1 10023 S.F. OR 0.23 Ac. +1-10023 S.F. OR 0.23 Ac. + I NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTlLmES IS TO BE CREATED UPON THE RECORDING 2 10001 S.F. OR 0.23 Ac. +7-10001 S.F. OR 0.23 Ac. + - OF THIS PLAT. THE OWNERS OF LOTS 22 & 23 SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND 3 10001 S.F. OR 0.23 Ac. + -10 001 S.F. OR 0.23 Ac. + RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND 4 10001 S.F. OR 0.23 Ac. + 10001 S.F. OR 0.23 Ac. + MAINTENANCE RESPONSIBILITIES INCWDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD. DRAINAGE PIPES. 5 10 001 S.F. OR 0.23 Ac. + -10001 S.F. OR 0.23 Ac. + AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT. PRNATE SIGNAGE, AND OTHER 6 10001 S.F. OR 0.23 Ac. + -10001 S.F. OR 0.23 Ac. + INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS, MAINTENANCE COSTS SHALL BE 7 10 001 S.F. OR 0.23 Ac. +1-10001 S.F. OR 0.23 Ac. +1- SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS 8 10,001 S.F. OR 0.23 Ac. +7-10 001 S.F. OR 0.23 Ac. + 1- GREATER THAN 20 FEET. 9 10162 S.F. OR 0.23 Ac. +7-10 162 S.F. OR 0.23 Ac. + I· 10 10168 S.F. OR 0.23 Ac. +/. 10 168 S.F. OR 0.23 Ac. + I· NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS. EGRESS AND UTILmES IS TO BE CREATED UPON THE RECORDING 11 10 107 S.F. OR 0.23 Ac. +/-10 107 S.F. OR 0.23 Ac. + /. OF THIS PLAT. THE OWNERS OF LOTS 30. 31, 32, 33 & 34 SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE 12 10279 S.F. OR 0.24 Ac. +1-10279 S.F. OR 0.24 Ac. +7 OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE 13 10044 S.F. OR 0.23 Ac. +7-10044 S.F. OR 0.23 Ac. + /. APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS 14 11 614 S.F. OR 0.27 Ac. +7· 10001 S.F. OR 0.23 Ac. +1· ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT. PRNATE 15 16531 S.F. OR 0.38 Ac. +/-16 531 S.F. OR 0.38 Ac. + I· SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS, MAINTENANCE 16 20,803 S.F. OR 0.48 Ac. + I· 20 803 S.F. OR 0.48 Ac. + COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS ---17 10001 SF OR 0.23 Ac. + I 10 001 S.F. OR 0.23 Ac. + PAVEMENT WIDTH IS GREATER THAN 20 FEET. 18 10118 S.F OR 0.23 Ac. +1--10118 S.F. OR 0.23 Ac. + 19 36 925 S.F. OR 0.85 Ac. + I 36 925 S.F. OR 0.85 Ac. + 20 35785 S.F. OR 0.82 Ac. +7 35 785 S.F. OR 0.82 Ac. +7 21 12977 S.F. OR 0.30 Ac. +7 11 677 S.F. OR 0.27 Ac. +7 RESTRICTION FOR NATIVE GROWTH PROTECTION 22 16 972 S.F. OR 0.39 Ac. + I 16872 S.F. OR 0.39 Ac. +1 23 14866 S.F. OR 0.34 Ac. + 1-14766 S.F. OR 0.34 Ac. + I 24 12 871 S.F. OR 0.29 Ac. + I· 11 571 S.F. OR 0.26 Ac. + I AREAS /SENSITIVE TRACTS AND BUFFERS AREA 25 17 239 S.F. OR 0.40 Ac. + / 17239 S.F. OR 0.40 Ac. +7 26 15274 S.F. OR 0.35 Ac. + 15274 S.F. OR 0.35 Ac. +1 DEDICATION OF A SENSITNE AREA TRACT /SENSITNE AREA AND BUFFER CONVEYS TO THE PUBLIC A BENEFICIAL INTEREST 27 15 050 S.F. OR 0.35 Ac. + -15050 S.F. OR 0.35 Ac. +1 IN THE LAND WITHIN THE TRACT/SENSITIVE AREA AND BUFFER. THIS INTEREST INCLUDES THE PRESERVATION OF NATIVE 28 12,484 S.F. OR 0.29 Ac. + -12484 S.F. OR 0.29 Ac. +1 VEGETATION FOR ALL PURPOSES THAT BENEFIT THE PUBLIC HEALTH. SAFETY AND WELFARE, INCLUDING CONTROL OF 29 10 400 S.F. OR 0.24 Ac. + 10400 S.F. OR 0.24 Ac. +7 SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE STABILITY, AND PROTECTION OF PLANT AND ANIMAL HABITAT. 30 23 375 S.F. OR 0.54 Ac. + 7· 19749 S.F. OR 0.45 Ac. +1 31 16697 S.F. OR 0.38 Ac. +1-14482 S.F. OR 0.33 Ac. + I THE SENSmVE MEA TRACT/SENSITIVE AREA AND BUFFER IMPOSES UPON ALL PRESENT AND FUTURE OWNERS AND 32 30741 S.F. OR 0.71 Ac. +1-26 023 S.F. OR 0.60 Ac. +7 OCCUPIERS OF THE LAND SUBJECT TO THE TRACT/SENSITIVE MEA AND BUFFER THE OBLIGATION. ENFORCEABLE ON 33 119570 S.F. OR 2.74 Ac. +1-108 909 S.F. OR 2.50 Ac. +7 BEHALF' OF THE PUBLIC BY THE CITY OF RENTON, TO LEAVE UNDISTURBED ALL TREES AND OTHER VEGETATION WITHIN 34 29843 S.F. OR 0.68 Ac. +7-29 843 S.F. OR 0.68 Ac. + I THE TRACT/SENSITNE AREA AND BUFFER. THE VEGETATION WITHIN THE TRACT/SENSITIVE MEA AND BUFFER MAY NOT BE OPEN SPACE TRACT -A" 421 451 S.F. OR 9.67 Ac. +7 421 451 S.F. OR 9.67 Ac. + CUT, PRUNED, COVERED BY FILL, REMOVED, OR DAMAGED WITHOUT APPROVAL IN WRmNG FROM THE CITY OF RENTON OPFN SPACE TRACT "B" 139 666 S.F. OR 3.21 Ac. + j. 139666 S.F. OR 3.21 Ac. + DEPARTMENT OF DEVELOPMENT SERVICES OR ITS SUCCESSOR AGENCY. OPEN SPACE TRACT "C" 154775 S.F. OR 3.55 Ac. +1-144 622 S.F. OR 3.32 Ac. + THE COMMON BOUNDARY BETWEEN THE TRACT/SENSITIVE AREA AND BUFFER AND THE AREA OF DEVELOPMENT ACTIVITY OPEN SPACE TRACT "D" 83811 S.F. OR 1.93 Ac. +1-83811 S.F. OR 1.93 Ac. + PROPOSED RIGHT OF WAY 60712 S.F. OR 1.39 Ac. +1-60 712 S.F. OR 1.39 Ac. + - MUST BE MMKED OR OTHERWISE FLAGGED TO THE SATISFACTION OF THE CITY OF RENTON PRIOR TO ANY CLEARING, GRADING, BUILDING CONSTRUCTION OR OTHER DEVELOPMENT ACTIVITY ON A LOT SUBJECT TO THE SENSITIVE MEA TRACT / TOTAL 1,481,341 S.F. OR 34.01 Ac. +/-1,445,555 S.F. OR 33.19 Ac. +/- SENSmVE AREA AND BUFFER. THE REQUIRED MARKING OR FLAGGING SHALL REMAIN IN PLACE UNTIL ALL DEVELOPMENT PROPOSAL ACTIVITIES IN THE VICINITY OF THE SENSmVE MEA ARE COMPLETED. NO BUILDING FOUNDATIONS ARE ALLOWED BEYOND THE REQUIRED 15 FOOT BUILDING SETBACK LINE. LOT ADDRESSES FACILITY MAINTENANCE NOTE LOT ADDRESS THE STORMWATER FACILITY AND FIRE ACCESS ROAD LOCATED WITHIN TRACT "C" SHALL BE MAINTAINED BY THE LANGLEY 1 4901 N.E. 25TH STREET RIDGE AT MAY CREEK H.O.A. 2 4907 N.E. 25TH STREET 3 4913 N.E. 25TH STREET 4 4919 N.E. 25TH STREET 5 5003 N.E. 25TH STREET 6 5009 N.E. 25TH STREET DECLARATION OF COVENANTS. CONDITIONS AND RESTRICTIONS 7 5015 N.E. 25TH STREET 8 5021 N.E. 25TH STREET THE DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS IS FILED UNDER A SEPARATE DOCUMENT UNDER 9 5105 N.E. 25TH STREET 10 5111 N.E. 25TH STREET RECORDING, NUMBER • RECORDS OF KING COUNTY, WASHINGTON. 11 5117 N.E. 25TH STREET 12 5201 N.E. 25TH STREET 13 5207 N.E. 25TH STREET 14 5213 N.E. 25TH STREET DECLARATION OF COVENANT 15 5219 N.E. 25TH STREET 16 5212 N.E. 25TH STREET 17 5206 N.E. 25TH STREET _ THE OWNERS OF THE LAND EMBRACED WITHIN THIS PLAT, IN RETURN FOR THE BENEFIT TO ACCRUE FROM THIS 18 5200 N.E. 25TH STREET SUBDIVISION. BY SIGNING HEREON COVENANT AND AGREE TO CONVEY THE BENEFICIAL INTEREST IN THE NEW -19 5102 N.E. 25TH STREET EASEMENTS SHOWN ON THIS PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR ANY SUBDIVISIONS 20 5110 N.E. 25TH STREET THEREOF. THIS COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS PLAT. 21 5016 N.E. 25TH STREET 22 5012 N.E. 25TH STREET 23 5008 N.E. 25TH STREET 24 5004 N.E. 25TH STREET PROCEDURES & EQUIPMENT 25 4924 N.E. 25TH STREET 26 4918 N.E. 25TH STREET THIS SURVEY WAS PERFORMED BY FIELD TRAVERSE UTILIZING A TOPCON 1-TOTAL STATION AND REAL lIME KINEMATIC 27 4912 N.E. 25TH STREET (RTK) / STATIC GLOBAL POSITIONING SYSTEM (TOPCON HYPERLITE). LINEAR AND ANGULAR CLOSURE OF THE TRAVERSES 28 4906 N.E. 25TH STREET MEET OR EXCEED THE STANDARDS OF WAC 332-130-090. THE RELATIVE POSITIONAL TOLERANCE OF SET PROPERTY 29 4900 N.E. 25TH STREET CORNERS IS +/-0.1 FEET. .30 5302 N.E. 26TH STREET 31 5308 N.E. 26TH STREET 32 5320 N.E.26TH STREET 33 2906 ILWACO AVE. N.E. 34 3018 ILWACO AVE. N.E. PREPARED BY: PORTION OF: ~ -N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. ~t.'( G. H4~ A t"' ~ S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., W.M. ""'-~ ...... <v 1'~ CITY OF RENTON 0 k{ ~ ~ '" '"" 7' • ~ LANGLEY RIDGE AT MAY CREEK I J -Q A --'--f-'t'TT't' Nt) TIT A-()'i-()f\Q-li'P LANG LEY RIDG E AT MAY CREEK VOL/PG LUA-07-059-FP LND-l0-0434 PORTION OF THE N. 1/2, N. E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W.M. 5 E., W.M. PORTION OF THE S. 1/2, S. E. 1/4, SEC. TWP. 24 N., RGE. 34, COUNTY, CITY OF RENTON, KING LEGAL DESCRIPTION PER FIRST AMERICAN TITLE INSURANCE COMPANY TITLE REPORT GUARANTEE NO. 4268-587158 DATED NOVEMBER 3. 2007. REAL PROPERTY IN THE COUNTY OF KING, STATE OF WASHINGTON. DESCRIBED AS FOLLOWS: PARCEL A: THE SOUTH 136 FEET OF LOT 2 OF KING COUNTY SHORT PLAT NO. 677007, AS RECORDED UNDER RECORDING No. 7712090795, RECORDS OF KING COUNTY. WASHINGTON. TOGETHER WITH THE EAST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 IN SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M •• IN KING COUNTY, WASHINGTON; ALSO, THAT PORTION OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTH LINE OF SAID SUBDMSION. 120 FEET EAST OF THE SOUTHWEST CORNER THEREOF; THENCE NORTH PERPENDICULAR TO SAID SOUTH LINE 8 FEET; THENCE EAST PARALLEL TO SAID SOUTH LINE 80 FEET; THENCE SOUTH PERPENDICULAR TO SAID SOUTH LINE 8 FEET; THENCE WEST 80 FEET TO THE POINT OF BEGINNING; ALSO, THAT PORTION OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M.. IN KING COUNTY. WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTH ALONG THE WEST LINE OF SAID SUBDMSION 16 FEET; THENCE EAST PARALLEL TO THE SOUTH LINE OF SAID SUBDIVISION 120 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID SUBDMSION 16 FEET; THENCE WEST 120 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE EAST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 IN SECTION 3, TOWNSHIP 23 NORTH. RANGE 5 EAST, W.M., IN KING COUNTY. WASHINGTON; THENCE SOUTH ALONG THE EAST LINE THEREOF 20 FEET; THENCE WEST PARALLEL TO THE NORTH LINE THEREOF 130.67 FEET; THENCE NORTH PARALLEL TO THE EAST LINE THEREOF 20 FEET; THENCE EAST 130.67 FEET TO THE POINT OF BEGINNING; (ALL KNOWN k3 LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT No. LUA-06-026-LLA UNDER RECORDING No. 20060619900003) PARCEL A-1: AN EASEMENT FOR INGRESS AND EGRESS. 30 FEET IN WIDTH, THE CENTERLINE OF WHICH BEGINS AT THE INTERSECTION OF THE SOUTH LINE OF THE THOMAS ROWSE ROM) (SOUTHEAST MAY VALLEY ROAD) WITH THE EAST LINE OF THE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 5 EAST. W.M .• !N KING COUNTY, WASHINGTON AND RUNS SOUTH A DISTANCE OF 950 FEET. PARCEL A-2: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EAST 30 FEET OF THE SOUTH 30 FEET OF THE WEST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 OF SECTION 3. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. PARCEL B: THE WEST HALF OF GOVERNMENT LOT 2. IN SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. EXCEPT THEREFROM THE WEST 247.50 FEET. ALSO EXCEPT THEREFROM THE EAST 82.5 FEET THEREOF. PARCEL C: THE SOUTH 30 FEET OF THE EAST HALF AND THE EAST 82.50 FEET OF THE WEST HALF OF ALL GOVERNMENT LOT 2, IN SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. EXCEPT THE EAST QUARTER OF SAID LOT 2. PARCEL 0: THE WEST 247.5 FEET OF GOVERNMENT LOT 2 OF SECTION 3. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY. WASHINGTON. PARCEL E: THE WEST 116 FEET OF THAT PORTION OF THE WEST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY. WASHINGTON, LYING SOUTH OF CENTER LINE OF COUNTY ROM) AS CONVEYED TO KING COUNTY FOR ROAD, BY INSTRUMENT RECORDED UNDER AUDITOR'S FILE No. 2993716, EXCEPT SAID ROAD. PARCEL F: THAT PORTION OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING SOUTH OF THE COUNTY ROAD, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 90 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; THENCE WESTERLY TO THE WEST LINE OF SAID SUBDIVISION TO A POINT 200 FEET NORTHERLY FROM THE SOUTH LINE THEREOF; THENCE NORTHERLY ALONG SAID WESTERLY BOUNDARY TO THE SOUTH LINE OF COUNTY ROAD; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID COUNTY ROAD TO THE EAST LINE OF SAID SUBDIVISION; THENCE SOUTHERLY ALONG SAID EAST LINE TO THE POINT OF BEGINNING; EXCEPT ROADS. PARCEL H: A PARCEL OF LAND LOCATED IN GOVERNMENT LOT 1 OF SECTION 3. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS: THE SOUTH 208.708 FEET OF THE NORTH 744.708 FEET OF THE WEST 548 FEET OF GOVERNMENT LOT SECTION 3. EXCEPT THE EAST 208.708 FEET THEREOF; AND EXCEPT C!M RIGHTS. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCEL H-1: 1 OF SAID A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS CREATED BY INSTRUMENT RECORDED UNDER RECORDING No. 9006111702. RECORDS OF KING COUNTY. WASHINGTON. PARCEL I: THE EAST 210 FEET OF THE FOLLOWING PORTION OF THE EAST HAlF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 34. TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON. LYING SOUTHERLY OF A LINE RUNNING FROM A POINT 90 FEET NORTH OF THE SOUTHEAST CORNER TO A POINT 200 FEET NORTH OF THE SOUTHWEST CORNER, EXCEPT THE SOUTH 8 FEET OF THE WEST 80 FEET THEREOF, TOGETHER WITH THE NORTH 20 FEET OF THE EAST 130.67 FEET OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST, W.M., IN KING COUNTY. WASHINGTON, (ALSO KNOWN AS LOT A OF KING COUNTY LOT LINE ADJUSTMENT NO. 8603036, RECORDED DECEMBER 20. 2001, UNDER RECORDING No. 20011220002563. RECORDS OF KING COUNTY, WASHINGTON. PREPARED BY: WASHINGTON LEGAL DESCRIPTION (CONTINUED) PARCEL 1-1: A NON-EXCLUSIVE EASEMENT FOR ROM)WAY OVER THE WEST 15 FEET OF THAT PORTION OF SAID EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER LYING NORTH OF THE ABOVE DESCRIBED TRACT AND SOUTH OF THE THOMAS ROWE COUNTY ROAD (SE COALFIELD WAY) AND ALSO OVER THE EAST 15 FEET OF THAT PORTION OF THE WEST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER LYING SOUTH OF SAID ROAD. PARCEL J: LOT 2 OF KING COUNTY SHORT PLAT NO. 677007. AS RECORDED UNDER RECORDING No. 7712090795. RECORDS OF KING COUNTY. WASHINGTON. EXCEPT THE SOUTH 136 FEET THEREOF. (ALL KNOWN AS LOT 1 OF CITY OF RENTON LOT LINE M)JUSTMENT No. LUA-06-026-LLA UNDER RECORDING No. 20060619900003) PARCEL J-l: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EAST 30 FEET OF THE SOUTH 30 FEET OF THE WEST HALF OF THE EAST HALF OF GOVERNMENT LOT 2 OF SECTION 3. TOWNSHIP 23 NORTH. RANGE 5 EAST. W.M.. IN KING COUNTY. WASHINGTON. TAX PARCEL NUMBER: 032305-9247. 9073. 9071. 9248, 9002; 342405-9077, 9063; 032305-9111; 342405-9076. EASEMENT, AGREEMENT & COVENANT TABLE EASEMENTS AFFECTING SUBJECT PROPERTY PER FIRST AMERICAN TITLE INSURANCE COMPANY TITLE REPORT GUARANTEE NO. 4268-587158 DATED NOVEMBER 3, 2007. ITEM NO. 29,39,55.72 30,41.52, 54,73 31.74 32,75 33,76 34,77 35,78 36,79 37,80 38 40,62 42 43 44 45 46 47 48 49 50 51 53 56 57 58 59 60 61 63 64 65 66 67 68 69 70 83 86 R~CORDING NO. 2620431 3493297 7712090795 8512160616 8601029004 8601080907 8601080908 8601101059 8602210833 20060127001543 3471925 3494207 3857070 5934284 5943064 5984404 6451737 20010828000866 20010910001385 20011017001640 20020219000985 7607220503 8104010618 8612031455 5940680 5984405 9509019001 9304091250 3857069 8507120933 8806170657 9006111702 20020618900002 20030417000727 20050318000620 20060713000887 20060619900003 20070807001297 NOTE TELEPHONE AND TELEGRAPH LINE (UNLOCATABLE) WEYERHAUSER TIMBER COMPANY MINERAL RIGHTS DEDICATIONS. CONDITIONS, RESTRICTIONS. EASEMENTS, FENCE LINE! BOUNDARY DISCREPANCIES, NOTES AND/OR PROVISIONS SHOWN ON SHORT PLAT MAP (SHOWN HEREON) PRIVATE ACCESS EASEMENT (SHOWN HEREON) CONDITIONS. NOTES, EASEMENTS AND PROVISIONS ON FACE OF (SHOWN HEREON) TEMPORARY WATER SERVICES AGREEMENT (UNLOCATABLE) COVENANT TO ANNEX TO THE CITY OF RENTON (UNLOCATABLE) COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS (UNLOCATABLE) PUGET SOUND ENERGY ELECTRIC EASEMENT (BlANKET) ABATEMENT AGREEMENT (UNLOCATABLE) INGRESS/EGRESS EASEMENT (SHOWN HEREON) INGRESS/EGRESS EASEMENT (SHOWN HEREON) (THE EASEMENT OVER THE SOUTH 30 FEET HAS BEEN RELEASED PER RELEASE OF EASEMENT UNDER AUDITOR'S No. 20071114001826.) PUGET SOUND ENERGY EASEMENT (UNLOCATABLE) INGRESS/EGRESS EASEMENT (SHOWN HEREON) DRAINAGE CHANNEL EASEMENT "ANY REASONABLE ACCESS NECESSARY· PUGET SOUND ENERGY EASEMENT (BLANKET) DRAINAGE RElEASE AGREEMENT (UNLOCATABLE) FORESTED OPEN SPACE AND NATIVE GROWTH RETENTION AREA COVENANT (UNLOCATABLE) SENSITIVE AREA NOTICE (UNLOCATABLE) TEMPORARY USE OF SEPTIC SYSTEM AGREEMENT (UNLOCATABLE) ON SITE SEWAGE SYSTEM TERMS AND PROVISIONS (UN LOCATABLE) CONDITIONS. NOTES, EASEMENTS &: PROVISIONS ON FACE OF SURVEY (SHOWN HEREON) FACILITY CHARGES (UNLOCATABLE) FACILITY CHARGES (UNLOCATABLE) STREAM MAINTENANCE EASEMENT (NOT PLOTTED) ELECTRIC LINE EASEMENT (UN LOCATABLE) CONDITIONS. NOTES, EASEMENTS &: PROVISIONS ON FACE OF SURVEY (SHOWN HEREON) FACILITY CHARGES (UNLOCATABLE) PUGET SOUND ENERGY EASEMENT (BLANKET) DECLARATION OF COVENANT PRIVATE WELL (UNLOCATABLE) NOTICE OF EASEMENT ROAD (UNLOCATABLE) ACCESS &: UTILITY EASEMENT (SHOWN HEREON) ACCESS & unLlTY EASEMENT (SHOWN HEREON) PUGET SOUND ENERGY EASEMENT (BLANKET) AFFIDAVIT REGARDING ACCESSORY DWELLING UNIT (UNLOCATABLE) PUGET SOUND ENERGY EASEMENT (UN LOCATABLE) TERMS, COVENANTS, CONDITIONS AND RESTRICTIONS ON LOT LINE ADJUSTMENT (UNLOCATABLE) TERMS AND PROVISIONS OF "AGREEMENT FOR EASEMENT" (SHOWN HEREON) PROPERTY OWNERS PARCElS • A. A-l Be A-'£' APN #0323059073 C. THOMAS FOSTER AND MARYL C. FOSTER 2906 ILWACO AVE NE PARCElS -B, C, D, APN #0323059071 APN #0323059248 APN #0323059002 APN #3424059077 APN #3424059063 PARCEL -H Be H-l" APN #0323059111 PARCEL "I Be 1-1·· APN #3424059076 PARCEL .J " J-l· APN #0323059247 E Be Ii'" RENTON, WA 98056 LANGLEY DEVELOPMENT GROUP I 6450 SOUTHCENTER BLVD. SUITE 106 SEATTLE, WA 98188 ROBERT A. HOLMES AND TAMARA J. HOLMES 5416 NE 26th ST RENTON, WA 98056 EINER J. HANDELAND AND MARILYN J. HANDELAND 3018 ILWACO AVE NE RENTON. WA 98056 ROBERT E. BlA YDEN AND SHIRLEY L. BLA YDEN 2533 ILWACO AVE NE RENTON, WA 98056 PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK LUA-07-059-FP LND-l0-0434 LANGLEY RIDGE AT MAY CREEK PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. VOL/PG , L I I I TWP. 24 N. TWP. 23 N. PORTION OF THE S. 1/2, S. E. 1/4, St:C. 34, TWP. 24 N., RGE. 5 E., W.M. 5 E., W.M. FOUND KING COUNTY CONCRETE MON. VISITED 04/12/2005 2.42' NORTH 1.14' EAST CITY OF RENTON, KING COUNTY, WASHINGTON R-6438.00' .0.=05'53'12· l=661.45' BLl N. LINE OF THE N.W. 1/4, N.E. 1/4, SEC. 3-23-05 --413.19' I I WI ~,~ .If) I ~ t<) -If)/Q ~if 0/,-- zl ____ N -. E. 31ST ST. -- -~ -S 82"F1iCoP:;4Ui6:1r-;:::----~ -~ 978-';::;:r-.-- OPEN SPACE TRACT ·n· ----.:§§ _ ROS 2,645.37 -KCCS) I ~~645.54· __ 1'""""--__ ------..:::.... CITY OF RENTON SURVEY CONTROL NEnNORK POINT #2097 N: 191,106.7115 FEET (COR) E: 1,316,747.0720 FEET (COR) TWP. 24 N. 578.89' FOUND 1" IRON BAR VISITED 04/12/2005 BLB 1,206.77' TWP. 23 N. ----II~ --.... ~ N .... ~ ~ OPEN SPACE TRACT "A" LOT 23 LOT 22 LOT LOT J----+----I LOT LOT IDT 26 26 29 28 2'7 LOT 24 -0;-(I) .... • LOT 21 • U) ", ":ot !'I .... o (I) w -S ..... 01·51· E 41~ • I UQ w.19 __ IDT 19 OPEN SPACE TRACT "8· g cD LOT 33 lri OPEN SPACE TRACT "c" OOT LOT 18 17 ~ • LOT 30 ¥~J~ r;=----------3 ~ ;J r r If 'r 'T 1M 1M lD't !DT -: -=-~ --Tr-=-:':;::.n=T::t-LO-T-( ~ 10 ":ot !'I LOT ~ 0 LOT 31 ~ ~ I 4 6 6 7 8 9 10 IflT ~T is 14 ~ '-~=1~1;~jr--t---r--,~-r~e;~~~r-J,~~~~~,L~~~~~~~-=~~-----~ N 88"01'51· W 1 322 66' !iii N' (N 88"01'27" W 1.322.69'-'PLAT 87/30) 8:z; 16 11) Ww • • .~ ~ ~"v , ~ 0:'-o Zz -....... I I I ~ NEWCASTLE TERRACE 11=/114 1&1 ~I ~ ~ ~ , 1:3;::.- ~---------------------------~~--- .... o z io ", I~ CO! .- ~CALCULATED I CENTER OF SECTION \ , 1 --------- N,E. 24TH ST. CURVE TABLE DELTA ANGLE ARC LENGTH 01'04'41" 121.71' N 67"26'28" W -- IDT 32 LINE Bl1 BL2 Bl3 BL4 Bl5 Bl6 Bl7 Bl8 Bl9 BL10 BL11 o :; III LJNE TABLE BEARING DISTANCE N on 8'26" E 16.00' S 88'37'2r E 120.02' N 01"16'22" E 144.10' N 70'13'45" W 126.44' N 01'18'26" E 121.29' S 82'10'46" E 327.85' S 01'16'22" W 269.69' N 88'37'27" W 116.00' S 88'37'27" E 339.29' S 01'24'51· W 208.71 ' N 88'37'27" W 339.29' .~~~ ,,'0 • ~ / t::Jcq,. Qjo ... opjJ' ... FOUND MON. IN CASE STONE WITH ·x" VISITED 03/09/2005 / CITY OF RENTON SURVEY CONTROL NEnNORK POINT #1996 N: 188,688.8735 FEET (COR) E: 1,313,499.2840 FEET (COR) FOUND MON. IN CASE 2" BRASS DISC VISITED 03/09/2006 N. E. 26TH ST. FOUND STONE MON. WITH "X" VISITED 03/09/2005 w w (N 87"25'57" W .2,645.35' eN 87'26'08· W 2,645.37 -ROS 97/19) ------::~ 2 --0' 200' 400' -------- - 1" 200' BASIS OF BEARINGS IS NAD 1983/91 LEGEND ... = SECTION CORNER I = QUARTER CORNER ~ -I:"'nllt.ln unh.1 11\1 rAC::~ 2.645.37' -KeCS) PREPARED BY: PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. S. 1/2, S.E. 1/4. SECTION 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FTT.F. NO T.TlA-07-059-FP LUA-07-059-FP LND-l0-0434 LANGLEY RIDGE AT MAY CREEK PORTION OF THE N. 1/2, N. E. 1/4, SEC. 3, TWP. 23 N., RGE. PORTION OF THE S. 1/2, S. E. 1/4, SEC. 34, TWP. 24 N., RGE. en -0 .... ~ I ------g 8 UNPLA'M'ED 8 N .... .... 1.&.11.&.1 a a 100 1')(\/ -:.r-:.r r'~ .... .,.... 00 ZZ ....... \ I J CITY OF RENTON, KING COUNTY, WASHINGTON OPEN SPACE TRACT "A- 421.451 S.F. + /- (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) WITH PUBLIC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) LOT 23 14,866 S.F. +/- (14,766 S.F. +/-) I I .,... 0 ci ..... .,... S 88'01'51· E '-99.84' 1.&.1 a 0 '" LOT 22 ...,. ~ 16,972 S.F . +/-.- 0 (16,872 S.F. +/-) Z I -.... o ~ .- '" 1.&.1 , \ J I , -.- 0 ci ..... .... I-- I -.... 0 ~ .,... 1.&.1 • 10 I') ""t. '" .... 0 Z I I ...,. '" N 1.&.1 10'~ 10' 1--~ a I ./7 I ~ 0 ,__ 99.00' _,I Y 99.83' J 1.&.1 (\/ LOT 26 ~ 17,~~.l5+ /-~~\"--~S~8;U6"~0i11i7.'5~'''·IE:.-r-r.:t9h--::::S~B8"~0~'~'S;'1-=·-E--=.:::,i- • woo 1110 0,11 20' PRIVATE I 0 w • 0 • 15.274 S.Y. +/-~ I' ~ ci m '" 0 ... Z 15' PRIVATE 15' 15'1 ~ DRIVEWAY 10 ~ ~ LOT 28 ~ ~ LOT 27 ~ ~ UllLlTY I 1.&.1/ EASEMENT g LOT 29 ~ ~ 12,484 S.F. +/_-E; 15,050 S.F. +/-~ ~ EASEMENT 11. .011 15' PRIVATE w • S F /.... 0 .... I -UllLlTY. • ~ 10,400 ., + _ .... 0 Z Z ~ LOT 24 Iq ~" EASEMENT 0 ~ ~ 12.871 S.F. + /-, Ig ~, I LOT 21 ci ...,. z R=46.00' 6=90'33' 49- L=72.71' 80.01' 80.00' \-- I ;.... t\l --r J f:I:i I .... --t\l \ I I I 32.60' \ 1.00'} 81.93' 80.00' 70.00' 70.00' N.E. 80.66' 80.65' 80.65' (11,571 S.F. +/-)1' .... 0" 12,977 S.F. +/-~ ~ II 2:1 i (11,677 S.F. +/-) z I \ ' , 99.01' 25TH ST. 80.65' I I J I 111~ 011 I 80.65' 99.82' I , I , 80.65' 5 E., W.M. 5 E., W.M. S 88"01'51· E 146.36' LOT 20 35,785 S.F. +/- S 88"01'51" E 104.97' LOT 19 36,925 S.F. +/- VOL/PG (S 88"01'23" E 41318' S 88'01'51" E . -ROS 97/19) 413.19' OPEN SPACE TRACT "Bn 139.666 S.F. +/- (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) WITH PUBUC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) 15' PRIVATE UTILITY EASEMENT 295.25' 1.153.62' SO.6S' S1.9S' FOUND CONC. MON. IN CASE N 88"0"51· W 1,322.66' FENCE 0.2' N FOUND CONC. MON. IN CASE (VISITED 03/09/2005) N 01'24'20· E 0.70' (VISITED 03/09/2005) 4' CHAIN LINK FENCE FENCE 0.5' N 82.57' 28 27 LOT A LOT B FOUND CONGo MON. IN CASE (VISITED 03/09/2005) 35 34 8 8 -4)----£- 0' 60' 120' & .. - 1" 60' BAStS OF BEARINGS IS NAD 1983/91 LEGEND ... = SECTION CORNER I = QUARTER CORNF'R 33 ----,- 32 FOUND CONG. MON. IN CASE (VISITED 03/09/2005) 31 8 8 27' 27' e.G PREPARED BY: 8 8 NOTE AREA IN PARENTHESIS ( ) IS NET AREA PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.M. S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E.. W.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FTT ,F. NO T.TJ A-O'i-Of\Q-FP LANGLEY RIDGE AT MAY CREEK VOL/PG LUA-07-059-FP LND-l0-0434 (S 88"01'23-E 413.18'-ROS 97/19) S 8S-01'S1· E 413.19' OPEN SPACE TRACT "B" 139,666 S.F. +/- (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) WITH PUBlJC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. PORTION OF THE S. 1/2, S. E. 1/4, SEC. 34, TWP. 24 N., RGE. FOUND IRe #9760 0.12' NORTH 0.34' EAST ( I I ~ I I~ I IZ I I' I CITY OF RENTON, KING COUNTY, WASHINGTON I I I I I I. I~ I~ FOUND IRC #18079 0.70' NORTH 0.21' EAST 5 E., W.M. 5 E., W.M. FOUND IRC #18079 0.10' SOUTH 0.10' EAST :~ i 18 fD I 1< ~ I IN I (S 88"37'05-E S 88"37'27" E 339,29' -ROS 153/105) ~IO 11::3 ~ I 30' INGRESS/EGRESS ESM'T. ~ REC #3494207 :15' 15' I I : I LoJ I L ~--.I • ~ .... _ 0 Sz ~ • ~ ;,. f'I .... o OPEN SPACE TRACT "e" 154,775 S.F. + /- (144,622 S.F. +/-) (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) WITH PUBlJC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) (SEE FACILITY MAINTENANCE NOTE ON SHEET 3 OF 10) I 105.38' 26' FIRE ACCESS & I 0 UTILITY EASEMENT WITH '-FIRE TURNAROUNDS I ~ == AND WITH PUBLIC TRAIL I en • o ... _ I If !O ;:: I LtJ C!i 10 a • 0 • U 19 0 N illT 30 ~ ~ "1-1 ~ (I) 21,994 S.F. + /-f' ~ CJ I 0 (18,539 S.F. +/-) 0 ;; z" z /' I -c; E11 / I / 26' PUBLIC 'r / 26' UTILITY E12 I EASEMENT I ~ WITH TRAI L 85.00' LOT 31 17,740 S.P'. +/- (15,396 S.'. +/-) E13 • -. 11)-, " • • !'IS ON z 339.29' 148.91' LOT 32 31,079 S.l. +/- (26,319 S.F. +/-) EXISTING lS' WATER EASEMENT REC. #20070807001297 \() v~/ 0,>: t' I" E1-0_ -~../ ",..0 --I<'.,:--=-_ _ _ _ E14 \ I ,~ ~', ~ N.E. 26TH ST. -E15 ---= <0 =--= -= E16 -= -= ---=-- FOUND IRC #18079~ __ il_'~~if"~~ __ ~'~0~5='38~'~~~~~~85~,oo~'~~~~N~~~~~~~~~~1:~~==~~======~-0.47' NORTH __ ~ . 148.91' 0.06' WEST ' \ N 88"37'27" W 33929' X FENCE (S 88"37'05" E ' z 26' PUBLIC UTILITY EASEMENT WITH TRAIL .-!--=.26"'-.'-11 I 2.6' S 339.29'-ROS 153/105) , , 81.59' S 88"01'S1· E 81.30' 330.68' 167.79' I _I I 26' , 26' FIRE ACCESS & UTILITY EASEMENT '----EASEMENT WITH FIRE TURNAROUNDS AND WITH PUBLIC TRAIL FOUND IRC #18079 0.22' NORTH 0.18' EAST I b o d • 26' PUBLIC UTILITY EASEMENT WITH TRAIL 15' PRIVATE UTILITY EASEMENT w b 'b • .w ~ LOT 16 ~ q LOT 17 F: 8 ~ 10,118 S.F. +/-~ C!i 10,001 S.F. +/-~ ~ 0.... 8'- LDT 16 20,803 S.F. + /- I I 23' PUBLIC UTILl1Y EASEMENT ) 10 ~ ..... 1110 I') z FIRE TURNAROUND Z EASEMENT \ WITH TRAIL / l'oSJ .'t'_..?--I---25' PUBLIC UTILITY EASEMENT / ~ ,... WITH TRAIL 8 ...... N ...... N I 0 /~ \ ' E2 / n.t}, • 74.80' I 81.60' 80.00' (;'El I ./ 1.t},-:I ..... '" / _ -./ ~ :..tt..y N N,E. 25TH ST ~ FIRE TURNAROUND -~ ~ ,,~ --___ -~_ '~ • EASEMENT / N ( ~ 18f;'01 i'Jt"-rr7-:r---L,-41'" / --""---;;8;;;2~.O;;;-0" --~-~--:5~7.:.8:..1.;.' :.:-~ ~ ~ :.: C\I S ~01'51· E 139.76' L2 _/ I ( C? Z 58.76 -~ 81.00' - - -I ~7.5' ~:_82S9~60:". ~I R= 25. 00' f - - -~ -lS' PUBLIC .... L ... ~ l::.=90"33'49-30' PUBLIC • 20' PRIVATE UTILITY w L=39,02' > L 3952' UTILITY C! DRIVEWAY 7.5' LoJ EASEMENT . 'b e LoJ < =. w EASEMENT $ EASEMENT • LtJ o .N LDT 10 ~ ~ LDT 11 'b. 0 LOT 15 16,531 S.F. + /-~ ~ 10,168 S.'. +/-~ ~ 10,107 S.l. +/-. ~ 8. LDT 12 ~ 5 LDT 13 ~ w ~ q .... 0 ~ ;.... ~ ~:< ~ 10,279 S.'. +/-~ ~ 10,044 S.'. +/-~ 'b LDT 14/ ~ ~ o oi 0 ~ eO 0 N C"4 n,614 s.r + -0 .... z Z 01 zl....:l 01 .... ~ (10,001 s.r. +/-) z I 2 ' """'4 z 0;"" I I 4' CHAIN LINK FENCE lDT A 8 111 30, 84,0" 82.57' N 88"01'51-W PRIVATE ACCESS EASEMENT FENCE REC #8512160616 1.322.66' 0.5' N LOT B 8 FOUND CONC. MON. IN CASE (VISITED 03/09/2005) 0' 27' I 27' 60' ----120' ----- 1" 60' BASIS OF BtAR1NGS IS NAn 198.3/91 LEGEND ... = SECllON CORNER I = QUARTER CORNER FENCE 0.9' N 23 Z I I B1,oo' I , 1/ 80.65' I I I I 88.39' 4' CHAIN LINK FENCE 22 FENCE 0.2' S -1;--- l-fQ~ND CONC. MON. IN 7 ru CASE ,VISITED 03/09/2005) FOLINO IRC #26252 0.08' NORTH 0.26' EAST 20 8 LOT B PREP!.RED BY: ~ • .- 10 ;,. ~ .-0 . CI) ... 0 d ,." N I FENCE I I 0.8' S 0.7' E 6' WOOD FENCE 9 8 10 8 ~ = FOUND MON. IN CASE E9 = SET MON. IN CASE HANSEN SURVEYING o = FND. PROP. COR. AS NOTED • = SET 1/2-I.R. W/CAP #21464 OR TACK IN LEAD EXPIRES: 1/31/08 1/1 B LATEST REVISION: 01/17/08 LAND SURVEYORS & CONSULTANTS 17420 116TH AVE. S.E., RENTON, W'A 98068 TEL: 425-235-8440 FAX: 425-235-0266 UNPLA'M'ED LINE TABLE LINE BEARING DISTANCE Ll N 01'24'20" E 22.00' L2 S 88'01'51" E BO.65' EASEMENT LINE TABLE LINE BEARING DISTANCE E10 S 88'37'27· E 60.40' E11 N 01'22'33" E 4.00' E12 S 88'37'27" E 20.00' E13 S 01'24'51" W 3.98' E14 S 88'37'27" E 138.89' E15 S 88'37'27· E 59.98' E16 S 88'37'27" E 78.91' E17 N 01'22'33" E 4.00' ~~ E18 S 88'37'27" E 20.00' ~~c,~ E19 S 01'22'33" W 4.00' S~.o EASEMENT CURVE TABLE CURVE RADIUS DELTA ANGLE ARC LENGTH C3 47.00' 136'42'59" 112.15' C4 20.00' 46"40'41 " 16.29' C7 46.00' 46"41'22" 37.48' C8 21.00' 136'45'50" 50.13' C9 25.00' 90'00'00" 39.27' C10 25.00' 90'02'18" 39.29' NOTE AREA IN PARENTHESIS ( ) IS NET AREA PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TW. 23 N., RGE. 5 E., W.W. S. 1/2, S.E. 1/4, SECTION 34, TlfP. 24 N., RGE. 5 E., Y.M. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FILE NO. LUA-07-059-FP LAND RECORD NO. LND-10-0434 DRAWN BY: RF DATE: 03/23/07 JOB NO.: CHKD BY: RGH SCALE: 1" = 60' SHEET: 20510 7 OF 10 LUA-07-059-FP LND-10-0434 LANGLEY RIDGE AT MAY CREEK PORTION OF THE N. 1/2, N. E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W. M. PORTION OF THE S. 1/2, S. E. 1/ 4, Sf~C. 34, TWP. 24 N., RGE. 5 E., W. M. CITY OF RENTON, KING COUNTY, WASHINGTON ,..... ~ I· If) I~ O'l I~ I I I I I ~I NI N IClI I' ,- I II I wi . I 01 ~I 01 ,., If? ZI OJ co 1 1 I. I~ I~ • N 0,-qo IDID t") .... It) en 0 0::: I '0 q CD t") It) ~ -~ It). ~ ... Nit) :-~ Off ... InO en - 8 UNPLATI'ED FOUND IRC #18079 0.70' NORTH 0.21' EAST 8 UNPLA'rI'ED FOUND IRC #18079 0.10' SOUTH 0.10' EAST IN (5 88"37'05'" E S 8Ir'37'27'" E 339.29'-ROS 153/105) I I 110 I~ ........ I :ri ~ I in • 105.38' 26' FIRE ACCESS & UTILITY EASEMENT WITH FIRE TURNAROUNDS AND WITH PUBLIC TRAIL 85.00' 339.29' 148.91' o ..... I 'f !P ;:: "-I ~ • I. ff~ :u '1 0-0 "" .... LOT 31 17,740 S.F. + /- (15,396 S.F. + / -) · LOT 32 31,079 S.F. + /- (26,319 S.F. +/-) \ I. LOT 30 ~ ;:: i~, en / ..,. .; I 21,994 S.F. + -!" 0 cJ 0 \ (16,539 S.F. + /-) 0 N 71 z I\. I Z /. I -'-I Ell I I / 0> 26' PUBLIC Y I 26' w UTILITY E12 1 EASEMENT I \~ WiTH TRAIL E13 G~ · .... ..,. . NIIO • 0 ON z \0, v"> I 0/ t' I " '--_EJ..9_-..::::....r-./ ,0"-*-__ E14 "I c;:.' to N.E. 26TH ST. ----E15-~------- 'I.. wi N -(£)--- I" ___ " 105.38' 85.00' N ~ I ---_ EXISTING 15' WATER EASEMENT REC. #20070807001297 [16-----.=:. 148.91' \ \ 8 UNPLA'rI'ED 8 UNPLA'rI'ED EXISTING 15' WATER EASEMENT I , _______ ~tC_'2::0:O'2: J I I I I I I I I I I I TRACT B 8 VOLjPG 4 8 3 8 I \ 26' I \FENCE 2.6' S N 88"37'27'" W (5 88"37'05'" E x ...---/ --x ~4' HO:WIRE N. E. 26TH ST. ~ N 339.29' 339.29' -ROS 153/105) I I I ) I -_\ 26' , '8 ci • co ~ .... IGO .., 26' FIRE ACCESS & UTILITY EASEMENT '----EASEMENT WITH FIRE TURNAROUNDS AND WITH PUBLIC TRAIL 26' PUBLIC UTILITY EASEMENT WITH TRAIL 25' PUBLIC UTILITY EASEMENT 8 ~---..L--t---WITH TRAIL • ~ It) ~ ff .... o ~en o ci I"') C"I I I FENCE 0.8' S 0.7' E 6' WOOD FENCE 9 UNPLA.'rI'ED 0' 60' 120' --------- 1" 60' BASIS Of BEARtNGS IS NAD 1983/91 LEGEND If! = SECTION CORNER I = QUARTER CORNER ., = FOUND MON. IN CASE $ = SET MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET 1/2" loR. W /CAP #21464 FOUND IRC #18079 FENCE 0.22' NORTH EXISTING 20' ACCESS_~ 0.18' EAST & UTILITY EASEMENT REC. #20020618900002 (REC. #9006111702) 8 FOUND CONC. MON. IN CASE (VlSI1ED 03/09/2005) -£-- TRACT C / FOUND CONC. MON. IN CASE (VlSI1ED 03/09/2005) PREPARED BY: ~ I HANSEN SURVEYING LAND SURVEYORS & CONSULTANTS 17420 116TH AVE. S.I:., RENTON. WA 98058 EASEMENT LINE TABLE LINE BEARING DISTANCE El0 S 88"37'27" E 60.40' Ell N 01'22'33" E 4.00' / E12 S 88'37'27" E 20.00' E13 S 01"24'51· W 3.98' E14 S 88'37'27" E 138.89' E15 S 88'37'27" E 59.98' E16 S 88'37'27" E 78.91' E17 N 01'22'33" E 4.00' E18 S 88'37'27" E 20.00' E19 S 01'22'33" W 4.00' EASEMENT CURVE TABLE CURVE RADIUS DELTA ANGLE ARC LENGTH C.3 47.00' 136"42'59" 112.15' C4 20.00' 46'40'41 " 16.29' C7 46.00' 46·41 '22" 37.48' C8 21.00' 136'45'50" 50.13' C9 25.00' 90·00'00" 39.27' C10 25.00' 90"02'18" 39.29' NOTE AREA IN PARENTHESIS ( ) IS NET AREA PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., •. M. S. 1/2, S.E. 1/4, SECTION 34, TIP. 24 N., RGE. 5 E., W.ld. DRAWN BY: CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FILE NO. LUA-07-059-FP LAND RECORD NO. LND-1O-0434 RF DATE: 03/23/07 JOB NO.: 20510 OR TACK IN LEAD LATEST REVISION: 01/17/08 TEL: 425-235-8440 FAX: 425-235-0266 CHKD BY: RGH SCALE: 1" = 60' SHEET: 8 OF 10 LANGLEY RIDGE AT MAY CREEK , v J...J/ ~ '-' LUA-07-059-FP LND-l0-04-34 PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W.M. PORTION OF THE S. 1/2, S.E. 1/4, SEC. 34, TWP. 24 N., RGE. 5 E., W.M. 8 UNPLATTED FOUND KING COUNTY CONCRETE MON. I 1.14' EAST TWP. 24 N. TWP. 23 N. / 2.42' NORTH 34\ t> _ 8 UNPLATI'ED -1")-Q)~ ~N co .... .... II) -0 .... 0::: I ------g 8 UNPLATTED N ..... ..... ww a a coo 1")('01 ~;.. !"f"I .-.... 00 zz ........ FOUND 1" IRON BAR LOT 29 LOT 28 10,400 S.F. +1-12,484 S.F. +/- 0' 60' 120' --------- 1" 60' BASIS Of BEARINGS IS NAD 1983/91 LEGEND ... = SECllON CORNER I = QUARTER CORNER '" = FOUND MON. IN CASE E9 = SET MON. IN CASE o = FND. PROP. COR. AS NOlED • = SET 1/2" I.Ro W ICAP #21464 OR TACK IN LEAD CITY OF RENTON, KING COUNTY, WASHINGTON LOT 27 15,050 S.F. + /- 8 UNPLA'rl'ED (S 88"37'17" E 578.84'-ROS 6/293) S 88"37'27" E 57B.89' OPEN SPACE TRACT" A" 421,451 S.F. +/- (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) WITH PUBUC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) -- -.- 0 0 LOT 23 " +/-.-14,866 S.F. (14,766 S.F. +/-) S 88"01'51'" E ~-99.84' w • 0 ~ LOT 22 ~ 16,972 S. Fo + /-.... 0 (16,872 S.F. + /-) z z -I / , I • co I") ;.. ~ .... o z , I \ I --I I-- I I -.... 0 ~ .... w • .... co 01") o~ "N .... :- 0 z I J --- S 88"01'51" E 146.36' LOT 20 35,785 S.F. +/- S 88"01'51" E 8 LOT 1 LOT 1 8 (s 88"01'23" E S 8Er01'S1· E 413.18'-ROS 97/19) 413.19' OPEN SPACE TRACT "B" 139,666 S.F. + /- (SEE N.G.P.A. RESTRICTION ON SHEET 3 OF 10) lflTH PUBUC TRAIL EASEMENT (SEE NOTE ON SHEET 3 OF 10) w 10' 10' b J__ 99.00' ~ -Y 99.83' I LOT 25 ;,.;T, -"1s~8Bi8"~0~' ~'51'·i"""j?""Tf~h--;:-;~~~-.::::-'~\ 104.97' LOT 26 15,274 S.F. +/- 17,239 S.F. +1-f'I 1 E I S 88"01'51" E a I ~d 04 I 20' PRIVATE z 15' PRIVATE 1115, .;tt--DRIVEWAY UTILITY ----r-::-""-l-~ EASEMENT EASEMENT I . I LOT 19 36,925 SoF. + /- NOTE 15' PRIVATE UTILITY EASEMENT AREA IN PARENTHESIS ( ) IS NET AREA PREPARED BY: HANSEN SURVEYING LAND SURVEYORS &; CONSULTANTS 17420 116TH AVE. S.E., RENTON, WA 98058 PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGEo 5 Eo, W.14. S. 1/2, S. E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., Y. Y. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FILE NO. LUA-07-059-FP LAND RECORD NO. LND-IO-0434 DRAWN BY: RF DATE: 03/23/07 JOB NO.: 20510 LA lEST REVISION: 01/17/08 TEL: 425-235-8440 FAX: 425-235-0266 CHKD BY: RGH SCALE: 1" = 60' SHEET: 9 OF 10 & VOL/PG LUA-07-059-FP LND-IO-0434 LANGLEY RIDGE AT MAY CREEK PORTION OF THE N. 1/2, N.E. 1/4, SEC. 3, TWP. 23 N., RGE. 5 E., W.M. -- 8 UNPLA'M'ED PORTION OF THE S. 1/2, S.E. 1/4, SEC. 34, TWP. 24 N., RGE. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON lJNE TABLE EASEMENT lJNE TABLE LINE BEARING DISTANCE LINE BEARING DISTANCE L3 S 01'22'33" W 8.00' E5 N 88'35'09" W 10.00' L4 S 88"37'2r E 80.00' E6 N 01'24'51 M E 20.00' L5 S 01'12'53" W 8.00' E7 S 88"35'09" E 10.00' L6 S 01'24'51" W 41.09' E8 N 01'24'51· E 15.64' L7 N 01'24'51" E 56.16' E9 S 88"35'09" E 4.00' L8 S 88"37'27" E 21.96' L9 S 01"16'22" W 15.00' EASEMENT CURVE TABLE CURVE RADIUS DELTA ANGLE ARC LENGTH C5 25.00' 90"00'00· 39.27' C6 25.00' 90'00'00· 39.27' o , ~ , :~::~~~~~~~~~~~~~~~~~~~--------------------------------£-, . ,---o -~ R::'6,4B8.~ 4==01'04'41. ____ S.E. MAY V.ATTr.ty l=:121.71' -___ ~ ROAD I '..... - 15'15'1 --- 30' INGRESS/EGRESS ESM'T. REC #20011220002563 (REC #3494207) I I LU I I ~. I I ~ ~ I IX] • I :-N I 0 .... I I Z I I J I Itt 7,.. S 82"10'46" E OPEN SPACE TRACT "n" 83,811 S.F. +/- 327.85' --£---g -.... , I 97868' r _E • ,ROS 103/86) ___ 15' 15'1 v 1.3'15" ----------------------------------~ I W I (SEE N.G.P.A. RE:3TRICTION ON SHEET 3 OF 10) Q) 10 m 10 N 8 LOT 1 I r:.;j I I :z; I I I. I I~ , 1< , 10 I It) I~ I b .... 1-.... W • N ~ 10 ,FENCE 13.3' E x 3= 8 FOUND REBAR N 0.09' NORTH N 10 0.35' EAST ... UNPLA'ITED . .... I 0 , en 1==3' 8 .,... L--•. WOOD FENCE LOT 34 w LOT 1 8 N 01'8'26· E 16.00' I ' I /15, 15'1 I , , I \ I I I I I , I I I , I I I , I I , .-1 I 011 ;SI CD ,I Q) U) .... 0 Z 16' ROf.DWAY ESM'T. REC #20011220002563 (REC #5934284) x 29,843 S.F. + /- -L5 (J:) !::; -l S 88"35'09" E 108.67' 00 wf I coP+-/c,'O W~"OS 26' PRIVATE ACCESS & UTILITY EASEMENT WITH FIRE TURNAROUNDS AND WITH PUBLIC TRAIL \ ~, ! \ I E9 ~I ~ ~ I ~, ..r ~ , 'I ,., ,... • I ~ LOT 33 119,570 S.F. + /- (108,909 S.F. +/-) ~I I b~ ~I I ~~ ILU I :rl~ LU' r;., I I· ~ • ..r III D::: It) I. 1 I;;'; I o N ,~ '00 inl:... I " NO, ~ ~'Z , ~ Z I I I 3= '-'I I : ~~ I , I ~!.. I I Nit) I ~I :.... 1 . O~ I I ~I en 0 ~IN~~5M~~ !tJ~-11 ________ ~S~~~~~~~9~.~E~3~~~.!~[' _______ Il)~~~-~-J~ e / ~ \ I \ /15' 15'1 OPEN SPACE II I I ' TRACT .. c .. (S sa-01'23" E S 88"01'51" E 413.18'-ROS 97/19) 413.19' _ I \ I 154,775 S.F. +/-WI' I 1 (144,622 S.F. + /-) = _ I \ I (SEE N.G.P.A. RESTRICTION 01 FOUND IRe #9760 0.12' NORTH 0.34' EAST 0' 60' 120' -------- - 1" 60' BASIS OF BEARfNGS IS NAD 1983/91 LEGEND lit = SEC110N CORNER I = OUARTER CORNER o = FOUND MON. IN CASE E9 = SET MON. IN CASE o = FND. PROP. COR. AS NOTED • = SET 1/2-I.R. W/CAP #21464 OR TACK IN LEAD -I..... .~I ON SHEET 3 OF 10) I WITH PUBUC TRAIL EASEMENT (; I , (SEE NOTE ON SHEET 3 OF 10) Z I I (SEE FACDJTY MAINTENANCE ~ m 10 ... NOTE ON SHEET 3 OF 10) PREP !RED BY: HANSEN SURVEYING LATEST REVISION: 01/17/08 LAND SURVEYORS & CONSULTANTS 17420 116TH AVE. S.E., RENTON, WA 98058 TEL: 425-235-8440 FAX: 425-235-0266 1 116.00' N 88"37'27· W 8 UNPLA'M'ED , J 0-0UND IRC #20698 0.18' NORTH 0.37' EAST 8 UNPLATl'ED NOTE AREA IN PARENTHESIS ( ) IS NET AREA PORTION OF: N. 1/2, N.E. 1/4, SECTION 3, TWP. 23 N., RGE. 5 E., W.W. S. 1/2, S.E. 1/4, SECTION 34, TWP. 24 N., RGE. 5 E., W.ld. CITY OF RENTON LANGLEY RIDGE AT MAY CREEK FILE NO. LUA-07-059-FP LAND RECORD NO. LND-l0-0434 DRAWN BY: RF DATE: 03/23/07 JOB NO.: CHKD BY: RGH SCALE: 1" = 60' SHEET: 20510 10 OF 10 , .. -,,...,. II .-"--TT-'---;:::::::::::::::::::''''':" ::::::::::::::::::::::~-------~=~"-. -~---, ~,~= -----------"-''"''''':'--:--=---=--:--------n----------r"II'''''!-\''',.,...,-,...,.....,......,. :'l 0 PORTION OF THE N 1/2, NE. 1/4 SECTION 3, TWP 23 N, RGE 5 E, W.M ::c: w w a:: o >-<C ::E I- <C W (!) o -a:: >-w .J (!) Z <C .J o o II z o I- C!.l Z -J: fJ) <C 3: • z o I- Z W II I=' « o >-[D z o Vi 5 w n:: ci .",.. .... ,. 1/ ...... ~ f1 .... 'l .~) ...... , , . , • • '" e 8 8 , -'-'- -.~~----~=1 --_4~9 8 8 8 STREAM BUFFER UMITS Of NATlVE IoEGETA liON (TYPj ~ LOT 24 \12.871 $.F.) \-~ --~ PORTION OF THE S. 1/2, SE. 1/4, SECTION 34, TWP. 24 N, RGE. 5 E., W.M WETI../IND BUFFER ~--.-me"" EUFFER AREA 8 8 un , 8 N 01'1a'26~ E 15.00' I 30' INGRESS/EGRESS Es.n, 1 /' R~C iJ4g4~07 ~ I - ''+-"" ; ,~I" iYElLAND BUfFER KING COUNTY. WASHINGTON / ~,-'J\ .. / ,,~- " :Y' I , / , \ '\ \1 \ , I ) ~ I , I I, \ J ' LOT 15\ lS,OHI 5.'\ \1 l \ L' T , , , , 8 WTB 9 5 01'24'51~W 20,00' UMITS OF NAllY[ ymHA TICN (lyPj '---STIlE"" SUlFER APh. 8 i ! S 88'37'.27-::S9.29' rNGRE5SjEGRESS ESM'T REC 13494207 8 TOTAL PLAT AREA = POROPSED NUMBER OF LOTS = ZONING - DENSITY PERMITTED BY CODE = DENSITY PROPOSED = FRONT YARD BUILDING SE rBACK SIDE YARD BUILDING SETBACK = REAR YARD BUILDING SElllACK = AREA OF LAND IN CRITICAL AREAS = NOTES AREA OF LAND IN CRITICAL AREA BUFFERS ~ AREA OF LAND IN PUBLlCI.Y DEDICATED STREE1S = AREA OF LAND IN PRIVA 11: ACCESS EASEMENTS = 1,483,144 SF OR 34,05 ACRES +/- M III 1,0 UNITS PER ACRE I,CI UNITS PER ACRE 30 FEET 15 FEET 25 FEET 259,959 S,F, OR 5,98 ACRES +/- 302,293 S,F, OR 6,94 ACRES +/- 59,417 S,F, OR 1.36 ACRES +/- 20,122 S,F, OR 0.46 ACRES +/- 1" 100' 0' 100' 200' &-.-. BASIS OF E,EARINGS IS NAD 1983/91 SITE AREA= 1,4133,144 S,F, OR 34,05 Ac, "/- 8 crrv OF RENTON FIRE DEPARTMENT AFPROVED For ConstrtH';tian Subject To Correct1 noted in Red By -I-lP,4:',,-,--r--+ Date -----------LEGEND SS = SANITARY SEWER S = STORM SEWER G = GAS UNE W = WtTER LINE © = GAS VALVE ® W~.TER VALVE [8J WnER METER b FIPE HYDRANT IO;l = C/,TCH BASIN o = MANHOLE V-= UTILITY POLE q LIGHT POST 0' GUY ANCHOR "V" = SII:;N A C POWER VAULT/TRANSFORMER TcLE,/TV PED, NDER C[DAR D = DF:CIDUOUS F = FII~ M = M,<\PLE p = NOBL~ FIR W = WILLOW ... SECTION CORNER I = QUARTER CORNER ~ = F! I~, MON IN CASE o • F~;D PROP, COR, AS NOTED SET 1/2" LR, W/CAP #21464 If. f&J k~i-2jfoUJ ;~26 '/nS;)t 4") I« t .J-' (-tidA,i/o r , /fk(. I' kt III [3l1(/,l o",1,r,,-lC!i .-f, VERTICAL DATUM: cNAVD 1988 (CITY 0" RENTON) ~, AI ) -I " PC e4-5 /() trs; ye,aP RENTON wONTROL POINT NO, 1841 / Iv~e 1()' ~ C, YOU Z; FLAT BRASS DIOI( :~ CASE AT mE t ' ).' <t 1 (JAy ~ I til 1.I.,,~rt~RUCTED INTERSECTlc" OF NE 20TH PLACE Jt Ul' I 1 DUVALL AVE NE AND " z / ~LEVA TION= 426, 11 FEET _____ ~ 1--------1 TRA.CT B 8 , 8 I I 8 BAS'" CIVIL ENGINEER OFFE ENGINEERS 13932 SOUTHEAST 159TH PLACE RENTON, WASHINGTON 98058 PHON~: 425-260-3';'12 CONr?\CT: DARRELL OFFE, P,E, LAND SURVEYOR HANSEN SURVEYING 17420 116TH AVE SE RENTON, WASHINGTON 98058 PHONE: 425-235-8440 CONTACT: RODNEY HANSEN, PLS NOTE: THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON EXISTING AS-BUILT DRAWINGS, ANC ARE NOT GUARANTEED TO BE CORRECT, NOR ALL INCLUSI'IE, ALL UTILITIES MUST BE VERIFIED PRIOR TO CONSTRUCTION, CALL 1-800-424-5555 SHEET 1 OF 10 :r: c:: FOR UTILITY LOCATORS, ~ JOB NUMBER , ...... ~~ __ ~ ______________________________ ... __________________________________________ ~;. ________________________________ • _______ .. , ________________ .~_____________________________________________________ 20510 • --, ---------_._-_._-------,-----_ ...... _...:.;;,;;.;.;..,_......1 z I I OHY'lL STREAM :2 LOTI ---~-r --....,..- 51 e F AN III = /!JO' 1 \ .... 1 1 1 1 100' STREAM BUFFER 1 1 1 1 1 I ~ : "~, .~ .... ~ ~:;;4---------------111-~ \.,,/------1 -~~~-:::::-----I LIMITS OF NA~) _____ •. _._ VEeETATION \' , '~~'::::::-~'-:====-:::::=;;t OH~ STREAM 1 OF MAY CREEK I Y'£TLAND 6UFFER ----,...- S.t:. IOOTH FL... 1-1 I I ! I 1 1 1 I 1 I I I I 1 1 1 1 1 ' I i V I LEAI<ED OF ARf~..f VEeETATION NATIY~ - -4O'J .... ~ 324~ I I I I I ---J LOT ~I r \"_-7-! . , BASE INFORMATION PR -- LEGEND ~NLY-~ T r7V/7 //70/771/ /l XED UPLAND FORES '-'U/~/~ /_~ / /~J MI FORESTED/ "'>~"Ai I I ~~~B HETLAND k'751~i;t:'1:¢0«'lI Iii iii iii OLD HEr PASTURE iii i i TURBED-RESIDENTIAL l 'S S-~';j ~NAMENTAL NORTH bOO 52:358440. SHINGTON -42. . VEYING -RENTON, ItoIA OVIDED BY HANSEN SUR NORTH I I I I I I Date Scale Project # BOOS Sheet # ~I.I ------------:=::~~--r-~~r-----~--------------~',--~~--------------~----------------------------------------------------~~~~~~-~~~~--~~~~--_:~~~::::~~--::_:~~;_~~;_:~~--------------------------~~IOTE! SEC T ION 3, TOW N S HIP 23 N, RAN G E 5 E A S T, W. . 'l(ISTING UTILITY LOCATIONS SHO~ HEREON ARE APPROXIMATE ~Z 00 >-~ E-t Z -~ U~ I ~ '11 i 1"--~ Ii II 0 10 " , -I-~o 0._ ,,0 a~ "' (l)tc .>< .- I-E 0" ~« f~ : -w .0 • :Sa.. Il. '-.c "'0 .S E "01-';:;:1.) :SE ~E "'.-}.=N CO' c'" a" -... a.. (!I ~ §!I X !:~ z: a iii :> w 0:: o z: '. ! i "~'i~ .,' .. ', .:., ) '-"'-. 0, f '. -'. ""'" , ~ . . ; .. , ,~-, '.; .. , ''''',. -I ,~,,~ ,r I f r I I- I "j I I SEE SHEET 1 OF 2 i; ... ~ TY,RI-J: A &o~",.rc ( SE.4if. A '77' A.::.He D ) _ 2 C 's JI,\ER6' EJA-/, Y A '-Gii!l:itj' (Pcp. <:.nV SlJI:J<t,.'F'ICATICAfi.) .; ,- J LOT 82 . [)f\.: LOT 31 •• ''' •••••• < " , .... -------- I \ • , ,', , ... :: " , .. , f f 1 \ . ;, 'ij :'NL Y. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO I'CTERMINE THE ExACT VERTICAL AND HORiZoNTAL LOCA nON I F ALL EXISTING UNDERGROUND UTlLlITES PRIOR TO loMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE IIAT ALL EXISTING UTILITIES ARE SHO~ HEREON. THE I NGINEER AssuMES NO RESPONSIBILITY FOR UTILITIES NOT ! :~O~ OR UTILITIES NOT SHoWN IN THEIR PROPER LOCATiON. : ALL BEfORE YOU DIG: 1-800-424--5555 f 50 a 50 100 -~, ----- SCALE IN FEET RECOMMENDED FOR APPROVAL By. _________________ _ Date:c-_____ _ By. ________________ _ Date:c-____ _ By. _____________ _ Date:"----___ _ B _____________ Date:. ______ _ y. - .:::£ Q) (J) ~ 0 >. rn ~ -+-' rn Q) 0) -0 --0: >. (J) -0) C CO --I DATE JOB NO. oWe NO. 2 () c -0.. ::J 0 .... CJ ...... c ([) E 0.. 0 Q) > (I) 0 >-(J) 0> C ctl -l >-co CJ w z ~ [3 Cl w ~ g o 9 CJ C ctl 0. >-...... +=i ::J "0 c ctl Q) 0> ctl c ctl .... 0 ctl ::J ...... 0.. ([) () c 0 ~() w ~ 0 () ~ r-w w w ::J I () CI) 0613012005 OF 2 , , OH~ STREAM 2 100' STREAM BUFFER LIMITS Of' NATIVE VESETATION (l'rP) OH~ OF MAY C,REEK 100' STREAM BUFFER ~ ~"~'~~'~,~~~~~~~~~~~.~~-~~=~~~,~",.~-:,,~~-=~-~:'.~-:-'~",;;~~--------------------------~~~lm-~-~~~~~t:~_~_~~~:1~~~;J " ~ ~~..%o~~)._,.. : , ::t~ ~. I C," !!!: ~.~. OH~ STREAM I ~ OHr-IL.. OF MAY C,REEK V'eTL.AND BUFFER I. IOOTH Fl... I I I I I I I I I I I I I I I I I I I I I ' Tl'-6. Afl£A CLEARED Of' NATIVE VESETATION ." .. \" ( , I ~" LIMITS Of' NATIVE VESETATION (l'rP) , , 3"" L LIMITS Of' NATIVE '/ r VESETATION tr'fP) r I-OT 51 --r" I r -/ --~-"'\ o 100 200 BOO -----':""'...,1 LEGEND V////~UNEYENLY·A6ED V/!///J MIXED UPLAND FOREST 1 DEDIDUOUS FORESTED/ SCRUB-SHRUB HETLAND 'I ~ ': 'I :~, ': ~Tl: 1 OLD HET PASTURE l'S'\ \';;j ~=~ArSIDENTIAL NORTH 400 600 BASE INFORMATION PROVIDED BY HANSEN SURYEYIN6 -RENTON, II'IASHIN6TON -425.235.8440. NORTH ~~UIT~,eUF~A~N~----------------------------____________________________________________________ --------------------0~4O 00 120 160 < '3 ~ "d " !l 0 ~OJ)io o.S ~ 2 < .~ § "0 :E ;'; ~ til B ~""-"< U g ~ T ~ ~ ~ ~ ~ ~ N :!. ~ ~ 00 '" 0 ~ ~ ~ ~ " ~ ~ ..... ~ (,) :n 0 ~ 00 8 00 III < 0 I-i ~ ~ i§ .-~ -~ 0 d 0 S .~ m u c::I S I'! ~ ..... " -~ < 0 .. I I I I I I OJ § ... OJ ... I> " t:<: Date Scale Project b/2Gj/05 1"-801 # 300 5 Sheet # ~ 1.1 w ~ o z o (J) cs 0:: o z ~ NATIVE IN (TYP) i------'-'- I " \ I I ) ", r I ~ , \ I i. ". ~// ". ", " '" '- ~" " ", '" "', " "', ", ", " '"' '" " ", \ant ing Area 2 SF / 324 -I- -I--I; "I!'f--"'-- / /-1- " '" ·1 .1 I ~ ~ II I I , , , I I : 15' 127' I I I 15' I I I I I I I I I I I I I I I I I I I I I I I 15' : North I I BUILDING 650:t so [lliJ .... . , ." ""., .. . .......... ". ..... " ...... .. ....... ".". ... " ...... " .. ... ", .. ' ... ,., ...... " ..... . '.':." ..... :: .. ' ...... ' ....... "" .. .. ... " ." .... " ...... , -. ---pi~nting-Area_1g)-,000-SF , -.-----" .~ ". -- ----- I i I , I ," \ 'j 'I ' '-, " I " '! , , / , ,/ -o -0- __ __, ___ . _________ ._1-_ ._~" ------_._. PLANTINC, REvEC,ETATION LEC,ENP (Quantities Include Sheets L-4.0 4 L-!:>.o) ScIentIfIc Name Common Name Quant,It.!:! Flantlns Size Acsr clrcln.!ltum Vlns Maple 64 !H".I Acar mC!lcrop~!lum Or~on Mo!!ple 3S 51-Gal Alnus rubra ~d Alder % 2-G.1 POpUIU6 trlchoc.!rpa Black Cott.onwood 21Z' e.-Gal P&l9Udotsuga men%!eel' Doue1a& fir 61 2-,",,1 Sa IIx e.couleriana 5couler'& W1l1ow 14 2 -,"" I TNJ. plJ""ta GIant. arborvlllls 48 I-Gal Standard =roelcn MIx Low CiJrowlne Gr8&& 44.<!'1Z'1Z' eF f.i!:jdroesed vesetatfon Groundcover Mix A • Sclerrt.lflc Nam~ Common Nam!9 Quo!lnt.it.!:l QTY/MeF Plantine Size Cornu! et.olanlfera RedOeler Dogwood !;ru> lIZ> e./M8f I-G. I Dlcsntra formoea 61eedlns !-Ieart 21i'(!)1Z' 41Z' E./MSF I-Gal Pol~et.lchJm munltum Sword Fern 2.5(!)1Z' !;IZ' e. /M8f I G.I Rubue parvlflorue Thlmb leberr!:! &IZ'IZ' lIZ' e.lMeF I-Gal Sambucue racemo&a Elderberr~ 8<Z>1Z' 16 Eo/M8f I-Go I SmllacsM stellate! 501omon'e Star I.<!'ru> 21Z' ea/M8f 4" Fot $!:jmphorlcarpoe .!!Ilba .snowberr~ 4<:>1Z' 8 E./MeF I-Gal Tolmlsl'l msnzleell F199~ Back. Plant I.<!'IZ'IZ' 21Z' ea/M8f 4" Pot • Native eplSclee &peclfled In Yese=t.dt.lon c:,roundcover Mix A ahall be lnatalled at the mInImum C!~ntlt1ee lnc::lfcatsd per 11Z)12'12' SF of area. Spo!!lCS F'lant& equall:;! tlToughout. the dre4 In random eroup1nS6 of &-~ Flant.e of e.!lch 6peclee. (ApproxImate SpacIng 3!Z> Inches on center t.rlaneular t.lToughoUl) Veget.at.lon 6roundcover MIx £3 I~ eelent,lflc Name Common Name Qual'1tlt!:;l QTY/MeF Plo!!lMt.lnS SIze Cornua etoionlrera ~dOerer D09wood nlZ' lIZ' Ea/MeF I-Gal DIcentra f'ormoea BIS$dlns I-Iec!rt i?>81Z' 4<:> Ea/MeF I-G., Fol!::l&lIe1ium munllum $word ~lSrn I,IIZ'IZ' &IZ' E./MeF I Gal Rub.ul F'lIrvlfloru& Thrmbleberr!:l 221Z' lIZ' e./MeF I-Gal 5l11T1bueue racernoea I:lderberr!:i 3&2 16 E./M8f I-G. I 5~mphorrcarpoe alba enowberr~ 116 8 ea/MeF I-Gal Tlarell! lrlfollata Foamflower 441Z' 21Z' e./M8f 4" Pot Te!llmc.'l Elrandrflorc! Frlngecup 441Z' 21Z' e./MeF 4" Pot .. NatIve epecle~ ~peclfl.d ·In Ye9st~tlon C:srounc::lcover Mix 6 &hall be II'1&talisd at the mInimum Cluantlt.lee IndIcated per 1~ eF of ara. epace pla.1ts eClu<!!Il1!::1 th-ouShou\. the area In rc.'lt'1c1om erouplnee of !;-~ plarlt.e or each &p~cleo, (ApproxImate epac1ne ?lIZ) Inchose on csnter triangular throughout) Nol.se: Contract.or Is re&ponelble for verlf:tlns all c.'Ireae and Gluant.lt.les. All exletlns tn~ee In arec.'le to be revesetated are to remaIn. Remoye all $XIsl1ng undef>lrabls vsgetat.lon (blackberrle6, scotch broom, reed canar~ 9r~&s, etc) from the elte Frior t.o rsvegst.dtlon. Roote., crowne and ve8etat.lon eha II be dIsposed of lega Il~ off &Ite. i-I!::Idroeeeded area around detention pond ehall nol receIve an!::l t.!:Ipe of &0/1 pr~tlratlon treatment.. I-l~dro&eed mIx ehst! conrorm t.o 6tormW~ler t.rllct. "J..ow-grow" Seed mix epeclrted In the King Count!:! SurfaclS UJat.er Dealen Manual. EXlatlng ,eor! 1!'i all areae. t.o be reveget.aied shall be e.carliled to a mInImum depth of 12 Inches prIor to ~mendment. Incorporate a mInimum 2 Inch thlcl:. la~er of cedar grovs comPO&t into the lop ~ lncl'1p or the 8><I&tln9 6011 lmmecHatsl~ prIor to plantIng_ ene-ure that. compaction does not exceed 8!;.% pro<::t.or cisne-It:,' In an!:f plantlns arec!l6. Fol!owlng plantlns all revsset..!Itl!ld areas eha!! reeslv$ a minimum 2 Inch depth layer oj cedar erove compost to retalf1 mol&ture Bl'1d prevent eroe.lon. FO::!!!Iil!lr to plantIng detail. & .. 1& on 5heet L.~S.JZI -----------,,-,,_ .... _.- .~, ", ~--~---~------.-- ti UJ (3 ex: a. -'!/ Q) Q) l- e) DATE !z UJ :::; () ~ o ~ lL () UJ () OJ: r () N . o <;;:: +' <;;:: Q) 't , ill U\ N ~ ill N 't ~ E iL o Q) ). Q) o >-II] o UJ Z (!) ill o .-+' IG +' Q) z o t 1i: () III ~ ill Q) ). Q) IY ill <;;:: .- JOB NO. ____ _ DWG NO. ____ _ SHEET L-4.0 -l I I w !;;: o >--m z o (f) ~ 0::: o z I i I l_, __ '. ". " 2" MCILC:H--, MAINTAIN SAUCeR ON LOWER 61DE "" PLANT TO HELP RETAIN \ \ -------.,' \ ,-ORIIG .IN,O,L GRADE "" eLOl"E PRIOR TO pLAHTI""" TEST AL •. :Li---'1liiomWf,. !0~\ pIT6 FOR eu~'DRAINAGE. " DRAIN""'" 16 ADEQUATE PLANT ANDeACKI'ILL IUIT .. SPECIi=IEO °L..ANTINQ SOIL, IUATER AND TA'1P LIC:; .. TLY TO REMOVI AIR I"OCKET6, (NOTIFY ARO-IITECT "" ANY FL..ANTING FITS WI-UCI4 DO NOT I-l-lYE ADEQUATE SUe-DI<.<INAGE. DO NOT ~'-~'''''' I"IT ~ X DIA ROOT eALL IN,TALL FCANT" __ '-- St-lRJB PLANTING ON SLOPES NOT T05CALE FL.A.NT er=-ACtNG FE~ I"LANTING PLAN---~'-t!iV'''>--,' • " MULCH INSTALLED eEFORE PL,I>NtING-----t PREPARE eeD AS FER tL!<JTTEN 5I"ECIl'ICATION--------, , . .: . '.-' .. '."" : .... : . ~. ,'. ... GROUNDCOvER PLANTING DETAIL SCALE, NOT TO SCALe lliilJ"" ' . " .......... . ............... i: North Scale I" = 30'-0" lant ing Area 3(2),r2)(Z)(2,) SF I' :11 h' / / ,/ ,~-- '---. -- .~. / (, L1;::;: !1-4., I ' __ -G,------ FLANTING REVEGETATION LEGEND (Quantities inclJde &heets L-4.121 4 L-E>.I2I) Tr"" Lessnd Scientific Nams Cammon Name QU4nt.1t~ PlantIng Size Acer clrclnatum Vine Maple 1!>4 !H".I Acer ma cropn"lIum Or"son M~ p I .. ,,~ S-"'al Alnu& rubrd !'<ed Alder SI!> 2 -"'" 1 Populu. t'lchocarpa 61aolc.. CC't.t.onwood 2<Z> S-","I P&S:Udot6uga menzies 11 Dousla. fir I!>I 2-","1 So!Ilrx ecoulsrlanll 500'ul«11 Wl\low 14 2-",.1 ThJJa t:>"c.ta Giant c!lrborvrtae 4e I-",al Standard t=:roe.lon Mix Low ~roUJJn9 G!:ra&6 44,<Z><Z><Z> eF +-l~dro6eed vegetatIon Groundcover MIx A • ScientifIc Name: Common Name Quanllt!::l QTYIMSF Planting SIze CornU6 etolonlferd RsdOe f sr Doewood S<z><z> I<Z> "alMeF 1-",.1 DIcentra formo .. a 6teedlne I-Iearl 2J1)<Z><Z> 4<Z> EOalMeF I-",al Pol~.tlcrom munltum Sword Fern 2,s<z><z> S<z> "aIMSF I ",.1 Rubue, parVfflorue, Thlmbleberr!: "Iol><Z> I<z> "alMeF 1-",.1 SC!lmbucU6 r"'~moea Elderbsrr!::l 8<Z><Z> I", "alMeF 1-",.1 . - 8mllaceM , .. ellata Solomon'e Star IJ1)<Z><Z> 2<Z> EOalMeF 4" Fot e~mphorlcarpo& alba e,."owberr~ 4<Z><Z> 6 EalMeF 1-",.1 Tolmle.a menzlee(! pISS~ Back Plant I~ 2<Z> EOalMeF 4" Pot • Ndtlve ep15lclee epeclf1ed In Veget.at.lon Groundcover Mix A ehall be lnetalled at the mInimum quantltl$6 Indicated per 1001Z' SF of aree!. Space I='lanl& ectuall~ tlTouShout. the area 11'1 random groupln!3& of 5-9 pl.ente of each epecl~. (Approximate epaclns ,,<z> Inch". on center t,lansular tITouShout! Vesstlltlon Groundcover MIx £3 u SCientific Name Common Name Quantlt~ QTYlMeF F'lantlng Size COrl"'lU& et.olonlrert'l RedOefe:r D09wood 22<Z> I<z> ealMeF 1-"'" I DlcSI"It.ra formoea Bleed Ins Heart 88<Z> 4<Z> EOalMeF 1-"'" I Pol~&t.lchJm munit.um ewClrd Fern 1,11Zl1Zl !;<z> ealMeF I ",a I Rubue parvlflorU& Thlmb I",berr~ 22<Z> I<z> "alMeF I-",al Sambucus racemo6a elderberr~ "S2 II!> EOalMeF 1-",.1 e~m~hc:;lor!carpoe alba .5nC'wbe:rr~ 111!> 8 EalMeF 1-"'" 1 Tlctrella t.rlfolTdtd Foamflower 44<Z> 2<Z> "alM5F 4" Pot. Te:lllma grand!flora Frlnsscup 44<Z> 2<Z> "alMeF 4" Fot. •• Native epeclee ep$Clff~d In Yese:tat.1Of1 Groundcovsr MIx e ahall be: Ine-t.alled at t.he: minImum Cfuant.lt.lse Indlcat.ed ~st' 11Z>fZ)fZ1 SF of area. S~ace !=,lanh equdll~ t.hroughout. the area In random srouplng6 of 5-'9 plante of' each epsclse. (Approxlma 'I.e spacIng 3/Z1 inchse Cln cent.er triangular throughout.) Not.e&.: Contractor 1& reepanelbl.s for verlf!d1ng all Breae and quanlltll!1e. All exI6t.lne lrlSe&. In area& to be revsgetated are to remain . Remove all cSlxlstlns undesirable veselo!ltron (blackberrle&, 6cotch broom, rsed c~nl!lr~ ertl66, etc) from -t.r"ls alte ~rlor t.o reve:get.Atlon. Roote., crowne and veS"t.tlon .hall be dl.t:>0.ed or I"sall~ orr .,l .. , I-ISidroeeeded area oIJround de:t.sntion pond ehclll not. receive Cln~ l~~e of 60n prlSparatlon treatmeMt. ~droe.eed mIx shall conform to at.ormwater t.ract HLoLU-grow" Seed mIx &psclfled In thts: King County Surface Water Des's" Manual. Exlet.lng eol! In .:!Ill areae to be reveset.at.sd eN11 be eCdrlrfed to a minimum depth of 1~ Inche& prior t.o amendment.. Incorporat.s a minimum :2 Inch thiCk. la~er or cedar grave cOft'lpoet Into the tot:' ~ lncnse of the exle.t1na &011 Imm~dlal~l~ prior lo pfantlng. Ensure that com!:=>Bclion dose. not. exceed e!;.% proct.or dsn6lt~ In an~ plantIng aretl6. FolloLulng planting all revegetated arSd& &hall rseelve a minimum 2 Inch d"pth la~er of cedar gravs compoet. to retaIn moisture and prevent ero&lon. !'<erer to planting deta". " • I!> on sr.. .. l L-!;,IZl --"-Q) Q) L l) DATE . o c -+> C Q) E IL o Q) > Q) Q ~ o ~ u w ::c U >-,m 'z ~ o c o -+> l\j -+> Q) z o ii: a: u [Z o ci z ~ a:: m Q) > Q) ~ ill c -+> c l\j !z(L ~ 8 tu w ::c rJ) JOB NO. _~~~_ DWG N(l, _____ _ SHEET L-5.0