Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
LUA-05-164
'+++P'+! ;:+m m. ++.r+ ,r,, /x <. I oDxooo®+I ++++++:+++ ++:+!+:+:!+++!++++++:++++++++ +\i +!!0=++oi ,+,z +++=++++ -I] / .+ ++..+r++ // x--i +---.- 0 0z 0TI "rm 0 m olm 0 m .o €o ZP +I((Eng.inecring wm'm0+'/esign,LLC <+'++70 I Ilt+J/'+0 I1"c,,..i,m++.++,,+,,=0,:,l /"/planningConsultm+ls .E.VELOPMENT PLANNING(3,TY OF RENTON IAY 11 2006 RECEUVE CITY OFRENTON TALL RRS AT HONEY CREEKRENTON,WASHINGTON F i Z // /I'" x / ,/,..//--"_, // o o z z z m o \ m OFFE ENGINEERS [-° :!;; FIRS AT CREEKHONEY BENT NOSE,LLC UTILITIES PLAN 'c 2o g -I-0 I"- z0 I'- ........T.................T..................T..................T..................................i ...............T...................T............. ........-.................i..............i..................i i ....i.................................i ............................ i '" .......;...............122.__._;..................................................................................................i .......-...................-....................................;...............................-..........................................................................i i 'i i i .............................,,.....................................,............,..............................o ,,y o o 0 o 0 -g0 0Z 0"11 "4Tm 0"11 m m 0 m .0 .z Z Z9 m a (t/Engineering wA/l!F ./PlalmingConsultants •I DEVELOPMENT PLANNINGCITYOFRENTON NAY 11 2006 ECESVE --N '-"-CITY OF--RENTON TALL FIRS AT HONEf CRE!K RENTON.WASHINGTON /;i t/•.-D"-'7±-.I [//!/...-t;:':_!,"/j..-".., •./"1.///.,:'>:_/--',Ks.7//_.'- -t r -/..,2'',-%,.F -,::1':,/.-'I.b:///-'(-!-.G ....?'%- I/L ZJ7__%'.-.'!..Z;":-7#i ,:,:<;-, !/;,4.....d--ii ,"V..-'...',"-;.... i ,i /';-""..Z'-:/.."-L'".'///'--7..iV;,.',.........v,•...:.,.,..-._..-,....,:.-.\\,'-/'/.":.'.-"//'""%'.'7"-,:/+'l!tiL.-'.-','.".:-\<,"-""::-".....'-.'""x<.-Z'z,,\"-.."<."'<':',,,%dv /+:.-_,"#"'/,''>L-€7..:/"-,;-::"--..:"---\'7-,.-"@//*,".'','"",i =, /"?-;"'".--=/,-¢".--7--"--."-/I.,"i,.-."":;'"">;'""--......."'.7:\ _,-,.,,./,./..,#,,,,...-/.....,[.i ---.,-"">/!.,,,,-/:.....:i,,,.-•--<."•-".....>'---,."".I,--i!:""-:'-*...../'"'<"........'"!:- =,-:",--'--'-:':,'//....",''.",-,..,',".....::-7.' --<..,:,/.',,.,"•",...'..,,=."......"Z4"7/:Y ,'(."-/////////.'I :'/,'t :i'-.%ibs".c--.-':_-::>:.-:-.-:.---'9'//C.',ki/'?/,;',:-;:l!t/i //...:/t,,,/.1/#//////I/,1 :";(,,'/-;::::<-;SJ//A//I%,,I//_'..'-,,!-"//.,4 !,-l:,,'l/./t,i i-i i l''.',it!/,'?'-J/l[J'/'i..>'li....''ll-,//'-_iZ,z''<i -I '/'""......"7 l //i ¢/i l""-/',';ill'>('"/"",""-'--'---'/I/!'J':"i.#/-M',__---7/5 ,s ,..!..'/-"-.l ,',."."•!..<".:,'.,,..",.-Y.<,::...:.,",.....:--"".,'.,,;,,",,¢w,.','xz'.• ..,f.',-...../".-"'I.;.",'I "''';<<."7-'5".):."',..',"I"Y/."S'7.'';'. ":'-.-"•--IS /"m D';b,',","::,,-"/'V/'%/5"-''"."-"//;<//"i(<"","51,,V "-,t"',",->;".--<-'-.-",,.,"::',•--".".-'/:l!.i:""":-/,".",.,/,.;.,/,--"/-I-,'T-' <,......--"_..:::.--:::.--;:.-;""-,:-;>,.,.-.-'/.-..'...',I."/.,,:.->.',-",-.,:i;; '-../"%=[[ =3=-X,,, "x x \ ;,.XI_.,[.:3::,:..:..':.,,,:::I /:.A-";:,[.('TT/ <:.-:,-;-'--&-","V',,.r',:&,:. z-" /.,-. \/:" --N <>i ii, =l =TALL FIRS AT HONEY CREEK / 0-i z Z "If z z m m CD CITY OFRENTON TALL FIRS AT HONEY CREEK RENTON.WASHINGTON // I .O.E¥C.EEKAT BE.'r.osE,,,C LOT 8 -SITE PLAN 1 mi,...... =*-E ""-='ITALLFIRSATHONEYCREEKCITYOFRENTONRENTON.WASHINGTON /i- /.,:/ </-L_.;;/",':"........::,_.,/.:;-"_,.;',"]/-'-;",-<-"...../...':,;/7-<-":".':"'i'_";? "=Z /;/9 ....-, _,:'.;,.=k y -:.,".".,",..:"7 /i;.:',"i=-"-'"".:;:t.:,-F 7--;,I .,',':.¢//I ]"L-;=:.,-%..i..%-;,r,:.","Y /",-':_"/:ii.k 7 :;i .,."./'/','A X;'....i:'"":,/).:""'..",,,".-:/'71.i">.. !,'<I "'".'-:"......--....#)::.d.S'ji'iii'r'/)i'//'';',',':L""" ......."".(-'i,:.,,,:•.'..'-i..',>./i?. •..................:,,,.............-.-.-.;.;.-:.-,,,...........":,:....,-/X:.-iili;::':::-::t :.,.->".,;,:/."•'./:"-":.'5"-"';•,"::",";'."'"''."'':'/.'.';Z':.'.".•,...,...".-.,.;.,..:•.,,.,....,.•,./,,,......-: :-,,-..i "t ,.....:,,,,.,";:;I'X;.. ,.,-":'=.'"'..-.-..,,-,;i:,':',".k'i:,./-"'/.'.'.,-7:>;,v j.k:.:,r,...i""".''..:'7,. .....,.".....=,,--F ,,',"':".'€,'."/.;.';: .'::'--'.,./.,,i :/',I i ,,"//1-:i2<"k; ':':,i:':i:.....",/;-"".'S;,-.,'-:."....::,,,:7).,.\"..i'i'i.,."......";_L:,. '..',...._..-,.;_.:......,.;......:..':.-:./•.,',..:,-,÷......_:._-....-<:........._.,..""..::::.:.:,<,.•,-c "._..-.-" •>,:::"..--7--."';S "%"."".-':"":'/,;/,{'.°T,;,,"@:'"',:I,""; ...."\..3"..f :;.'.." _,,....:::::.-,.,/Li-,-,...:_--..........,..",..............:--:v/ "\......--"-.. ,.... o .=i ,i ¸.o TALL FIRS AT HONEY CREEK ]i '='',..,,=,,-,,BENT NOSE,LLC LOT 9 -SITE PL./ 1110.-i0z ilZ ="u z z (ll ),i:I--i i! -® j I///3i! ,k "7----<--+f7 X77.7 -,,7,,k --z/i}..,._.-'°?s I /"/1 ,"'i.'jj.7 ,'-i-:i--V t <L/."}'//'it :D......2:"/:-<*-'+"I";;? -'-7 -'.A -".//"..':""/ I IZ/,/,f(7{J -'-.!......ii 4 /#is ',ti /i/"?<... ,i /.....,,,1;/......•-,.../.......,.......j,......//,..--.-.,.,....,...,,,,.......,.a _/¢I-4,1 .'t,-If ---.•/!"'....../7 ""i il"".!,'%,'i/, ////•/•,.,"'d;',h,.,,>,,,,--"f /.i ",/!""i'/"-"[-"---J'/"2 ;'!/I "i Ii'.',')t,/I/I /I /--.,._'/t/,,//'/,"1i It I , ..'/.',.,'"/+./'I w ,"I¢,.-"..:,",',,..i .,.,-I//"//E<'...s2:Z 7d,:w......."."....../"',,,-"--',,I <i ,>:';','..=../../.....'i //ii .\,W/...>xl;',,:,,/- .-':..-../,I /,/I .i :.,tl%U-J3 C '..'//4./y 7 :_",I:-.._//>..:II i ,i/.//"',-;/I "/,I.//I '/;'//Vil}....t1.:/;./l//I//z //i (i,!/.t//x//,,,.://jII,r X;,"./...-./"qfl///7<.i //_t.@.#/5lfx.///77 4 iVi\16!1:'w7>.-4 ,#1///'/;/.77 t://'//,?i ;1 i...-,--:../.sJxv,..//AT.//,c>IA.7 //.7.z.¢ q ,.--_J--".<...-I/%-2:---/-<--'_7 W//IIMI !I I/L"l I "i'/,J --"\._-?_---i ";7////'ttlll,I .>"'×'///j/'.//f \--,;/diq ,'is,.v..\/"7 W37"D./x/v/'/;;,/.¢P ;. I t11 ""crrY o'T,AT HO"CF!*r,,'.,,.IRENTONRENTON.WASHINGTON ".'+-/ZI i'--// ,."-q@ASL-,-'. '.t A;"/ k b:/'o ,'y/"ill f -@gTALLFIRSATHONEYCREEKIIO,,GNFJ BENT NOSE,LLC UTII.I-rJ[ES PLAN ___- c 2o Im 1"=20'IllIW C]I r OF TALL FIRS AT HONEY CRE K R =.D REIN'TON RENTON.WASHINGTON m ', j i //I j.<:::;" ,..-,',.'-I/I/">"I 4i 7 /.I ",I //"I /'/'E•I "/./'..i'l .'- ,,]"i,/:':'."--L.;o..,..::';.,,,....:-. -/""''?t/,,=,,.,,,,/ .=_,,_i ,,-/,.,.....,,-,.,,.,,6....lk -;:.'-L ii 7!i !i i.-;",,"/"/,,-'-'.,),,.- t i I /'/.,".d"i//"'..-","..-"'.-"1ii "-7lisii ";"//.lO')"ix.?J .is'.<"i'\ •.'>.,",--7:""-.),""''.",-'"-,",'/'",",.'i=...il-.j ".',.'.'."'::".'"":"',"o "";""h:''.:::S.-.<..-.;.....'t:.,,.-"1 :'.;......,,".-';/;""D"=z--.p/i -../,it !S.i "/---.>,,i I ./,']l\Sil.-"/.',i,,iS/!li,'l,t/#llrff lJlr./I {,"/""'."I=:1'7".'"./'/#7(-/."'-"1 ......-l'-'/."."il:/-£.,!//"//I/'///,'///'i'i'/ll flI/"K;<.'I --i ...,*i,:<•i';.'%------...,,'.--"........"..><,/.:,'s',,I 0 -".+"/-,.f "'..--.":?'.:"'"..'..'"L."'.''/,"''-iJ (/;.,,.,.......,.I.',,?","7'.----..-..-..,..,,,,-,.:,,-,,',.,,,.,,= -...:...-•.:'-'=.',",,':v,.,,',v.,,=..>.-....,....,..,,,:-:>-,,":;-.'.,"'......-...D/j>@.,."•;,.'.,,...,..,4¢;7.- '----"L"7.7{/-•,"/l ..'\-"//,)Ix-'%.4<-7":I-::i-::-'--'.:";":-'.%'<.'i//;"".//"(Lcdl =.d ;....//....'/;';>;-:';-">:;,>///1,',;,//,,7t)'}\/.-.-"1 @i -"//".(."///./f-,"-J-/."07.0 A"I//'WI i '- •i !..x-"?•."......../z-'kj d+.,'i'.i "=,.......-.,'!..."'-......;-'.,:+,..7 .-.-,'.//..-'I .-"..'...÷!)-7 "h'"'-,§-..".-:"."-:"=¢.d ':",I.-'-Z:L:.,9'".-'..-"k,,--...-:;:;--."--=i:,"7 "_--.;'•+.--._-.'.7.-"•"-""..-/'i'- •-,"<"-"-.7"-'--..-,>-':-..,-k-.-....-'..;'r'."'-,,-=-"L -L ".-.';:.:./;-'./.," ,:"<--K:-?,",,.;"3)' 7 '..-'--.....-,.0 II ; TALL FIRS AT HONEY CREEK 'lio!BENT NOSE,LLC carsr LOT 10 -SITE PLAN .......--..'.<.-....i :--.]:,."-".'-,..-:"..--,.:--.-:.'i.".i,":i:i -.::..'.--. :i-:]::M,o i:i:::I ::.z:_:i :-i !"_::i ::"i : •"..'--."',':.".--'":..'-",,-"...,".']:"'."Department,dfC0mmu.nity and EconOmic-Dev.elopment ]:...]'-•."i:..":.--: -...':.'.::"October1,2013....".:.(-:..'."..:..--...,.:•..........-,.,..._.:--'-"..--:,""- '.-:i"i'.:".ScottCameron..i.-.----.--.-..'•-."."".",.....L:-i...:.'".....'.-:.-'",-.-:i.i :.".,-.::-; ",.';'......,--Bellev.ue,-:WA97006 ".[:.-.."":''":"":":.-:'...::::".....!.-:,,-.i""":.:'/].:-:.::-::'i.:i:.--""-.-. -:._:..:...-suiiect-:.,"--.:'Requeit.forlstatuS of.Maintenani:eLan.d Monitoring."..,...:.i.::..""-L "-'""-:..-i ' •".-"."..-....,.,_.....•..•.,.-.,.,...:.-.,-..."..,,.',.... .::::..,:..:-City •of:IRentOn,.lglunicipal.......Code"requires.thai mainienance and_;monitoringreports'bet......'......,-"......" ..,.-......"'received annuall/.for yourmitigatiOn projeCt over'a:five'-yearierm.-Our"records.indicate :"""..-"., •...:-.•thattie.City:hasYet:to"receive yOUr,2nd,i3rd;th annuai reP"o.rtswhich Were dueon ..:"..."-"".-..". ."-.':.::This letter serve,a.yo,rsecond.:notice andyou.now have 30,days upon receiptOf this '"'-i ',,-" ..:.,-..-iette?.to submitthe stdtus o the Wetlandmitigation project,or thismatter'will be'-:':---'::.'.-i, :,-i:[•:i .:P_lefiSe:submit this-aLncliall,subsequent ateri_als relatin-g'-to the wetland mitigation i:::.-:'i -.'-.:.""-"i " i """"-project:tom¥atte(itioh-byoctoier31.,.2013,-I:can be.reai:hedat425'-430-7382o-r "i-::.:T ...:i .:::--.-.i :.. ".'i:-".wasser@rentonwa:Kov :wilh any qUesiions::.-.'.:::".-.i:."i i-..i I .".."i":i:.-:":"i "-'.i .i':" -..-,S,cereJ,V:-::.:.':i:.::"::,-.:":-":".-,i ,':i:i :"i "T."'-.:.:-.ii .!-!:.:: :i :i '.":-.".Ass0ciate Planner "-....!-:.,-i-_,:....,,..........:..../.-,.{..,.-.i :-.",,.:...:"-.i,.:.:!..: :-::-.',.i :"Cc -.Cit3/ofRent0nFieLOA05-164';.,':..--'-."'"".:.'",.-':-:;i -.."-'i,-.:-i.""-:..!": /'.."'...."'GaretPiMunger;Alder-NW '-".."-.."--,".'.."L'--..'-".".i'...L'-;-.:-':'."'..,"-:' •";'".:....-"'Je'rinferPl-enning,CurrentPlanningManage '....,,."'..:::"'--......"..".,"""..'-".,"'".-"" :':"-""'.•.',i ..Don'na"i'ohe(,'(odeComp'liancelnspector .'""."."":-..":":'..,:.-_i •:"""'"-..'. "-............."-.Renton Cibj Hall -;1055 South Grai:lyWa'y ..Rent0n,Waslington 98057 •rent0nwaLgov .......""--:"".:.,,.,-.•,."..-. ...-...... m Denis ,aw -:,Department of Communityand Economic Development December 28,2012 .-.-C.Chi :)"Vincent,Administrat0r '. ...... •..... •.,.,Scott-Cameron "":-'...-" .Bent Nose ELC -.'"'•,•....•_... 1215 120thAvenue NESuite iiO:".-:....i:" Believue,WA 97006 ".-'".'..,' .-..-.• 'Subject:..-Requestfor Status/of•Maintenanceand Monitoring .:.. .":-:'Tall Fir_.StreamMitigati0n "':,• •.City Of Renton Fle-LU ""..... •F "•-2 .--. .Dear_____Mr.Cameron:__._......'.-•."•_...: ...._.- "c!ty of Renton MunicipalCode requires that maintenance and monitoring reports be ..• received annually:for your mitigation project over a five-year term:Our recordsindica1:e • '.that the City has yetto receive your-2"d3rd,4th annual reports Which were due On " rdDecember23--of201o,:2011,and20-i2.".•''""-:-,--': -.,...'i=.-,"......•"•.,.. This letter servesas.notice that you have 30 days upon receiptof this letter to submit .the status of the mitigation•project,oi the matter will be turned ove-t6the Code .. -.:.-. .._.-... Piease submit this and al!subsequent materials relating tothe wetland mitigation .. project to my attention.:1 can be ieached at 425-430=7219 with anyquestions. sincerely ••. -.-..j''..•.-. Rocale Timmons ." Associate Planner ..'"m .'..-_.-.="..b •cc:.City ofRent0n File LUAO5=164 "'..- •"•GaretP.M0nger,Aldei'NW .-..' Jennifer Henning,Current Planning Manager ---'-., ,Donna Eocher,Code Compliance InsPector '.....: Renton City Hall •1055 Souti GradyWay Renton,Washington 98057 °rentonwa.gov •.,.- •"'•-""i •-".. ..... "3 Denis Law,Mayor January 27,2009 RENTON Economic De,elopment,Neighborhoods and Strategic Planning Alex Pietsch,Administrator Scott Cameron Bent Nose LLC 1215 120th Avenue NE Suite 110 Bellevue,WA 97006 -SubjeCt:Stream Mitigation Compliance -Start of Monitoring Period Tall Firs @-Honey Creek Stream Mitigation-Plan -. •City of Rent0n.File LUA05-164 "..:'• Dear Mr.Cameron: on December 23,2008,I rece!yed a letter from your biologist Garet Munger stating that the Stream- mitigation project at Tall Firs @ Honey Creek,is in.Compliance with establish_ed performance standards.- "Per a-notice from the City,iyou were notified.that you were ot/t ofcomp!iance because the stream , plantings we t sati fa tory ......""""re no s c .•., •'Therefore,the first annualmonitoring report is due.t0 the.City 0n.12/23/2009,ant Wi,ll continue to be due -on an annual basis through 12/23/20[3.Please make Sure your biol0gist sends two copies of the report to ""':Thank-you for your timely assistance in this.matter...Ifyou.tiave any questions 2I can be reached at (425) 430-7219.--,..,:'• sincerely,...." Current Planning Dwnsner CC:Jennifer Henning,Current planning Manager Garet Munger /Alder NW File No.•LUA05-164 •,"[..... 1055 South Grady Way Renton;Washington 98057 •.This papercontains 50%recycledmatedal,30%postoonsumer REN AHEAD OF THE CURVE " •'.•'"'-?.-".-.5'"".-."_-,..•'_....=.......=-,:'.,"-. Denis Law ''."."-i .'.4 :.."-.'.::"'.-.,.,.-'.:DepartmentofCommunityandEconomicOevelopment ','.:".-"" .-.-:.••.'-'...:"...•"•"""..'_-""AlexPieti;ch,Administrator -":..-'.::. •'.-"'.-i January14,"2010.:.--".'-.:-"_...--."":.'i ...,....:.'.i...:.i..:.;..-:" """•-:'Scott Cameron'"..:-"..'-..".''..--"._:.i ""-.'-...":'::-i .:...."."• .''-..-.Bent Nose LLC .:,.."-'.:".;-i :-..":"".--.:-.".',:--"...--.:""-....-.- ..-.-""12i5120thAvenueNE-suite110 ."-.:.-:.-i .:•"-'"'.".":""".',"-"-,...-..: ..""-Bellevue,wA97006 !•;.:--'.,.-..:.-.:..J.'-.-i-::.....'-.... •.'"-•.:,!..:-Subject.-"--.Receipt 0fFirst AnnUal Monitoring Report :.-.'.i_:':.-"'.i ,.,:..-",-.".. -"-'-....:-•Tall Firs LotsB,9,10•Mitigation Project .".-'".:"•-..i '....":-" ...-..".'"i"-.,/.-Cib/of.Rent0nFileLUAO5:164 ,'-.:?.'-."''.i":::-."-";..:i:" -.."..DearMr.cameron:",-".-:"..:...':..--...•:...::•.:......i °.:_"":.,"'----. •'.",".:.:.I.received the firstannual;Maintenance andMonit0-ring,report for theTal!Fi[s Lots 8,9,10"." ."-"."..'miticati0n proje on Decembei 23,20()9.-The-Project appearsto be meeting.its established/---:""-.. performance;standardsand-is considered in Compliance.-,_ '.-:TWO copiesofy0ur next scheduledmainten-ance and monitoring reportai-e dueto the cityby .""..... :"'-:i "":i i Dece.mbel!!23i20!...o.I f you have any questions,plea,e contact me at (425)430-7219.-..".:.i.. •-"i,"i""••.i "-""'•-i I •' •-":-"Current Planning'Division.,-""- -'.--.;.-'...,.._...,.,--._ •"•":'i"--.-....".":.,-,., •,,-....-..•:...-:',.-.'......-,-. •""""".".•CO:"".-TomRedding,Baima &Hoimberg,lnc.:".."'•'":Garet Munger/-AIder NW ,"-;'-.-.-•...'";i '"""-File No..rUAOS-164 ,.-. •'-...".-'•..•..,.:. ••-..-.-"-..-.... •..•,. ....... •o . ,..",....*" •,..., ,•_-..,- -..:.7 ' :-••,.".,." .."._".:.• ..•.,••,,.-,.•-,.,-,:,_.." •,•.• -..•,... ..,,. .,..'- .,:.,•,-.-•...-. ':..- Renton City Hall:*_1055.South GradyWay -Renton,Washington 98057..rentonwa.gov ..' ..-,...-.•...-... •_.., ",-.-. ,"...•...-\".".-.: •..,.-....'.,,.. B AlderNW Mr.Scott Cameron Bent Nose LLC 1215 120 Avenue NE Bellevue,Washington 98005 Subject:Monitoring Report NGPE Buffer Enhancement Plantings Tall Firs Lots 8,9,10 Renton,Washington December 23,2008 Project No.80305 Dear Mr.Cameron: As requested,I visited the project site on December 12,2008,to review plantings on the Buffer enhancement area on the NGPE associated with Lots 8,9 and 10 of the Tall Firs residential development in Renton,where Buffer Enhancement plantings were required to restore and enhance the buffer area affected by construction of storm drain line extending down the slope toward Honey Creek. The enhancement planting plan for the project is presented on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.Mymonitoring report dated September 26,2008,included a count ofthe surviving plant materials.The report noted that at that time the buffer enhancement area was not meeting the first year success criteria which requires that there be 100%plant survival at the end of the first year.A recommended list of plant materials to be installed as replacement for the non surviving plants was included in that letter. The plant materials included on the September 26,plant list had been installed prior to my site visit on December 12,2008.The listing on the attached plant schedule indicates the number of new plants installed. It also indicates the numbers and species of planted materials,including the replacement materials and the number ofplants which had survived.This listing shall be used for subsequent monitoring reports. With the work completed to replace the non surviving plants,the buffer area affected by construction ofstorm drain line has been restored to meet the requirements for buffer restoration and enhancement. If you have any questions or require additional information,please call. Sincerely yours, ALDER NW Garet P.Munger Enclosures:Plant Schedule As-Built Plantings (12-08) 812 NE 83 rd Street,Seattle,Washington 98115.Phone (206)334-1338 email aldernw@comcast.net t i Mr.Scott Cameron September 23,2008 Project No.51103 Page No.2 '\ TABLE 1 PLANT SCHEDULE (12-08) SCIENTIFIC NAME COMMON NAME QUANTITY Replanted 12-08 totals 12-08 D.F.Pseudotsuga menziesii Douglas fir 0 3 Ap Pyrusfitsca Crab apple 1 2 dog Comus stolonifera Red-osier dogwood 21 45 Hn Corylus cormtta Hazelnut 6 14 Os Holodiscus discolor Ocean Spray 0 6 Ro Rosa nootkana Nootka rose 11 29 Th Rubus parviflorus Thimbleberry 0 15 Sn Svmphoricarpos alba Snowberry 7 25 Totals 46 139 12-08 totals represent installed plants based on recommended replantings in the September 26,2008 letter.It includes new materials installed plus surviving plants.Numbers in this column represent the planting numbers to be used in subsequent monitoring years. Replanted numbers are new plants installed December,2008.These plants were indicated for replanting on the September 26,2008 Monitoring Report. Bec 23 2008 12:36PM ILE LERF Rx 20''29-7513 p.2 Drainage Ec Restora±ior /'9 0 0 Denis Law (' November 16,2009 ii Department of Community and Economic Development .Alex Pietsch,Administrator Scott Cameron Bent Nose LLC 1215 120th Avenue NE Suite 110 Bellevue,.WA 97006 Subject'.Request for More Information -First Annual Monitoring Report Tall Firs Lots 8,9,i0 Mitigation Project City of Renton File LUA.05-i64 Dear Mr.Richter: This letter is to inform you that on November 1,2009 1 received the first annual monitoring• report for the Tall Firs Lots 8,9,10 mitigation project.However there is insufficient information to determine that the project is meeting .the non-native species cover performance standard of twenty percent.The monitoring report should provide an analysisnoting the exact percentage of non-native plant cover. Two copies of the revised first annual monitoring report are to be submitted to the City by December 23,2009.If you have any questions I can be reached at (425)430-7219: In addition,each monitoring report should be a stand-alone document.Each monitoring report i should include sufficient infornhati0n (mon:itoring methodology;vicinity map;site map(s)with - locations of.the mitigation area,monitoring plots,photopoints,etc.)to allow otherbi01ogists to perform the m0nitoringe and for the City tO verify the monitoring.This information Will ensure- accurate continuation of monitoring in the event of staff turnover in the current.applicant's biologist's firm or if theapplicant chooSes to Change consultin firms. In addition to the information currently provided in the report provided,the following information shouid be included in the revised report: .i. .•. 3. Provide site address,vicinity map,and project site map.:On the project site map,include a north arrow and the locations of:the mitigation area,transects/monitoring plots,and photo points.. Provide information regarding the methodology of how the installed plants were counted.". Providedata sheets from monitQring area or each each monitoring transect/plot that includes:plot location and dimensions;species present and percent cover by individual desirable native volunteer species and non-native invasive species;quantities and species of plants originally installed in the plo1,installed plants currently present,and percent survival of installed woody plants;and overall-percent cover by desirable native woody.species (installed plusvolunteers)'herbaceous species,and non-native invasive species.Data should be presented in tabies. Renton City Hall o 1055 South Grady Way o Renton,Washington 98057..o rentonwa.gov . . The monitoring reportS should continue to include general site conditions and observations,and other information included in the current monitoring •report(such as the species and numbers of dead/stressed installed woody plants in the entire. mitigation area,overall presence and cover by non-native invasive species,etc.). Provide a list of dates and description of maintenance activities.Include information'on activities such as weeding,replacing mulch,plants replaced (numbers,species,sizes, mitigation section,etc.),-etc. Sincerely, Rcale Timmons,Planner CurrentPlanning Division CC"•Tom Redding,Baim'a &Holmberg,Inc. •Garet Munger/AIder NW File No.LUA05-164 ) AlderNW October 24,2009 Project No.80305 Mr.Scott Cameron Bent Nose LLC 1200 -12th Avenue NE Suite B100 Bellevue,Washington 98004 Subject:2009 Monitoring ReportNGPEBufferEnhancement Plantings 13][ Tall Firs Lots 8,9,10 Renton,Washington Dear Mr.Cameron: As requested,I visited the project site on September 30,2009,to review plantings on the Buffer enbzmeement area on the NGPE associated with Lots 8,9 and 10 of the Tall Firs residential development in Renton,where Buffer Enhancement plantings were required to restore and enhance the buffer area affectedby construction of storm drain line extending down the slope toward Honey Creek. The enhancement planting plan for the project is presented on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.The plant schedule was adjusted in the fall of 2008 to reflect plant survival at the end ofthe first year after installation.My letter dated December 23,2008,presented the adjusted plant schedule and the number ofsurviving plants at that time,for use in the continuing monitoring. I conducted the monitoring visit on September 22,2009. Second Annual Report Success Criteria Monitoring standards to be evaluated at the end of the second year following installation of the plant materials as listed on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.,are as follows: 1.80%survival of all planted materials after the first year 2.No debris such as trash or tires shall be present 3.Non-native plant species cover shall not exceed twenty percent Plant Survival (criteria 1) I completed a count ofthe surviving plant materials within the NGPE buffer enhancement area.Results ofthis count are presented on Table 1.The overall survival rate for all planted trees and shrubs on the area is 87%. This survival rate meets the success criteria to be met at the end ofthe second year. 812 NE 83rd Street,Seattle,Washington 98115-Phone (206)334-1338 email aldernw@comcast.net Mr.Scott Cameron October 24,2009 Debris .(Criteria 2) Trash and debris is absent from the buffer enhancement area. Plant Cover (Criteria 3) The buffer enhancement area at the rear ofthe 3 lots had been hydroseeded with a grass mix at the time of the initial planting in the summer of 2007.There is nearly full cover by the well established grasses and other herbaceous groundcover on the area.Himalayan blackberry (Rubus discolor)is largely lacking,although there are a few small individual plants scattered throughout the area.At this time there is minimal cover by non- native shrub species. Recommendations Based on observations of conditions on the rm'tigation area,I have the following recommendations for maintenance activities. 1.Common bindweed is present in the buffer planting area and will affect the growth and survival of plantings over the storm line.Measures.to control its growth should be instituted in the spring and over the summer months as the bindweed initiates new growth.The above ground portion of the plants have died back over the winter but will regrow in the spring. The buffer area affected by construction of storm dram line is satisfactorily meeting the requirements for buffer restoration and enhancement. If you have any questions or require additional information,please call. Sincerely yours, ALDER NW Garet P.Munger Enclosures:Table 1 Plant Survival Count Project No.51103 Page No.2 C ) TABLE 1 totals SCIENTIFIC NAME .COMMON NAME QUANTITY Plant Schedule*2009 count D.F.Pseudotsuga menziesii Douglas fir 3 (3) Ap Pyrusfusca Crab apple 2 (1) dog Comus stolonifera Red-osier dogwood 45 (43) Hn Corylus cornuta Hazelnut 14 (12) Os Holodiscus discolor Ocean Spray 6 .-(5) Ro Rosa nootkana Nootka rose 29 (27) Th Rubusparviflorus Thimbleberry 15 (12) Sn Smphoricarpos alba Snowberry 25 (19). Totals 139 (122) *Plant Schedule numbers include the adjusted plant schedule as reported in letter dated12/23/08. 2009 count numbers are surviving plants in October,2009.Per cent survival is 87% Photo 1 September 22,2008 Tall Firs Lots 8,9,10 View lookingnorth over Storm Drain restoration area within NGPE. October 2,2008 CITY )F RENTON •Department of Community andEconomicDevelopment Alex Pietsch,Administrator ScottCameron Bent Nose LLC 1215 i20th Avenue NE Suite 110 Bellevue,WA 97006 Subject:Necessary Compliance with:the PerformanceStandards of Tall Firs @ Honey Creek Stream Mitigation Plan City ofRenton File No.LUA05-164 . Dear Mr.Cameron:...... ;..•. On September 29,2008 1 received your first annual maintenance and monitoring report ,for the Wetland mitigation project at Tall-Firs @ Honey Creek dated September 26,2008. iAs n0tedbY €our wetland biol0gist,the project is not meeting performance standards and: is therefore out of compliar/ce withRenton Municipal.Code. As of September 29th,y0ur mium 5-yearmaintenance and monitoring period is "" •placedon hold pending compliance withperformance standards.Thefoll0wing . •comments are basedon reyiew 6fthe monitoring report datedSeptember 26,2006: •...,.: 1."Reinstall the recommended:trees and shrubs :in the winter dormant season (November througli March)in0rder t0 meettheSurvival rate standard and .... .,vegetative percem €o'er minimums.".•-..•a.The standard for plaritsurvivai rate f0r the first yearis 100%. 2.if replacement plantingsare different from the Original mitigation plan .please submit a revised as-built plazi depleting thereplacement plants. 3.Remove invasive species,inparticular Common bindweed.Measures.to control its growth should be instituted in the spring and over the Summer months. a,Non-native piant species Cover shall not exceed 20%.Future maintenance .. and :monitoring reports should provide an analysis noting the exact percentage of non-native plant cover. The Cityrequires written verification from a wetiandconsultant that the non-native plant species have been reduced t0 the approved threshold.Furthermore,the city will also require written verification of installation of all required trees and shrubs.The written verification needs to confmn a wetland consultant inspected and attests to the wetland mitigation area is ha compliance with the approved maintenance and monitoring report dated June20,2007."... Once a wetland consultant's written verification Of compliance is received,the 5-year monitoring period Will restart.After five years,if the mitigation continUously meets the performance standards,the assignment of funds may be released. ,.... 1055:South Grady Way -Rent0n,Washington 98057 •.•.. This paper,contains50.%recycledrnatedal,30%postconsumer AHEAD OF THE CURVE If you have any further questions or comments,please contact me at 425-430-7219. Sincerely, j R0cale Timmons Associate Planner .co."Jennifer Hentting,Current Planning Manager Garet Munger /Aider NW File No.LUA05-164 m "•--. •",.•. \.•- p ..-.• ® AlderNW Mr.Scott Cameron Bent Nose LLC 1215 120th Avenue NE Bellevue,Washington 98005 Subject:First Annual Monitoring Report NGPE Buffer Enhancement Plantings Tall Firs Lots 8,9,10 Renton,Washington September 26,2008 Project No.80305 Dear Mr.Cameron: As requested,I have reviewed the work completed for the Buffer Enhancement requirements for the NGPE associated with Lots 8,9 and 10 of the Tall Firs residential development in Renton,Washington.Buffer Enhancement was required for the project to restore and enhance the buffer area affected by construction of storm drain line extending down the slope toward Honey Creek. The enhancement planting plan for the project is presented on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.This monitoring report addresses the area within the NGPE which was disturbed for construction ofthe storm drain line. I conducted the monitoring visit on September 22,2008. First Annual Report Success Criteria Monitoring standards to be evaluated at the end of the first year following installation of the plant materials as listed on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.,are as follows: 1.100%survival ofall planted materials after the first year 2.No debris such as trash or tires shall be present 3.Non-native plant species cover shall not exceed twenty percent Plant Survival (criteria 1 ) !completed a count of the surviving plant materials within the NGPE buffer enhancement area.Results of this count are presented on Table 1.The overall survival rate for all planted trees and shrubs on the area is 67%.This survival rate does not meet the success criteria to be met at the end of the t'n-st year.It will be necessary to make additional plantings of shrubs to supplement the number of surviving plants on the buffer mitigation area. Numbers of plants included on Table 1 are only the ones shown on the portion of the planting plan covering the storm drain line restoration area. 51 8 North 59th Street,Seattle,Washington 98103-Phone (206)334-1338 email aldernw@comcast.net Mr.Scott Cameron September 23,2008 ) Debris .(Criteria 2) Trash and debris is absent from the buffer enhancement area. Plant Cover (Criteria 3) The buffer enhancement area at the rear ofthe 3 lots had been hydroseeded with a grass mix at the time ofthe initial planting in the summer of 2007.There is nearly full cover by the well established grasses and other herbaceous groundcover on the area.Himalayan blackberry (Rubus discolor)is largely lacking,although there are a few small individual plants scattered throughout the area. Field bindweed (Convolvulus arvensis)is present and has overgrown much of the area at the top of the Storm drain restoration area within the NGPE. Recommendations Based on observations of conditions on the mitigation area,I have the following recommendations for maintenance activities. 1.Recommendations for species and numbers of plants to be replanted are listed on the attached plant schedule.The listing of plants to be used for replacement reflect the observed survival rates.Some substitutions for species which did not survive well are included.Replacement plantings should be made during winter dormant season,November through March. 2.Common bindweed has affected the growth and survival of plantings over the storm line.Measures to control its growth should be instituted in the spring and over the summer months as the bindweed initiates new growth.The above ground portion ofthe plants will die back over the winter. Ifyou have any questions or require additional information,please call. Sincerely yours, ALDER NW P.Munger Enclosures:Photo of Planting Area Plant Schedule Project No.51103 Page No.2 °) SCIENTIFIC NAME TABLE 1 PLANT SCHEDULE COMMON NAME QUANT][ On Plan actual Pseudotsuga menziesii Douglas fir (3)3 Pyrusfusca Crab apple (2)1 Comus stolonifera Red-osier dogwood (25)24 Corylus cornuta hazelnut (0)8 Holodiscus discolor Ocean spray (20)6 Lonicera involucrate Black twinberry (20)0 Rosanootkana Nootka rose (24)18 Rubus parviflorus Thimbleberry (20)15 Symphoricarpos alba Snowberry (25)18 re_€_plant 0 O)1 O)2l <2)6 0 0 €3J11 0 7 Totals (139)93 +46 =139 On plan number is quantity on original plant schedule Actual numbers are surviving plants counted 9-21-08 __plant numbers is recommendation for replanting to bring survival rate to meet survival criteria. Overall Survival rate for planted trees and shrubs is 93/139 =67% (1)number includes replacement for twinberry which did not survive. (2)Number includes replacement for ocean spray (3)Number includes replacement for thimbleberry (4)Hawthorn may be used in place ofcrabapple Photo 1 September 22,2008 Tall Firs Lots 8,9,10 View looking north over Storm Drain restoration area within NGPE. Return Address: City Clerk's Office City ofRenton 1055 South Grady Way Renton,WA 98055 IJrllJllll[lllqllilll]llllllUlllllllllill[Jiltl20071031002634TRRNSNRTIONTZERS42.00PRGE001OF00310/31/2007 15:55KZNGCOUNTY,UR L.t)l(oq Title:PRIVATE DRAINAGE Property Tax Parcel Number:TAX#344950-0045 EASEMENT Project File #:07019 Street Intersection or ProjectName:TALLFIRSAT HONEY CREEK Reference Number(s)ofDocuments assigned or released:Additional reference numbers are on page. Grantor(s):Grantee(s): 1.Lynch Linda Lee 1.UngeFug Harry 3436 NE 17±Place 3430 NE t7th Place ._//_, Renton,WA 98056 Renton,WA 98056 g ZSJqLEGALDESCRIPTION:Lot 9,Block 1 ofHoney Creek Plat,Vol 59,Pg 57,Recorded in KingCounty, Washington.Additionally described on attached Exhibit 'A'. LEGALDESCRIPTION: Exhibit 'A' LOT 9,BLOCK 1,OF HONEY CREEK PLAT,VOL.59,PG.57,RECOILED IN KING COUNTY, WASHINGTON. PRIVATE DRAINAGEEASEMENT LEGAL DESCRIPTION: COMMENCING AT THE SOUTHEAST CORNER OF LOT#9 SAID ABOVEPROPERTY N 50°39'40"W A DISTANCE OF 10.00 FEET TO A POINT ON THE SOUTH PROPERTY LINE; THENCE N 39°20"20"E ADISTANCE OF 66.34 FEET TO THE TRUE POINT OF BEGINNING; THENCE N 50°39'40"W A DISTANCE OF 65.00 FEET TO A POINT ON THE WEST PROPERTY LINE; THENCE ALONGTHE WEST PROPERTY LINE N 39°20'20"E A DISTANCEOF 10.00FEET TO A POINT ON THE WEST PROPERTY LINE; THENCE S 50°39'40"E A DISTANCE OF 65.00 FEETTOA POINT; THENCE S 39°20'20"W ADISTANCE OF 10.00 FEET TO THE TRUE POINT OF BEGINNING; Said documenI(s)were filed for recoro b9 /Ox'',,Title as accommodation only.It has not been examined as to prope execution or as to its effect upon title. ".'¢"=""/"!qOT REQUIREDk,,,%_,t2r,..;ty..,',,f.ir,Co.Records Divis!on [EXP,RES 02/,8/00 J STORMEASEMENTI-legaI.DOC'5 Page 1 FORM 03 0013/bh/CA2-21-97 O That said Grantor(s),for and in consideration ofmutual benefits,do by these presents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for private drainage utilities with necessary appurtenances over,under,through,across and upon the following described property(the right- of-way)in King County,Washington,more particularly described on page 1.(or iffull legal is not onpage l- Exhibit A.) Forthe purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilitiesand utility pipelines,including,but not limited to,storm drainage lines,togetherwith the right ofingress and egress thereto without prior institution ofany suit or proceedingsoflaw and without incurring any legal obligationor liabilitytherefor.Followingthe initial conslruction ofits facilities,Granteemay fromtime to time construct such additional facilities as it may require.This easement is granted subject to the following terms and conditions: 1.The Granteeshall,upon completionofany work within the property covered by theeasement,restore the surface of the easement,and any privateimprovementsdisturbed or destroyed during execution ofthework,as nearlyas practicableto the condition they werein immediatelybefore commencementofthe work or entry by the Grantee. 2.Grantorshall retainthe right touse thesurface ofthe easement as longas such use does not interfere with the easement rightsgrantedto theGrantee.Grantorshall not,however,have the fightto: a.Erect or maintain any buildings or structures within theeasement;or b.Plant trees,shrubs or vegetationhavingdeep root patternswhich maycause damage to or interferewith the utilitiesto be placedwithinthe easementby the Grantee;or c.Develop,landscape,or beautifythe easement areain anyway which would unreasonably increase the costs to the Grantee ofrestoringthe easementarea and any private improvementstherein. d.Dig,tunnel or perform other forms ofconstruction activitieson the property which would disturb the compaction or unearth Grantee'sfacilitieson the right-of-way,or endanger the lateral support facilities. e.Blast within fifteen (15)feet ofthe right-of-way. This easement shall run with the land describedherein,and shall be binding upon the pahies,their heirs, successors in interest and assigns.Grantors covenantthat theyare the lawful owners ofthe above properties and that theyhave a goodand lawful right to execute this agreement. Bythis conveyance,Grantor will warrant and defend the sale hereby made unto the Granteeagainst all and every personor persons,whomsoever,lawfullyclaiming orto claim the same.This conveyance shall bind the heirs, executors,administratorsandassigns forever. IN WITNESS WHEREOF,said Grantor has caused this instrumentto be executedthisJ.__day of )-d 20 _r Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set myhand and seal the day and year as written below. Notary Seal must be within box CORPORATE FORMOFACKNOWLEDGMENT STATE OF WASHINGTON )SS COUNTY pj KING to e owntubeofthecorporationthat executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed ofsaid corporation,for the uses and purposes therein mentioned,and each on oath stated thathe/she was authorized to execute said instrument and that the seal affixed is the corporate seal ofsaid corporation. Notary Pullic(iln"and foE:the Stat;of Washington Notary (Print),j'fnd ')[LC_JQ"Q _ My appointment ex.ph:es:'3f [_C ,2C.':5 Dated:I)-I"O -'-]''- STORMEASEMENTI-legaI.DOC Page 2 FORM 03 0013/bh/CA2-21-97 @ IIcn0 FIRS IPROJECTNO.:07019 DRAWN BY:JF ISSUE DATE:09-11-2007 MAP 1PAGE03 OF 03 DRAINAGE EASEMENT ific "J(Engineering |esign,LLC |Civil Engineering and J Planning Consultants 1544.5 53RD AVE.S.,SEATILE,WA 98188PHONE:(206)431-7970FAX:(206)38a-lS4aWEBSTIE:" PACENG.COM " :=-lb Return Address: City Clerk'sOffice City ofRenton 1055 South Grady Way Renton,WA 98055 I lrfllJllilflllfll]JIi IiJlifrllllll lIlllllilJlirllflflll[rl:l[lllltl20071031002633TRPJSNRTIONTIERS42.00PRGE00|OF 00310/31/2007 15:55KINGCOUNTY,UA Title:PRIVATE DRAINAGE PropertyTax Parcel Number:TAX#344950-0050 EASEMENT ProjectFile#:07019 Street IntersectionorProjectName:TALL FIRS AT HONEYCREEK Reference Number(s)ofDocuments assigned or released:Additional reference numbers are on page ____.... Grantor(s): 1.Owner of Lot 10 (Parcel number 344950-0050) Bent Nose LLC. 4 102nd Ave NE Ste 201 Bellevue,WA 98004-5621 LEGAL DESCRIPTION:Lot 10,Block 1 ofHoney Creek Plat,Vol 59,Pg 57,Recorded in King County, Washington.Additionallydescribed onattached Exhibit 'A'. Grantee(s): 1.Owner of Lot 11 (Parcel number 344950-0055) Bent Nose LLC. 4 102nd Ave NE Ste 201 Bellevue,WA 98004-5621 _// LEGAL DESCRIPTION: Exhibit 'A' LOT 10,BLOCK 1,OF HONEY CREEK PLAT,VOL 59,PG.57,RECORED IN KING COUNTY, WASHINGTON. PRIVATE DRAINAGE EASEMENT LEGAL DESCRIPTION: COMMENCING AT THE NORTHWEST CORNER OF LOT#10 SAID ABOVE PROPERTYN 39020'20"E A DISTANCE OF 66.34 FEETTO THE TRUE POINT OFBEGINNING; THENCE S 50°48'19"E A DISTANCE OF 75.00 FEETTO A POINT ON THE EAST PROPERTY LINE; THENCE ALONG THE EAST PROPERTY LINE N 39020'20"E A DISTANCE OF 10.00 FEET TO A POINT ON THE EAST PROPERTY LINE; THENCE N 50'48"19"W ADISTANCE OF 75.00 FEET TO A POINT; THENCE S 39°20'20"W A DISTANCE OF 10.00 FEETTOTHE TRUE POINTOF BEGINNING; Said document(s)were filed for record bj /_.,m-Title as accommodation only.It has not been examined as to prope execution or as to its effeot upon title. ""'NOT REQUIREDEX.,IS-T×KingCo.Roeovis[on [EXPIRES:02/t8/20d"r STORMEASEMENT2-legal.DO Page I FORM 03 0013/bh/CA2-21-97 That said Grantor(s),for and in considerationofmutual benefits,do bythesepresents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for private drainage utilities with necessary appurtenances over,under,through,across and upon the following described property (the right- of-way)in King County,Washington,more particularly described on page 1.(or iffull legal is not on page l- Exhibit A.) For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operatingand maintaining utilitiesand utility pipelines,including,but not limitedto,storm drainage lines,togetherwith the rightofingress and egress theretowithout prior institution ofany suit orproceedingsoflaw and without incurring any legal obligationor liabilitytherefor.Following the initial constructionofits facilities,Grantee may fromtime to time construct such additional facilities as it may require.This easement is granted subject to the following terms and conditions: 1.The Grantee shall,upon completionofany work within the properj coveredby the easement,restorethe surface of the easement,and any private improvementsdisturbed or destroyedduring execution ofthe work,as nearly as practicableto the condition they werein immediatelybefore commencementofthe work or entry by the Grantee. 2.Grantorshall retain the rightto use the surface ofthe easementas longas such usedoes not interfere with the easement rightsgranted to the Grantee. Grantorshall not,however,havethe right to: a.Erector maintainany buildingsorstructures within the easement;or b.Plant trees,shrubs or vegetationhavingdeeprootpatterns which may cause damage to or interfere with the utilities to be placed within the easementby the Grantee;or c.Develop,landscape,orbeautify theeasement areain any waywhich would unreasonablyincrease thecosts to the Granteeofrestoringthe easementarea and any private improvementstherein. d.Dig,tunnel or performother forms ofconstruction activities on the property which would disturbthe compaction orunearth Grantee'sfacilitieson the right-of-way,orendangerthe lateralsupportfacilities. e.Blast within fifteen (15)feet ofthe right-of-way. This easement shallrun with the land describedherein,and shall be binding upon the pahies,their heirs, successors in interest and assigns.Grantors covenantthat they are the lawful owners ofthe above properties and that theyhave a good and lawfulright to execute this agreement. Bythis conveyance,Grantorwill warrant and defend the sale hereby made unto the Grantee against all and every personor persons,whomsoever,lawfullyclaiming or to claim the same.This conveyance shall bind the heirs, executors,administrators and assigns forever. IN WITNESS WHEREOF,said Grantorhas caused this instrumentto be executed this#_day of 6d-L 20t7--., ,/ Form 84 000l/bh IN WITNESS WHEREOF,I have hereunto set myhand and seal the day and year as written below. CORPORATEFORM OFACKNOIIrLEDGMENT Notary Seal mustbe within box STATE OF WASHINGTON )SS COUNTY OF KING ) Onthis '1'lu day of 6al"*''x .,).0"before mepersonally appeared C,g (Z-.r to me known to :..-'::!.":'---'',lt,i be ofthe corporation that'.ff,L!..',;7:o .".,s executed thewithin instrument,and acknowledgethe said instrumenttobe the freeff."i::'"O,v'!.'s and vohintt and deed ofsaid corporation,forthe uses and purposestherein "_".'".-.--':meatianedf/and each on oath statedthat he/she was authorized to executesaid :O ""'.rn -13 f,instrume'nt/ahdthat the seal affixed is the corporateseal ofsaid corporation. /t,\j/A .__----.,..-----f%'i".,,^B "/<-"NotarY,Pu'ffc ifor the State ofWashingtont"."tlzl-',J o.....%O'ZTZ'-.---Notary (Print)(VLu(.K,,.z,--x--( "',........',,"'"My appointment expires:u "3--tq -o Dated:t .I %I "'- STORMEASEMENT2-1egaI.DOC Page 2 FORM 03 0013/bh/CA2-21-97 TALL FIRS "•"PROJECT NO.:07019 DRAINAGE ific s45 SRO A s..SEATTLE,WA 95188 DRAWN BY:JF EASEMENT I.ff(Engineering PHONE: ISSUE DATE:09-11-2007 sign,LLC (20e)431-7970FAX:MAP 1 (2o8)38B-ls4aPAGE03OFOCivilEngineeringandWEBSll IIt P|uiiiiii Consultan PACENC,.COM 2007."nmhor 9a__,., •...,,";5 "" •,.-'::ScottCameron . •.;"BentNose,LLC .Avenue NE1215,i20th "" ;5 K '••.. y Keoiker,Mayor :7 • •.-; .........-.; -...,,..,... CiTY- "F,RENTO•N.....['[]I .Planning/Building/PublicW0rks Deiariinentl ..- Gregg Zimmerman.p.E,AdminiStratoi-.•-.•..., i •.',. •:-..... •,,•.. ..'.... •-:£":"-"-Bellevue,WA 98005 •--.'.".'" •:?::.i •,)."Subjecti:i '...Start of Monitoring•Peri0d'...:..i '":.', ':;,-:i;"::....;:..'TallFirsat HOney creek iots 8,9,1:0 .. ,...... •-"L " i "...•...•'- ,'..•.:: .,,.., •".,....': •"2:"..-"••.-••..'"''i:-:".City of Renton File LUA 05-1.64 "....:"-".."' .'"•:..Deir ,.-)"""'""Scott::"""""''':;"..,":"- ..../'..":-''i ,./.....".".:.:"".".'..:....-i"'"i -:-,"!.'-.".-i i :;'"'"".,....,,'i ..."".,..,i :... •..::-.:-."...:.,on o ober-23 0 71i.'r ev th p m Mungr(p mber2 2007).:for..."":.:iict,2 0 ec i ed eaS-buittre oi:tiffo Garet e datedSe te 6;!'"" •ii;:.'?:)i %thestreaEnb-uff&enhancemefitprojectatlTallFis,:atnoneyCreek.Itappearsthat,theplants:havebeen'::i "-i:.f :.,. .:::;-:':?::sUccessfull2i.:instaiied and the:;p/bjeet is underway.Thereforel your monitOfifigpei'iod will:startas.ofthe:i :::<i"-i, "(::i)::i :,i":date.ofthis]etter:Oct0ber 24,.12007.:-,..)j.-:.:-:,'.:............,,, •:.:)."-.''As.a re.rider,.you are-re@ired;to SCcessitiliy maintaifl andmonitor,the Nafive:Groh.Proeet.ion Area.:.,:"::":::.:i :- :...:..:-:.:.forfive c0nseeutwe'years,.Aniiualreports aredue'to the Cl6y the24:ofOeto,ber;untfl the year 20 2,...-.-:;..."., •:..i •:•:••i".•.:,:•::aftei Wlaieh 3our su÷etyldevieeMll•be •/eieaedl:"••••::••"i••i :•:-,••":)..-,••••,/••:,:i•':•'::":.::;•:'•:.'•,,•::•:.••.••i:::- :::.i);.(.!'i:;..t'!easemaksur.itWObepies'of therepoi-t.ateilsenti.te:"te)C-tYno'iaterttian October.24,20081...Hook"'.:)...(:,)),"".-::..) :••:•::"-:":._!:::".•(£t-erward.toevaiuatingttieSfeeesSbftlSproj-eeti:;Fee!'•ee:i:o:callme •!iih.•ny :questi0ns!(425).430L7270.:?:)5••,•::i,•/ :-..:;v :.12 ;.drea:Petzei;P "d"'......-;....!.:,:):-..:;-::;.•..'-:--.:.:.,.::.-....:,:-,-;-..),::;-:"...:',:.:.-..',,"i -.-i.-.i :--.-:-L :-•,':/.•'Dev'eiopmentSerces Diion :'"2;i "°:--.':/.:..i ..:-;-..::::i•".....,.."?'.-.:-,:,-:)i.=:_:::,:,2:-',,.):...i...: •,,.,..t............•:::--".•."...;.,•icc!?:•:".Ci:of:Renton:File,lcUA 05'i6€'::i:--.:./".)?.:)..:i::':i •.;•i ::-;-::i-":.:,i :"•/':':,:V"::.:••...:-. "••,',:-'"..v ""-. •..i I)•.i i :,)i:'•).".?i )i..'.••-"'-....:....):ii )i -i?" ,-,....:-2.".,.?:5 ;;,.,..-,.i:):/.,:.,.'.""":""..:......""•..........,...",.•,:"..'i""<-""-:.",.:.:"'.-:..'C':'"'.),'',i ..-'..5 'i ::i i.i ::S:..:.--..-.,:.......::,i.:-,:1055 SouthGradywgy-:Rentdn,:Waslfingtn98057),,<.-',:.)i :."..)...<.-:?_i::.-,"-.,"i..;-[..".......:.,......,..-:.....-::-...:-'"-...-..Z;..-..--.."-,::4.-,•.:/,-.:.'-.f'-"::.A:HEX.dr,.X.n..CUi.Vg:"5,".....-'-,..::.:":.",.'..'-'.'"_'."-").:":('""lqlais]al-/.°OninsGO%.fimaterial:30.%pdst°nxrri"."'.',".":."i..:-::):..":":}'":,"".""',-'.:-.."-3""i!?"i-- i --]e_AlderNW September 26,2007 Project No.80305 Mr.Scott Cameron Bent Nose LLC 1215 120 Avenue NE Bellevue,Washington 98005 Subject:As-Built Report Buffer Enhancement Plantings Lots 8,9,and 10 TaU Firs Renton,Washington Ocr Dear Mr.Cameron: As requested,I have reviewed the work completed for the Buffer Enhancement requirements for Lots 8,9 and 10 of the Tall Firs residential development in Renton,Washington.Buffer Enhancement was required for the project to restore and enhance buffer areas affected by construction of the three homes and for construction of the storm drain line extending down the slope toward Honey Creek,The enhancement planting plan for the project is presented on the Planting Plan,dated June 4,2007,by Adolfson Associates,Inc.. In completing this review and the preparation of the as-built report for the wetland mitigation work,I visited the site on June 30,2007,and on August 10,2007,and on September 10,2007.Plant materials had been installed on the buffer enhancement areas at the time of the site visit in June although there were some areas which required repair. In June,the area along the east side of the house on Lot 10,had been subject to disturbance ai the plants had been installed.This area had been subject to erosion as a result of surface water flowing across the slope, eroding the surface soils and disrupting some ofthe planted materials. In August maintenance work was underway to fix the eroded area and to replant disturbed plant materials on the area adjacent to Lot 8 and on other planting areas between the residences where there had been disturbance during finish work on the homes.Hoses had been installed and the planting areas were irrigated periodically during August. In September,maintenance work had been completed and planted materials appeared to be in good condition. With irrigation during August,the planted s showed new growth. In general,the enhancement planting work has been completed in accordance with the Planting Plan.It is our observation that mitigation plantings have been satisfactorily installed. Photographs illustrating conditions at the time of the monitoring visit on September 10 were taken. Representative photos are included with this report as Photo 1 through Photo 5,..Additional photos taken at that time are being maintained in AlderNW files,for reference in future monitoring visits. S !8 North 59 Street,Seattle,Washington 98 i 03-Phone (206)783-1036 email aldernw@comcast.net Mr.Scott Cameron September 26,2007 The wetland mitigation work for the project should be accepted as being complete as of the time of our monitoring visit on August 10,2007.Work within the area covered bythe Planting Plan has been completed in general accordance with the Planting Plan dated June 4,2007.That plan illustrates the work completed and serves as the as-built drawing for the project. In acxordance with mitigation design requirements the project will be monitored over a five year monitoring period.Monitoring visits are to be completed quarterly over the first year.The initial quarterly monitoring visit should be conducted during the month of December,2007. ffyou have any questions or require additional information,please call. Sincerely yours, ALDER NW Garet P.Munger Enclosures:Photos ofPlanting Area (5) Project No.51103 Page No.2 Photo 1 September 10,2007 Tall Firs Lots 8,9,10 View looking east fm NE comer house on Lot 10. [I Photo 2 Stcmlr 10,2007 Tall Firs Lots 8,9,10 View looking north between Lots 9 and 10. •° Photo 3 September 10,2007 Tall Firs Lots 8,9,10 View looking north along east side Lot 10. Photo 4 September 10,2007 Tall Firs Lots 8,9,10 View looking north between Lots 8 and 9. t I •o Photo 5 September 10,2007 Tall FLrs Lots 8,9,10 View looking north across pipe line restoratio '.d Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton,WA 98055 CITY OF RENTON ERS 44.00PRGEO01OF00508/t6/2007 69:69KINGCOUNTY,MR Title:UTILITIES EASEMENT Project File #:06029 Property Tax Parcel Number:TAX#344950-0045 Street Intersection or Project Name:TALL FIRS AT HONEY CREEK Reference Number(s)of Documents assigned or released:Additional reference numbers are on page. Grantor(s):Grantee(s): I.Bent Nose,LLC.1.City ofRenton,a Municipal Corporation 4 102no Ave NE,Suite 201 Bellevue,WA 98004-5621 LEGAL DESCRIPTION:Lot 9,Block 1 of Honey Creek Plat,Vol 59,Pg 57,Recorded in King County, Washington.Additionally described on attached Exhibit 'A'. EXOISE TAX N,g REQUIRED +0.#07 =oo D STORMEASEMENT.DOCk Page I FORM 03 0013/bh/CA2-21-97 •O LEGAL DESCRIPTION: Exhibit 'A' LOT 9,BLOCK 1,OF HONEY CREEK PLAT,VOL.59,PG.57,RECORED IN KING COUNTY, WASHINGTON. DRAINAGE EASEMENT LEGAL DESCRIPTION: COMMENCING AT THE SOUTHEAST CORNER OF LOT #9 SAID ABOVE PROPERTY N 50039'40"W A DISTANCE OF 10.00 FEET TO A POINT ON THE SOUTH PROPERTY LINE; THENCE N 39020'20"E A DISTANCE OF 76.76'TO THE TRUE POINT OF BEGINNING ON THE SOUTH BOUNDARY OF THE NATIVE GROWTH PROTECTION EASEMENT (NGPE); THENCE ALONG THE SOUTH BOUNDARY OF THE NGPE N 44017'10"W A DISTANCE OF 10.06 FEET TO A POINT; THENCE N 39020'20"E A DISTANCE OF 75.47'TO A POINT ON THE NORTH BOUNDARY OF THE NGPE; THENCE ALONG THE NORTH BOUNDARY OF THE NGPE S 44°17'10"E A D1STANCE OF 10.06 FEET TO A POINT; THENCE S °20'20"E A DISTANCE OF 75.47'TO THE TRUE POINT OF BEGINNING; ICXPIRES:o2/18/2oo9 I STORMEASEMENT.DOC\Page 2 FORM 03 0013/bh/CA2-2 i-97 That said Grantor(s),for and in consideration ofmutual benefits,do by these presents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property (the right-of-way)in King County,Washington,more particularly described on page 1.(or if full legal is not on page 1--Exhibit A.) For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor.Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require.This easement is granted subject to the following terms and conditions: 1.The Grantee shall,upon completion ofany work within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution ofthe work,as nearly as practicable to the condition they were in immediately before commencement ofthe work or entry by the Grantee. 2.Grantor shall retain the right to use the surface ofthe easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a.Erect or maintain any buildings or structures within the easement;or b.Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee;or c.Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d.Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e.Blast within fifteen (15)feet ofthe right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns.Grantors covenant that they are the lawful owners ofthe above properties and that they have a good and lawful right to execute this agreement. By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person o,r persons,whomsoever,lawfully claiming or to claim the same.This conveyance shall bind the heirs, executors,administrators and assigns forever. IN WITNESIEREOF,said Grantor has caused this instrument to be executed this -]day of -'f 20 O7-. 2" STORMEASEMENT.DOCk Page 3 FORM 03 0013/bh/CA2-21-97 @ O Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. Notary Seal must be within box ..='ceEi L ;?',, ,.'.-._3 .'.o_-":-%,OFW",:: CORPORATE FORM OFACKNOWLEDGMENT STATE OF WASHINGTON )SS COUNTY OF ,KING On this .._/day of d't ,l9___,Tbefore me personally appeared t/'S,x.,,e,r-x----to me known to be fVxC.,V,"ofthe corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed ofsaid corporation,for the uses and purposes therein mentioge'd.,each on oath stated that he/she was authorized to execute said instreymd]that the seal affixe,_..dd is thecorporat._____._...__...__e seal of said corporation. Nof Washington Notao,(Print)C.Lv.-eLu,-[Ax.z'- My appointment expires:t.-"3--i -o Dated:"--9--t.0 .-S)-- STORMEASEMENT.DOC\Page 4 FORM 03 00 i3/bh/CA2-21-97 ff} iIfTALL ,RS|/PRCT NO.:06029IllORAnv:I/UE1DA'I 05-16-2007 PA 03 OF"03 I ific([{Engineering sign,LLC Civil Engineeringand Planning Consultants SF_.A'rR£.ViA 08t8 .)s-TgTo (206)3BB-1648 DRAINAGE EASEMENT ;-v-,.".;.-.-;,.'-'----..<-\.".-'L Vr';:i-..?..-:;.::_"2;,-";.;->:W-,_'-5-.;..;_-:-•.--:Z.77_.7;.,-.--,.,;./..::.,;-..&..-.:.<...:-:.-.;52'Q-;.-....4 ....;-L--..,z;.,,.•,.-._.?.-..•. =.-.:,;_.',;::-,,<L--,.?•'-"'•"33 ---.......,,2<;-z:-,,.w"zv':<"z;.... .............?...........=.,_,,_;_._-.,.=-._>:....................,..,,.,........,,........BUILDINGDIVI$10 ......,.,.,.,-, Z,oykgq-/69/SET ASIDE LETTER [Lender]Foundation Bank has on deposit in Construction Loan #170000903 the sum or $8,320.06 to cover The construction of The Tall Firs Project Said funds will be distributed only after [Lender]Foundation Bank has satisfied itself that the work to be paid for has actually been performed to the satisfaction of the City of Renton.These funds set aside shall not be disbursed to the borrower,a contractor working for the borrower,or any third party without the prior written approval of the City of Renton and this loan shall not be terminated or all funds thereunder distributed without the prior approval ofthe City ofRenton. In the event [Owner]Bent Nose,LLC fails to complete any pay for the improvements as required by the City ofRenton,all funds remaining in said deposit shall be made available to the City of Renton to complete and pay for the cost of said improvements. Bent Nose,LLC /Authorized Signature Scott Cameron,Manager Name,Title Foundation Bank Bank Authorized Signature" Curtis Drury,VP Name,Title Date Date BELLEVUE;I I I0 I I ;TH AVENUE;NE,SUITE I00,BELLE;VUE;,WA 98004 TELEPHONE:425.691.5000,FAX;425.691.5002 (Oq6 9/CITY OF RENTON 1055 S.Grady Way Renton,WA 98055 Printed:06-27-2007 Land Use Actions RECEIPT Permit#:LUA05-164 Payment Made:06/27/2007 02:24 PM Receipt Number:R0703274 Total Payment:8,320.06 Payee:Foundation Bank (Bent Nose LLC) Cuffent Payment Made to the Following Items: Trans Account Code Description Amount ...................................................................... 5999 999.999.99.99.9999 Unknown Fee Item 8,320.06 Payments made for this receipt Trans Method Description Amount ............................................................ Payment Other 8,320.06 -._5c c i Ic-l".--To r,c Account Balances 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading &Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax 5999 999.999.99.99.9999 Unknown Fee Item .00 .00 .00 .00 .00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 .00 .00 .00 .00 .00 .00 Remaining Balance Due:$0.00 .('.kx Mr.Scott Cameron Bent Nose LLC 1215 120th Avenue NE Bellevue,Washington 98005 Subject:Authorization Buffer Enhancement Monitoring Tall Firs Renton,Washington Alder NW June 14,2007 Project No.80305 JUN 18 2007 3UII,.DINGDIIIISIOt Dear Mr.Cameron: As requested,I have prepared an estimate of costs for providing the monitoring services required for the Tall Firs project in the City of Renton.A planting plan,prepared by Adolfson Associates,Inc.outlines the Buffer Enhancement/Restoration plantings and monitoring plan for the project.Mitigation monitoring is to be carried out ' over a five year period following completion of the project.Total costs as outlined below for monitoring over the five year period will be $3,150. As-Built Report.An initial report documenting that the work in the buffer Enhancement/Restoration area has been completed in accordance with the Planting Plan is required.Costs for completion of the As-built monitoring and report will be $350. Annual wetland monitoring.A requirement of the mitigation plan is for annual monitoring over the five year period following completion of the work in the Buffer Enhancement/Restoration area.This includes a photographic record ofthe mitigation area as well as quantitative measurements along sample transects,and a count of surviving plant materials.A monitoring report for each monitoring visit is to be prepared for submittal to the City of Renton. Monitoring is to be conducted annually during years one,two,three,and four after completion of the Buffer Enhancement/Restoration Plantings.Costs for the annual monitoring visits and preparation ofreport will be $550, with a total over the four years to be _$_200. Final Monitoring Report A final monitoring visit and report is to be completed in the fifth year following installation ofthe mitigation plantings.Costs to complete the final monitoring report will be $600. 518 North 59th Street,Seattle,Washington 98103.Phone (206)783-1036 email aldernw@comcast.net ."Mr.Scott Cameron O O June 5,2007 The monitoring costs listed above do not include costs for preparation of remediation or contingency plans which may be required in the event the Buffer Enhancement/Restoration Area is not developing as intended in the approved planting plan design. Monitoring reports will address the progress of the project in achieving the stated mitigation standards and will include recommendations,as warranted,for maintenance work to be completed on the area.The scope of work included in this authorization does not include maintenance work.In the event of a follow-up monitoring visit to review completed maintenance work,there will be additional charges.Fees will be calculated on a time and materials basis,with my time being charged at the rate of $90.00/hour.Charges will include mileage and other office costs for copies etc. If this scope of work and fees are acceptable to you,please sign one copy of this authorization letter and return it to my office.In the meantime,ifyou have any questions or comments,please call. Sincerely yours, ALDER NW Garet P.Munger I accept the above scope of work and estimated costs,and authorize AlderNW to provide the Buffer Enhancement/Restoration monitoring services for the Tall firs project in Renton,Wa. Signature: j- Title:/lOt4 ,,gL "-/Eg,d,Jd6-C'- Date: Project No.30305 Page No.2 Lu.xor Landscape In PO Box 1177 Maple Valley,,WA 98038 Estimate Date Estimate # 6/12/2007 63 Name I Address Main Street Builders 40305 302nd Ave $E Enlmlclaw,WA 98022 Oty 1 2 25 1920 22 t9 25 Description Crabapple Red osier dogwood Ocean sprayBlackthimblebcrry Nooloa roseThimbl©berry Common strawbeny Scr,d mix fordisturb:d areas Area Pdce Installed 15.50 15.50 15.50 !5.50 15.50 15.5015,50 15.50100.00 Project Pipeline Tot 15.50T 31.00T 387.50T 294.50T 310.00T341.00"1" 294.50T 387.50T100.00T Subtotal $2,161.50 Sales Tax (8.9%)$192.38 Total s2,353.ss 8 39Vd 1Rtl "1 3dVDSQNVq o×n7 Luxor Landscape ][nc PO Box 1177 Maple Valley,,WA 98038 Estimate Date Estimate # 6/1J2007 67 Name.I Address Maia Stxcel Builders40305302ndAveSE Enumdsw,WA 98022 Project Pipclino TotalOtyDescription Estimatedplant fatality rates FLnI year 20% 5%Third year Area Price Installed 470.77 235.38 117,69 0.00T 470.773" 235.38T 117.693" Subtotal Page I 39Vd 3dVOS(]NV7 OXf'17 I9;E EC:I L881SII90 Luxor Landscape lnc PO Box l 177 Maple Valley,,WA 98038 Estimate Date Estimate # 6/12/2007 67 Name /Address Main Stw.et Builders40305302ndAveSEEnunglaw,WA 98022 JUt 18 Ul/I810/ Project Pipeline TotalQty 5%fourth year 5%fifth year Description Area Pdce Installed !]7£9 117.39 117.69T I17.39T Subtotal $1,058.92 Page 2 Sales Tax (8.9%)$94.25 Total s],,53.]7 2dVDS(INV7 0X177 I "Itn I "lt-rIIl IEgICEt;t EE :tI L88ClEI/98 it,hi /n"l i nn rl ttna ulTi t nr u,i Andrea Pe:e|-Re:Monitoring ontract for Tall Firs NGPE I ,,,,il,-,-,,f,,,"",,'",:''r ,...., Page 1 of4 From: To: Date: Subject: CC: Andrea Petzel Cameron,Scott 06/13/2007 3:40 PM Re:Monitoring Contract for Tall Firs NGPE aldernw@comcast.net;Builders,LLC Barbara Main @ Main Street;Dotson,Michael;Epstein,Mark;Sanford,Darrin Scott, I'II address these few comments by email,and from this point on everything must be officially submitted,as a complete package, to the 6th floor of Renton City Hall.Or you can call me with questions.I will not be providing any more comments on the plans via email.Feel free to call or stop by;my number,for future reference,is 425-430-7270. 1)It is a code requirement that if the project doesn't meet performance standards,the monitoring period restarts.This is why I've asked for revisions to the performance standards that are both clearly stated and quantifiable;I will hold you to what is put in writing on that plan.I don't want to see this monitoring period restart any more than you do,and the best way to do that is to have well-written,achievable performance standards in place.Unfortunately,restarting the monitoring period upon failure isn't a debatable point. 2)Sounds like the monitoring plan revisions are ok and I've spoken to Mark on the phone.Please submit three full size copies for final approval.This email does not imply official approval.You will get a letter in the mail with an official "start date"for monitoring,once the plan has been approved. 3)Please have Mark give you an estimate for replacement plants.If I don't agree with what you propose,we will negotiate. Please assume a reasonable amount of failure. 4)You do not have to bond for the signs or fences.It's very rare that we approve a NGPE without the provision for fences and signs,but as I reread the reports Valerie did not make that a condition. I look forward to reviewing the monitoring plan and your bond proposal.As I said before,please submit everything in it's entirety to the front desk.Your as-built plans will be required before I approve the bond. Thanks, Andrea Andrea Petzel,Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton,WA 98057 425-430-7270 apetzel@ci,renton.wa,us >>>"Scott Cameron"<scott@cameronregroup.com>06/07/07 6:28 PM >>> Andrea: I am unsure if Mark Epstein from Adotfson has submitted the changes that you requested in your 5/17/07 letter.We need to move this process along as we are quickly approaching completion of the homes (June 30th). Here are my comments: Maintenance file://C :Documents%20and%20SettingsknweilkLocal%20S ettings\Temp\GW}00003 .HTM 06/13/2007 O Success Criteria ®I think there is a formatting issue in the proposed document. o Criterion 2 is simply the completion of Criterion 1. o The second sentence of Criterion 3 should be its own numbered Criterion. Mark-please comment/amend to address the remainder of Andrea's comments. Monitoring Report ®The requested changes seem reasonable. In your email you mention: We disagree that the monitoring pla,,should be restarted for another 5 years if a,,ny time the project fails. Page 2 of 4 1.Replacement estimates for the plants.How do I estimate the cost of replacement plants as we won't know which plants may need replacement? 2.Signs.How many are we required to install as this was not included in our building permit.Where are these signs obtained? 3.Fences.There were no fences required in our building permit. I am working on getting the actual costs for the plantings and will resubmit the monitoring contract with a summarized budget. Please advise at your earliest possible convenience. Thank you. Join Our Team.The sales team at Cameron Real Estate Group is growing !Please contact me if you,or someone you know,would like to learn more. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronregroup.com O 425-453-9995 F 425-453-9997 file://C:XY)ocuments%20and%20SettingsknweilLocal%20Settings\Temp\GW}00003.HTM 06/13/2007 Page 3 of 4 CONFIDENTIALITY NOTE:This e-mail meoage contains information that may be privilege%nfidential and/or protected from disclosure. The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error, please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination, distribution or copying of this message is prohibited. From:Andrea Petzel [mailto:APetzel@ci.renton.wa.us] Sent:Wednesday,June 06,2007 4:45 PM To:Scott Cameron Cc:Michael Dotson;LLC Barbara Main @ Main Street Builders;Darrin Sanford Subject:Re:FW:Monitoring Contract for Tall Firs NGPE Scott, Thanks for sending this on,it is one part of the maintenance and monitoring bond.Mr.Munger did not provide a total amount in his contract;it appears to be $4,400.I would point out that for this type of monitoring we are not requiring it quarterly for the first year,only annual reports.You may want to revise the contract and send me a copy,otherwise this total will be included in the bond amount.If you do revise the contract,please make sure the estimated total is included. Contracts and amounts for replacement plants,fences and signs are also needed.There should also be contracts and amounts for plant installation and yearly maintenance. Thanks, Andrea Andrea Petzel,Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton,WA 98057 425-430-7270 apetzel@ci.renton.wa.us >>>"Scott Cameron"<scott@cameronregroup.com>06/05/07 9:58 AM >>> Andrea: Please find attached the contract to perform the 5 year monitoring and reporting of revegetation plan for the NGPE portion of the Tall Firs project. Please let me know if you have any further questions. Thanks. Scott Join Our Team.The sales team at Cameron Real Estate Group is growing ! Please contact me if you,or someone you know,would like to learn more. Scott Cameron Principal Cameron Real Estate Group LLC file://C:kDocuments%20and%20SettingsknweilLocal%20Settings\Temp\GW}00003.HTM 06/13/2007 Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronregroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination, distribution or copying of this message is prohibited. .....Original Message..... From:Scott@cameronregroup.com [mailto:Scott@cameronregroup.com] Sent:Tuesday,June 05,2007 9:44 AM To:Scott Cameron Subject: Page 4 of 4 file://C:kDocuments%20and%20SettingsknweilkLocal%20Settings\Temp\GW}00003.HTM 06/13/2007 [Andrea Petzel :lSW:M()nitoringContracif0,TaliFirsNGlSi ....,,..........Page 1 t From: To: Date: Subject: "Scott Cameron"<scott@cameronregroup.com> "Andrea Petzel"<APetzel@ci.renton.wa.us> 06/05/2007 9:56:00 AM FW:Monitoring Contract for Tall Firs NGPE Andrea: Please find attached the contract to perform the 5 year monitoring and reporting of revegetation plan for the NGPE portion of the Tall Firs project. Please let me know if you have any further questions. Thanks. Scott Join Our Team.The sales team at Cameron Real Estate Group is growing ! Please contact me if you,or someone you know,would like to learn more. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronregroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination, distribution or copying of this message is prohibited. .....Original Message..... From:Scott@cameronregroup.com [mailto:Scott@cameronregroup.com] Sent:Tuesday,June 05,2007 9:44 AM To:Scott Cameron Subject: CC:"Michael Dotson"<Mdotson@ci.renton.wa.us>,"Darrin Sanford" <dsanford@paceng.com>,"Scott Cameron"<Scott@cameronregroup.com>,"Barbara Main @ Main Street Builders,LLC"<barbmain@main-street-builders.com> Mr.Scott Cameron Bent Nose LLC 1215 120 Avenue NE Bellevue,Washington 98005 Subjecl:Authorization Buffer Enhancement Monitoring Tail Firs Renton,Washington Alder NW June 5,2007 Project No.80305 Dear Mr.Cameron: As requested,I have Fepared.an estimate of costs for providing the monitoring services required for the Tall Firs project in the City of Rentom A planting plan dated February 22,2007,prepared by Adolfson Associates,inc. outlines the Buffer Enhancement/Restoration plantings and monitoring plan for the project.Mitigation monitoring is to be carried out over a five year period following completion of the project. As-Bnilt Report.An initial report documenting that the work in the buffer Enhancement/Restoration area has been completed in aocordance with the Planting Plan is required.Costs for completion of the As-bnilt monitoring and report will be $350. Annual wetland monitoring.A requirement of the mitigation plan is for annual monitoring over the five year period following completion of the work in the Buffer Enhancement/Restoration area.This includes a photographic record ofthe mitigation area as well as quantitative measurements along sample lransects,and a count of surviving plant matcwials.A monitoring report for each monitoring visit is to be prepared for submittal to the City ofRentom Monitoring during the first yearfollowing completion ofthe mitigation work is to be conducted quarterly.Costs to complete each ofthe monitoring visits and reports will be $450.The total for the first year will be $1,800. Monitoring is to be conducted annually during years two,three,and four.Costs for the mmual monitoring visits and preparation of report willbe $550,with a total over the three years to be $1,650. Final Monitoring Report A final monitoring visit and report is to be completed in the fifth year following installation ofthe mitigation plantings.Costs to complete the final monitoring report will be $600. 518 North 59th Street,Seattle,Washington 98103,Phone (206)783-1036 email aldernw@comcast.net Mr.Scott Cameron June 5,2007 %J The monitoring costs listed above do not include costs for preparation of remediation or contingency plans which may be required in the event the Buffer Enhancement/Restoration Area is not developing as intended in the approved planting plan design. Monitoring reports will address the progress of the project in achieving the stated mitigation standards and will include recommendations,as warranted,for maintenance work to be completed on the area.The scope of work included in this authorization does not include maintenance work.In the event of a follow-up monitoring visit to review completed maintenance work,there will be additional charges.Fees will be calculated on a time and materials basis,with my time being charged at the rate of $90.00/hou_r.Charges will include mileage and other office costs for copies etc. Ifthis scope of work and fees are acceptable to you,please sign one copy of this authorization letter and return it to my office.In the meantime,if you have any questions or comments,please call. Sincerely yours, ALDER NW Garet P.Munger I accept the above scope ofwork and estimated costs,and authorize AlderNW to provide the Buffer Enhancement/Rom nito"nng services for the Tall firs project in Renton,Wa. Signature:j/"<- Title: Date: / Project No.30305 Page No.2 Andrea Petzel -FW:Tall Firs-Text C ges to Planting,Maintenance and itoring Plan From: To: Date: Subject: CC: Page 1 of2 "Scott Cameron"<scott@cameronregroup.com> "Mark Epstein"<mepstein@adolfson.com> 05/23/2007 5:18 PM FW:Tall Firs-Text Changes to Planting,Maintenance and Monitoring Plan "Andrea Petzel"<APetzel@ci.renton.wa.us>,"Darrin Sanford"<dsanford@paceng.com>,"Michael Dotson" <Mdotson@ci.renton.wa.us>,"Scott Cameron"<Scott@cameronregroup.com> Please make the amendments to the maintenance and monitoring plan to include Andrea's changes (5/17/07 letter)and also specifies that Bent Nose LLC is responsible for the monitoring of all renegotiated plants,maintenance of those in the NGPE and communicating to each homeowner the results of the monitoring for each homeowner for them to do their own replacements. Please amend the contract with these changes and forward it to me at your earliest convenience. Thanks. Scott Join Our Team.The sales team at Cameron Real Estate Group is growing !Please contact lne if you,or someone you know,would like to learn more. Scott Cameron PrincipalCameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting1215120thAveNESte110 Bellevue WA 98005 www.cameronregroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure. The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error, please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination, distribution or copying of this message is prohibited. From:Andrea Petzel [mailto:APetzel@ci.renton.wa.us] Sent:Wednesday,May 23,2007 5:09 PM To:Scott Cameron Cc-Mark Epstein;Michael Dotson;Darrin Sanford Subject:Re:Tall Firs-Text Changes to Planting,Maintenance andMonitoring Plan Scott,I guess I don't understand your question.The maintenance and monitoring plan pretty clearly delineates where replanting is happening,and the monitoring spots (which are in the NGPE areas)are required on the as-built plans,which are to be submitted after replanting.It's not something that really goes in the maintenance and monitoring plan,although if you want it in there I'm fine with that.Where that should be stated is in the maintenance and monitoring contract.I currently HAVE no maintenance and monitoring contract to amend -I'm waiting on you for that so I can set the bond amount. Please clarify. Andrea Andrea Petzel,Planner file://C :kDocuments%20and%20SettingshaweilkLocal%20Settings\Temp\GW}00001 .HTM 05/30/2007 iCityofRenton-Development Services DivisT6n Renton City Hall -6th Floor 1055 South Grady Way Renton,WA 98057 425-430-7270 apetzel@ci.renton.wa.us Page 2 of 2 >>>"Scott Cameron"<scott@cameronregroup.com>05/21/07 4:55 PM >>> Andrea- I received your letter today referencing changes to the text.There is no mention of amending the maintenance and monitoring plan to delineate that I am only bonding,maintaining and monitoring the areas within the NGPE and the balance of the plantings being the responsibility of the individual homeowners. Please advise. Join Our Team.The sales team at Cameron Real Estate Group is growing [Please contact me if you,or someone you know,would like to learn more. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronregroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure. The sender intends the message only be read by the individual or entity named above.Ifyou believe you have received this message in error, please notify the sender and your system manager by e-mail or phone immediately.Ifyou are not the intended recipient,any dissemination, distribution or copying of this message is prohibited. file://C:kDocuments%20and%20SettingshaweilLocal%20Settings\Temp\GW}00001 .HTM 05/30/2007 Andrea Petzel -NGPE Langua pl From:Andrea Petzel To:Cameron,Scott Date:05/17/2007 9:56 AM Subject:NGPE Language CC:Dotson,Michael;Main','David;Sanford,Darrin tl <I_xJA Page 1 of 1 Darrin and Scott, Attached is the language for the Native Growth Protection Easement that each of the lots will have.I've reviewed the plan and don't have a problem with the plantings,but there are some changes to the text that still need to be made.I should get that letter out today,but I wanted to get this language to you.I believe you've already started with the plantings,which is fine. After I receive the signed contracts to set the bond amount,and the text changes are made,I will approve the plan. Andrea Andrea Petzel,Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton,WA 98057 425-430-7270 apetzel@ci.renton.wa.us •file://C :kDocuments%20and%20SettingsknweilLocal%20S ettings\Temp\GW}00001 .HTM 05/17/2007 2 ¢..i Kathy Keolker,Mayor ---,-7,----=',---- May 17,2007. Scott Cameron . Cameron Group " 1215 120th Ave.NEi Suite 110 Bellevue,Washington,98005 RENT(3 N Planning/Building/PublicWorks Department •Gregg ZimmermanP.E.,Administrator Subject:Text:Changes to planting,Maintenance and Monitoring Plan, ..Tall Firs at Honey Creek ' --LUA 052164-V-A.ECF •" Dear Mr.Cameron: I've reviewed the Planting,Maintenance and Monitoring•Plan for Tall Firs at Honey Creek,submitted byAd0tfson-:Associates,Inc.(dated.7,20-06).As I mentionedin previous email,the.plantings look good,,but there-e stiii Some minor changes to the tet. ofthe plan that needto he.made.Specifically;.- ,..' Under the heading "Maintenance"the following comments apply:..", o Any referenCe't6 a'fiye,Yearmonitoring period should read "minimum fie year monitoring•periOd''..If.at any time the project fails to meet the established - performance standards,,the monitoring period-will be put on hold Unfil,'the , 'projects regainsco.mp!iance,and the monitoring.period will restart for an additional five yes.....:...:'' Under•theheading "Success Ci-iferia"the folloWing comments apply:. o Criteria 1 and2 are remarkably similar,please elaborate on criterion 2 ifit's. .distinct ffomcfi'tefion 1.'...... o Criteria 3 and4 are notsuccess criteria,but rathrr maintenance suggestions.:.The second sentence of criterion 3 does apply as ,a performance standard,but,is out of , place with-the sentence that precedes it.", As a reminder,all success criteria must be measurable and quantifiable.This .is how City staff will determine the success or failure of this project. •."."....}', Under the heading "Monitoring Report"the foll0wing.c0mment applies: o The monitoring rePorts will be due to the city 0.n an annual basis as soon as the as-builtplansar e submitted and approved,Please remove the reference to Oct0ber 3!•s.t:-YOU wi!i:receive a letter corfirmhag your as-built plansand., estabfishingthe date on which the rePorts .are due.'•": i 1.055 Sou-Grad,.Way--Rent0n,Washington 98057 . 1 . L' %., HEAD.OI"THE,CURVE •"i i/",i q '.,c ")..'(.: ":i:.'1.5 :i/, ..,.,... i •..) -.::•:,:,'•.i i ' =.:..."•,'•.. -',";'7;' _..,-.,;.i<", Under.the heading "MonitoringReport"the following comment appliesi:•-.: Please strike the reference •tO:'all plantings shall be ,installed in the fall-winter.iJ'. .....""unless it pertains to replanting :replacement plants.•If So,please clarify.' "i'-:'."" •.,.,...•,,.:.....Theasbuiit plar/s will need:t6 shov¢.-the:location ofthephoto p0ints an:d monitoring stations:The plans will als6 ne6d toinclude the quantity of plants used for installafi'on. Please make sure that they plans are sied/stamped by a certified landscape architect,:or _attach thecredentials Of a similarly qualifiedprofessional .... ,:.I !o0k forward to approving thiSp!an vei:y s90n.Thank you for all your work0ri this ' project.if you have any questions please feel free tO contact me at,(425)430-7270: >ii:s 0er:'': .:AndreaPetzei,P!anner :.,...>,>.'.•DevelopmentServices DiVision'.;,"":;-v ". ."",";''g7 ,%2 !'.;.,..::: Cty of Renton File EUA,05"-I_.;>;i!:;>).:::,i >..; Mike Dotson,Cty'of Renton ....:4,,>N24 ':?. Mark Epstein,Adotfson<AssoCmtes,:Inc:!i )?;:i.f''""':'"'":)i;'N -5"-...,•.",,".,'';'+',z ..•'""", 'c"; ,,..-..?.,'i"!:.:.:".' ••,. '...:'".'i:?."" ...."2,,.",,::, ..,.,•.. •,,.•i :-•-"'""2"" •".,""i:.,;' 2 •-•?• •.'.'., :"',..,;-.,:..,,-;:,". ,, £?" :)" •-<' ,(:,., ..,..• #7 -.•..' •,.. •"...,.. -... '•.,••• ''2'' O Comments on Planting Plan for LUA05-164 1)The City needs to approve a maintenance and monitoring plan for restoration.Maintenance and monitoring will be required for five years and reports are due to the City quarterly for the first year and annually thereafter.Performance standards should be quantifiable (i.e.species survival, percentage of cover,etc),and specific to the site.In this case there are steep slope/erosion issues and the stream bank was damaged;both need to be addressed in the baseline report,and have mitigation measures. 2)The City also needs a surety device that will be held for five years.Please provide me with a signed contract from Adolfson Associates and any other subcontractors that might be involved with maintenance.The estimate should include the cost for five years of maintenance, monitoring,labor,plant replacement,and any other associated costs.Once I have a copy of the contracts I will set the surety device at 125%of the estimated costs.As a reminder,the City no longer accepts bonds. 3)The planting plan should include the quantity of each species of plant. 4)Please submit 3 copies (one for you,me,and the City File)for review and approval.It should be a fairly quick turn around for approval,but the final permits cannot be signed off until the maintenance and monitoring plan is approved and we've received the surety device. Thanks, Andrea 'i !! i I 1iI .!li' ITT o !'--..q!,.,i I I I tltlttltlt Iltl I II / i/ III From: To: Date: Subject: Michael Dotson Andrea Petzel 02/24/2007 12:18:20 PM Fwd:RE:FW:FW:Tall Firs -Revised landscape plan FYI -Here's the latest on the re-planting plan for Tall Firs.I'm still following up on the construction permit issues. Mike >>>"Scott Cameron"<scott@cameronregroup.com>2/22/07 5:45:06 PM >>> Not sure what you mean.Please clarify.Thanks. WE RECENTLY MOVED.PLEASE MAKE A NOTE OF OUR NEW ADDRESS BELOW. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronreqroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination,distribution or copying of this message is prohibited. .....Original Message..... From:Larry Fisher [mailto:fisheldf,DFW.WA.GOV] Sent:Thursday,February 22,2007 4:38 PM To:scott,cameronre.qroup.com;fisheldf,dfw.wa..qov Cc:mdotson,ci.renton.wa.us;barbmain,main-street-builders.com Subject:Re:FW:FW:Tall Firs -Revised landscape plan Scott: This looks good. apart. My understanding is the spacing is the maximum distance Larry Fisher WDFW c/o DOE 3190 -160th Ave.SE Bellevue,WA 98008 425-649-7042 FAX 649-7098 >>>"Scott Cameron"<scott,cameronre.qroup.com>02/22/07 2:54 PM >>> Revised supplemental reveg plan. Please confirm that this revision satisfies your needs.Do we need to submit anything else to be in compliance. Thanks. Scott. WE RECENTLY MOVED.PLEASE MAKE A NOTE OF OUR NEW ADDRESS BELOW. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronre.qroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination,distribution or copying of this message is prohibited. .....Original Message.....From:Mark Epstein [mailto:mepsteinadolfson.com] Sent:Thursday,February 22,2007 11:48 AM To:Scott Cameron Subject:RE:FW:Tall Firs -Revised landscape plan Plan amended as requested and attached.Please let me know if you require any other wetland delineation,mitigation,or monitoring work.We also like to do construction observation for our design installations to ensure the best results.Good luck with the rest of your project! Mark Mark Epstein,ASLA Landscape Architect ESA Adolfson I Biological Resources 206.789-9658 I 206.789-9684 fax mepstein,adolfson.com <mailto:mepsteinadolfson.com> .....Original Message..... From:Scott Cameron [mailto:scott,cameronre.qroup.com] Sent:Wednesday,February 21,2007 3:25 PM To:Mark Epstein Subject:FW:FW:Tall Firs -Revised landscape plan See Larry Fisher's comments regarding dogwood cutting spacing being 3'o.c. Please amend plan.Thanks. WE RECENTLY MOVED.PLEASE MAKE A NOTE OF OUR NEW ADDRESS BELOW. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronre.qroup.com O 425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination,distribution or copying of this message is prohibited. .....Original Message..... From:Larry Fisher [mailto:fisheldfDFW.WA.GOV] Sent:Wednesday,February 21,2007 3:20 PM To:scott,cameronre.qroup.com;fisheldf,dfw.wa.gov Cc:mdotson,ci.renton.wa.us;barbmain,main-street-builders.com Subject:Re:FW:Tall Firs -Revised landscape plan Scott: This looks acceptable except for the dogwood cuttings spacing needs to be 3' o.c.maximum. Larry Fisher WDFW c/o DOE 3190 -160th Ave.SE Bellevue,WA 98008 425-649-7042 FAX 649-7098 >>>"Scott Cameron"<scott,cameronreflroup.com>02/21/07 2:10 PM >>> Larry: Here is the revised landscape plan for Tall Firs at Honey Creek per your request of adding native landscaping on "fifteen feet either side of overland pipe".This supplement to the landscaping plan was done by Adolfson Associates Inc-the same firm that drafted the original plan that was approved by Renton. Please advise if this submittal satisfies your request. Thanks. [Adeai#eEe!-Fwa;REi FW"#W"TaiiFirZ----Reviseaiandscap_e pan ...........A ................."15(.4W Scott WE RECENTLY MOVED.PLEASE MAKE A NOTE OF OUR NEW ADDRESS BELOW. Scott Cameron Principal Cameron Real Estate Group LLC Bent Nose LLC Building &Development Scott Cameron Consulting 1215 120th Ave NE Ste 110 Bellevue WA 98005 www.cameronre.qroup.comO425-453-9995 F 425-453-9997 CONFIDENTIALITY NOTE:This e-mail message contains information that may be privileged,confidential and/or protected from disclosure.The sender intends the message only be read by the individual or entity named above.If you believe you have received this message in error,please notify the sender and your system manager by e-mail or phone immediately.If you are not the intended recipient,any dissemination,distribution or copying of this message is prohibited. .....Original Message.....From:Mark Epstein [mailto:mepstein,adolfson.com] Sent:Wednesday,February 21,2007 1:21 PM To:Scott Cameron Subject:Tall Firs -Revised landscape plan Scott, Attached is the revised plan for the Tall Firs mitigation.Remember that the 1 lx17 plan sheet is scaled at half-sized.The full-size drawing would be printed at 22x34.Please let me know if you require anything further. Mark Mark Epstein,ASLA Landscape Architect ESA Adolfson I Biological Resources 206.789-9658 I 206.789-9684 fax mepstein,adolfson.com <mailto:mepstein,adolfson .com> CITY OF RENTON PLANNING /BUILDING /PUBLIC WORKS ME1VIORANDU1VI Date: To: From: Subject: October 24,2006 City Clerk's Office Stacy Tucker Land Use File CIoseout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name:Tall Firs at Honey Creek,Lots 8,9,&10 Variances LUA (file)Number:LUA-05-164,V-A,CAR,ECF Cross-References: AKA's: Project Manager:Valerie Kinast Acceptance Date:May 17,2006 Applicant:Scott Cameron -Bent Nose,LLC Owner:Phil Katsman Contact:Darrell Offe -Offe Engineers,PLLC plrD Number:3449500050 ERC Approval Date:June 20,2006 ERC Appeal Date:July 11,2006 Administrative Approval:June 29,2006 Appeal Period Ends:July 14,2006 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision:Date: Date Appealed to Council: By Whom: Council Decision:Date: Mylar Recording Number: Project Description:The applicant,Scott Cameron,is requesting critical areas variances in order to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots.He is also requesting approval of a variance to reduce the front yard setback for the garage from 20 ft.to 10 ft.in order to move the homes as far out of the stream buffer as possible.Under separate cover he has requested and been granted a critical areas exemption to install a storm water drainage system on protected slopes in the stream buffer.The project was issued a Determination of Non-significance Mitigated on June 13,2006.The applicant has applied for a JARPA with the appropriate authorities. Location:3430,3436,and 3506 NE 17th Place Comments: PARTIES OF RECORD TALL FIRS HONEY CRK LOT 8,9,10 LUA05-164,V-A,ECF Darrin Sanford Project Manager Pacific Engineering Design,LLC 15445 53rd Avenue S ste:#100 Seattle,WA 98188 tel:2064317970 eml:dsanford@paceng.com (contact) Scott Cameron Bent Nose,LLC 4 -102nd Avenue NE ste:#201 Bellevue,WA 98004 tel:425-445-0887 (owner /applicant) Clifford Tucker 3433 NE 17th Place Renton,WA 98056 (party of record) Updated:06/21/06 (Page 1 of 1) Kathy Keolker,Mayor CITy'S.OF .RENTON. Pianning/BuildingblicWorks Department Gregg Zimmerman P.E.,Administrator July 17,2006 Darrin Sanford Project •Manager Pacific Engineering Design,LLC 15445 53'°Avenue S #100 " Seattle,WA 98188 ' SUBJECT:•Tall Firs atHoney Creek,Lots 8,9,&10 Variances LUA05-164,V-A,CAR,ECF Dear Mr.Sanford: This letter is-to inform you that the appeal period-ended on July 1 i,2006 for.the Environmental Review Committee's (ERC)Determination of Non,Significance -Mitigated and the Administrative Vadance approval appeal period ended•on July 14,2006 for the above- referenced project. No appeals were filed on both the ERC determination:and Administrative Variance decision. These decisions are final and applicationfor theappi-0priately requked permits may proceedl The applicant must comply•with all ERC Mitigati0nMeasures outlined in the ERC Report& Decision dated.June 13,2006/In addition,the adv!sory notes listed in the City of Renton Report and Decision dated June 29,2006 must be adhered to during construction and prior to final inspection. If you have any questions regarding these reports,please contact me at (425)430-7270. Sincerely, Valerie Kinast Associate Planne# cc:Scott Cameron /Owner: Clifford Tucker /Parties Of Record f'lKl,l-f"l'l/"0 I/^l[31l^Llt'f--'l TD'KIt'^l'3f31"AI /31 41/I 1055 South Grady Way Renton,Washington 98055 ThisIoer contains50%recvctedmaterial.30%oostconsumer f REN ' AHEAD OF THE CURV'E r. STAFF REPORT (revised) City of Renton Department of Planning /Building /Public Works ADMINISTRATIVE VARIANCE REPORT &DECISION / Project Name: Owner /Contact: Applicant: File Number: Project Description: Project Location: Site Area: N Tall Firs at Honey Creek,Lots 8,9,and 10 Variances Scott Cameron Bent Nose,LLC 4 -102nd Avenue NE Suite:#201 Bellevue,WA 98004 Darrin Sanford Project Manager Pacific Engineering Design,LLC 15445 53rd Avenue S Ste:#100 Seattle,WA 98188 LUA-05-164,V-A,CAR,ECF Project Manager:Valerie Kinast The applicant,Scott Cameron,is requesting critical areas variances in order to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots.He is also requesting approval of a variance to reduce the front yard setback for the garage from 20 ft.to 10 ft.in order to move the homes as far out of the stream buffer as possible,under separate cover he has requested and been granted a critical areas exemption to install a storm water drainage system on protected slopes in the stream buffer.The project was issued a Determination of Non- significance Mitigated on June 13,2006.The applicant has applied for a JARPA with the appropriate authorities. (Please see the next page for a more lengthy description.) 3430,3436,and 3506 NE 17th PI. Approx.36,350 sq.ft.-Area of disturbance Approx.18,000 sq.ft. PART ONE:PROJECT DESCRIPTION/BACKGROUND The applicant,Scott Cameron,is requesting critical areas variances to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots,that were created in 1958.Honey Creek runs along the rear lot line of the site.A front yard variance is requested to reduce the 20 ft.required setback for the garages to 10 ft.in order to move the homes as far out of the stream buffer as possible.The applicant has also requested critical areas exemptions to install a storm water drainage system on protected slopes in the stream buffer and these were issued under separate cover.Environmental (SEPA)Review was completed and the report was issued under separate cover. The site slopes steeply downwards from a bench along NE 17th Pl.to Honey Creek on the north edge of the lots. The City of Renton Water Classes Map shows this segment of Honey Creek as a class 3 stream.Larry Fisher of the State Department of Fish and Wildlife,in a comment letter received on June 1,2006,reported coho salmon and cutthroat trout in the stream,which would change the classification of the stream at this location to a class 2. The required buffer from a class 3 stream is 75 ft.and from a class 2 stream is 100 ft.Where protected slopes are present,the stream buffer extends to the top of the slope.For this project,the stream buffer thus extends to the top of the protected slope,approximately 110 ft.to 140 ft.from the ordinary high water mark (OHWM)of Honey Creek. The slopes are thickly vegetated with fir trees and native plants categorized as lowland mixed forest.There is dense shrub cover along the stream. The proposed houses would be approximately 3,400 sq.ft.in size each.The requested front yard variances would reduce the front yard setback requirement of 20 ft.for the garage and 15 ft.for the primary structure to 10 ft.,in order to place the houses as far as possible from of the critical areas.Critical Areas variances are requested in order to build the homes on the protected slopes in the stream buffer. The storm-water system would extend an existing outfall pipe,which currently discharges part way down the slope and has caused a deeply eroded channel draining into Honey Creek.The addition to the storm water outfall system would consist of a 12 inch HDPE overland pipe,two new catch basins,a retaining wall at the point where the old and new pipes meet,and a dispersion unit at the bottom of the slope,just outside of the ordinary high watermark of Honey Creek.Critical Areas exemptions are requested in order to extend the storm water outfall system down a protected slope in a stream buffer. PART TWO:ENVIRONMENTAL REVIEW A SEPA Determination of Non-significance -Mitigated was issued on June 13,2006 imposing the following mitigation measures: 1.The applicant shall place a Native Growth Protection Easement over that part of the lot encompassing the creek and buffer area,where not covered by the house,walkway,or driveway.Restrictive covenants shall also be placed on the lots to this affect.The easement and restrictive covenants shall be recorded prior to issuance of building permits. I PART THREE:ADMINISTRATIVE LAND USE ACTION -REPORT &DECISION A°Type of Land Use Action Site Plan Review Conditional Use XX Administrative Variance Shoreline Substantial DevelopmentPermit Binding Site Plan Administrative Code Determination Sg Exhibits The following exhibits were entered into the record: Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit No.1:Yellow file containing:application,proof of posting and publication,environmental review and other documentation pertinent to this request. No.2:Site Plan -Lot 8 (Dated 11/28/2005) No.3:Site Plan -Lot 9 (Dated 11/28/2005) No.4:Site Plan-Lot 10 (Dated 11/28/2005) No.5:Storm Drainage Plan (Dated 05/11/2006 No.6:Storm Drainage Profile (Dated 05/11/2006 No.7 Zoning Map C=Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues regarding the proposed development.All of these comments are contained in the official file,and the essence of the comments has been incorporated into the appropriate sections of this report and the Decision at the end of the report.Several staff review memoranda are also included as exhibits to this report. FINDINGS,CONCLUSIONS &DECISION Having reviewed the written record in the matter,the City now makes and enters the following: D.Findings 1) 2) 3) 4) 5) 6) 7) Request:The applicant,Scott Cameron,has requested approval of three administrative variances.The first is a critical areas variance pursuant to RMC 4-9-250B1ciiia,in order to allow the construction of three single family homeson protected steep slopes.The second is a critical areas variance pursuant to RMC 4-9-250Blciiic,to allow the construction of three single family homes in a stream buffer.The third is a front yard setback variance to reduce the 20-foot front yard garage setback,required by RMC 4-2-110A,to 10 feet.The front yard setback variance is requested in order to move the proposed homes as far as possible out of the stream buffer. Administrative Variance:The applicants'administrative variance submittal materials comply with the requirements necessary to process a variance.The project file,the applicants'site plans,and a location and zoning map are entered as Exhibits No.1 through 7. Existing Land Use:The land use surrounding the subject site is single-family residential.Honey Creek runs along the rear property line of the site. Existing Site Conditions:The lot is currently platted but undeveloped.It was platted in 1958. The Approximately 80%of the site is located on protected slopes,40%or steeper,and in the stream buffer of Honey Creek. Zoning:The site is located in the Residential -8 (R-8)dwelling units per acre zone.The development standards for this zone require a 15-foot front yard setback for the primary structure, 20-foot front yard setback for the garage,20-foot rear yard setback and 5-foot interior side yard setback.Maximum lot coverage for lots over 5,000 square feet in size is 35%or 2,500 square feet,whichever is greater. Topography:There is a small plateau along NE 17th PI.and then the site slopes downward steeply from southwest to northeast,toward the rear of the site. Lot and Building Size:Lot 8 is 12,200 sq.ft.in size,Lot 9 is 12,075 sq.ft.in size,and Lot 10 is 12,075 sq.ft.The proposed single family homes would have approximately 3,000 sq.ft.of living space each,and a footprint of approximately 2,400 sq.ft.each. 8)Consistency With Variance Criteria: The Zoning Administrator shall have authority to grant an administrative variance upon making a determination,in writing,that the criteria for the specific variance are met. b. C. d. b. C. The variance criteria for assessing a critical areas variance to build a single family house on steep slopes are set forth in RMC 4-9-250B6: a.That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated: Granting a variance to allow the construction of three single family houses on steep slopes would not be detrimental to the public welfare.There is a danger that the soils upon which the neighboring home is built could be impacted by the excavation and pile driving that would be undertaken during construction of the homes.For this reason staff recommends as a condition of variance approval,that the applicant be required to follow the submitted geotechnical report, which contains recommendations regarding this potential detrimental impact of the project. There is no reasonable use of the property left if the requested variance is not granted: If the lot is not used for the single family homes,there is no other use that the lots could be used for that would allow the owner a reasonable return for the cost of the property. The variance granted is the minimum amount necessary to accommodate the proposal objectives: The construction of one house per lot is the minimum amount necessary to meet the proposal objectives. The need for the variance is not the result of actions of the applicant or property owner: The need for the variance lies in the natural topography of the site and the fact that it was platted many years ago before the City instituted critical areas regulations.Thus it is not the result of actions on the part of the applicant and owner. The variance criteria for assessing a critical areas variance to build a single family house in a class 2,3,or 4 stream buffer are set forth in RMC 4-9-250B9: a.The proposal is the minimum necessary to accommodate the building footprint and access.In no case,however,shall the impervious surface exceed five thousand (5,000) square feet,including access.Otherwise the alteration shall be reviewed as a Hearing Examiner variance and subject to the review criteria of subsection B6 of this Section: There is only an approximately 20-foot strip of land on the front of the lots that is not located within the buffer area.This would not suffice for the placement of the homes.The homes on Lots 8 and 9 could be placed a little closer to the front of the lots,and thus farther out of the buffer area,and still retain the 20 ft.of driveway length considered adequate for access.Staff has spoken with the representatives of the appropriate departments,and it is not likely that the paving width would be increased along the street frontage of the site in the future.For this reason,staff recommends as a condition of approval,that the houses on Lots 8 and 9 be placed such that there is only 20 ft.of driveway length as measured from the edge of the paving of NE 17th PI.The front yard variance will address this issue as well. Access is located so as to have the least impact on the wetland and/or stream/lake and its buffer: The driveways are located at the front of the lots almost completely out of the stream buffer. The proposal preserves the functions and values of the wetlands and/or streamllakelriparian habitat to the maximum extent possible: By placing the houses as close to the front of the lots as possible,the impacts to habitat are minimized.There would remain a 50 ft.buffer area between the houses and Honey Creek.In order to preserve and protect this valuable buffer area,staff recommends as a condition of variance approval,that the applicant place a Native Growth Protection Easement over that part of the lot encompassing the creek and buffer area where the houses are not proposed.The easement shall be recorded prior to issuance of building permits. The submitted stream study and geotechnical reports contain recommendations that,when followed would also assure that the function of the habitat is not affected more that necessary. This includes recommendations regarding foundation work and the replanting of disturbed areas.Staff recommends as a condition of variance approval,that the applicant be required to follow the recommendations of the submitted geotechnical report and stream study. In addition to following the recommendations of the stream study as they pertain to replanting, staff recommends that the applicant be required to submit to the Development Services Division project manager,a planting plan for all areas disturbed during construction prior to the issuance of building permits.The planting plan shall show the proposed new vegetation in all areas of the buffer that were disturbed by construction.A professional,qualified in the use of native vegetation,shall plan and carry out the revegetation.Staff recommends as a further condition,that prior to issuance of an occupancy permit,all replanting shall be completed. d.The proposal includes on-site mitigation to the maximum extent possible: The impacts of building three houses in the stream buffer are avoided as much as possible through the placement and design of the houses and their foundations.Replanting of disturbed areas would mitigate for disturbances.The applicant is also being required to extend an existing outfall pipe that has been eroding the slope.This will improve the slope stability in the stream buffer and reduce the negative impact of the deficient surface water system,offering mitigation for the impacts of building the homes. e.The proposal first develops noncritical area,then the critical area buffer,before the critical area itself is developed: By placing the homes as close to the front of the lots as possible,the applicant is avoiding the critical areas as much as possible. f.The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive species as listed by the Federal government or the State: Because the homes would be built at least 50 feet from the ordinary high water mark of Honey Creek,and that buffer area is thickly vegetated with mature native plants,the impact to the coho salmon and cutthroat trout reported by the Department of Fish and Wildlife,is not expected.As a condition of variance approval,staff recommends temporary erosion control according to the State Department of Ecology standards.This must be in place during all stages of construction. g.The inability to derive reasonable economic use of the property is not the result of actions segregating or dividing the property and creating the undevelopable condition after the effective date of this Section: This is not the case. h.The proposed variance is based on considerations of the best available science as described in WAG 365-195-905,or where there is an absence of valid scientific information,the steps in RMC 4-9-250F are followed: The applicant submitted a stream study recently completed by Garret Munger of Alder NW.The study addresses the proposal to build three houses in relation to Honey Creek and its buffer area. The study has adequately followed characteristics of a valid scientific process.In addition,the Development Services staff was given expert information from Larry Fisher of the State Department of Fish and Wildlife,which provided clarification of the conditions of the stream and presence of fish. The variance criteria for assessing a front yard setback variance to reduce the front yard garage setback of Lots 8 and 9 from 20 feet to as little as 6 feet,in order to place the garages at 20 feet from the edge of street paving,are set forth in RMC 4-9-250B9: a.That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property,including size,shape,topography, location or surroundings of the subject property,and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The property is unusually encumbered by protected steep slopes.The stream buffer of Honey Creek extends from the rear of the lot to the top of the steep slopes at the front of the lot.There is only an approximately 20-ft.strip of land at the front of the lot that is not affected by the protected slopes and stream buffer.Thus it is not possible for the applicant to build a home as others would on lots of the same size in the R-8 zone,in which it is located. b.That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: Granting of the variance to reduce the front yard setback of Lots 8 and 9 such that the garages can be placed 20 ft.from the edge of the street paving would not likely be detrimental to the public or to other improvements in the vicinity.There is a fairly large amount of area in the unimproved right-of-way that could be used as front yard area if the garages are closer than the required 20 ft.from the front lot line.Development Services staff have spoken with staff of other departments,and no frontage improvements will be required along the site.It is not likely that the paving will ever be widened there.Staff received comment from neighbors,concerned that the new homes could create a parking problem.Each home is proposed with a two car garage. Furthermore,if a critical areas variance is approved requiring that the houses on Lots 8 and 9 be placed such that the garages are only 20 feet from the edge of street paving,each home would still retain enough space for an additional two cars to park in the driveways.Lot 10 would meet the 20-ft.setback requirement,but not have the full 20 ft.for parking because part of the street paving is encroaching onto the lot.This is nota matter of the variance though. c.That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: Approval of the variance would not constitute a granting of special privileges.Due to the unusual existing conditions on the lot and the necessity to remain as far out of the critical areas as possible,it is not likely that other property owners would be faced with the same situation.If similar situations were to arise,a variance such as this would also be considered.So this variance would not be considered a special grant of privilege. d.That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The proposal to build three houses on the three existing legal lots in proximity to Honey Creek on protected steep slopes necessitates critical areas variances and exemptions.Staff recommends to approve the critical areas variance and exemption only under the condition that the homes be located as far out of the critical areas and buffer as possible.This would entail moving the homes closer to the front lot line than allowed in the R-8 zone.The variance to reduce the front yard setback of the garages for Lots 8 and 9,such that the garages are 20 ft.from the edge of street paving is the minimum necessary to In order to accomplish this. E.Conclusions . . . 4. The subject site is located in the 3400 block of NE 17th Place,within the Residential -8 Dwelling Units per Acre (R-8)zoning designation. The R-8 zone requires a minimum 20-foot front yard setback for the garage (section 4-2-110A).In order to fulfill the condition of the critical areas variance to move the homes as far out of the critical areas as possible,a variance is requested to reduce the front yard setback of the garages on Lots 8 and 9 to as little as 6 feet,to a point where the garages are 20 feet from the edge of the street paving. The analysis of the proposal according to variance criteria is found in the body of the Staff Report. The Environmental Review Committee has issued a Determination of Non-significance -Mitigated for the project. F.Decisions The Administrative Critical Areas Variance to build three single family houses on steep slopes, Tall Firs at Honey Creek on Lots 8,9,and 10,File No.LUA05-164,V-A,ECF,CAR is approved subject to the following conditions: 1.The applicant shall follow the submitted geotechnical report. 2.The applicant shall provide temporary erosion and sedimentation control according to the State Department of Ecology manual. The Administrative Critical Areas Variance to build three single family houses in a class 2,3,or 4 stream buffer,Tall Firs at Honey Creek on Lots 8,9,and 10,File No.LUA05-164,V-A,ECF,CAR is approved subject to the following conditions: 1.The applicant shall follow the submitted geotechnical report 2.The houses on Lots 8 and 9 shall be placed such that there is only 20 ft.of driveway length as measured from the edge of the paving of NE 17th PI. 3.The applicant shall place a Native Growth Protection Easement over that part of the lot encompassing the creek and buffer except for the area where the houses are located,after consultation with the Development Services staff.The easement shall be recorded prior to issuance of building permits. 4.The applicant shall follow the recommendations of the submitted stream study. 5.The applicant shall submit to the Development Services Division project manager,a planting plan for all areas disturbed during construction prior to the issuance of building permits.The planting plan shall show the proposed new vegetation in all areas of the buffer that were disturbed by construction.A professional,qualified in the use of native vegetation,shall plan and carry out the revegetation. 6.The applicant shall complete all replanting prior to occupancy of the homes. The Administrative Setback Variance,Tall Firs at Honey Creek on Lots 8,9,and 10,File No. LUA05-164,V-A,ECF,CAR is approved subject to the following condition: 1.The variance is granted only in conjunction with the Critical Areas Variance and Critical Areas Exemption.If the Critical Areas Variance and/or Exemption are not approved,or the conditions are not met.the variance is null and void. Signature: JenniferHenning,Zoning Administrator Date TRANSMITTED this 29th day ofJune,2006 to the applicants and owner. Scott Cameron Bent Nose,LLC 4 -102nd Avenue NE Ste:#201 Bellevue,WA 98004 TRANSMITTED this 29th dayofJune,2006 to the contact: Darrin Sanford Project Manager Pacific Engineering Design,LLC 15445 53rd Avenue S Ste:#100 Seattle,WA 98188 TRANSMITTED this 29th day of June,2006 to the Parties-of-Records: Clifford Tucker3422NE17thPlace Renton,WA 98056 TRANSMITTED this 29th day of June,2006 to the following: Larry Meckling,Building Official Start Englar,Fire MarshalNellWatts,Development Services Division,Director Gregg Zimmerman,Planning/Building/PublicWorks,Administrator King County Journal Land Use Action Appeals The administrative land use decision will become final if the decision is not appealed within 14 days of the date of approval.An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21 .C.075(3);WAC 197-11-680).An appeal to the Hearing Examiner is govemed by Title IV,Section 4-8-11 .B,which requires that such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office.Appeals must be made in writing on or before 5:00 PM on July 14, 2006.Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one)communications may occur concerning the land use decision.The Doctrine applies not only to the initial decision,but to Appeals to the Hearing Examiner as well.All communications after the decision/approval date must be made in writing through the Hearing Examiner.All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing.Any violation of this doctrine could result in the invalidation of the appeal by the Court.--- NO10NINSVM 'NOIN3N33N3ASNOH1¥SN 7"1 NOl.NAOXID # i OSON 1--'=! o,o iv ,ot Ii I- uI .00 0 30 NOj 0 ALIONINN6qd.1N:"-71,dO'l::lA(] Exhibit 3 NO19NIHSVM 'NOIN3N>I33ND .,L.NOH 1V SI 77V1 1 NO.I.NIHz[O ALI3 v "o1,1 5e0 0 z 33Q NOJ..N3EI O LlOONItNd-LN3dO73,O O @ TT i o-.d,,s-0,1o,!l077'N 1N38 .i 133E10 A3NOH lV SEII:177V1 d o=zi!i oZ g ...- Exhibit 4 UJLI_"," m I NOIONIHSM 'NOJ.N3I 33.'1D .NOH IV SJl_-I "i7'V1 ! ,.'[0 Z,[,[3 -=-..r '=='-'--l 0Z .oo : W --r-E x dz!£ Z fdRIr 0 q. Wm W"i"I- ii0 m w LL0 Z0 0 JI ////",1 [;J C;2.'2 ,i;i. 6 :.i!}!i .[% ,-..,::,.:;.-,:,: i!: -OooozB I -!',, •:::.' Exhibit 5 I'I';i°°I : •-,,II lln.mula LIII o,,I ',:o/,o'Jd I,,,-u.t.,.Z:I ° o m U.oZo .........................................................£M..........,,,-........................I)..............).....co co (9 co co (0 ol >-: ................................................................................_.._._.___..................... i i i ,.ii'i i •i i' ..._...................-...:...........- ,J<•o J . o.n-O bV Exhibit 6 d 0 R-1 R-8•! 'Ivd::i:-iR-4 i 0 c),r--II N," p ............. 1.:i iR----87Iii--T-.:.-rT-T---O .......-R-I-F-..(]-..-I INEiI-9 _f!ii ] (D x.. %<.I E5 o 9 T,3N Rb e;1/, ZONING .... P/B/PW I-'HNICL ]VIC I ......h-.PE ........ v I'-. IR-8 RI I.l_I J Exhibit 7 D51:4,800 4 T23N R5E E 112 Z N,IN1G MAP Resource Conservation -l Residential I du/ac -7 Residential 4 du/ae Residential 8 du/ac --I Residential Manufactured Homes Residential I0 du/ac 'l Residentlai 14 du/ac -M-'Residential Multi-Family FI Residential Multi-Faxnily Traditional F--u-I Residential Multi-Family Urban Center* V7 Center Village -Urban Center -North 1 -l Urban Center -North 2 [Center Downtown• rc--I Commercial/Office/Residential COMMERC F--I Comnlercial Arterial* Commercial Office* Commercial Neighborhood •May include Overlay Districts.See Appendixmaps.For additional regulations in OverlayDistricts,please see RMC 4-3. Printedby Print &Mail Services,Cityof Renton RSE F-Industrial -Hear7 -l Industrial -Medium 'l Industrial -Light (P)Publicly owned --Renton City Limits ----Adjacent City Limits Book Pages Boundary KROU_PAGE [ PTAGo E#INDEX .t ., NOTIE;E ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME:Tall Firs atHoney CreekLots8,9,and 10Vad=ncu PROJECT NUMBER:LUAOS-164,V-A,CAR,ECF ..LOCATION:3430,3436,and 3506 NE 17=placeDESCRIPTION:The applicant,Scott Cameron,Is requesting Environmental (SEPA)Review of hisproposaltobuildthreesinglefamilyhousesonprotectedslopes,Ina stream buffer,on three existing legal lots.Honey Creek runs along the rear lot llne ofthesite.The applicant has requested critical areas variancesto build the houses In the stream buffer on protected slopes and cdtlcsl areas exemptions to Install a storm waterdrainagesystemonprotectedslopesinthestreambuffet'.He has also requested approval of a variance toreducethefrontyardsetbackforthegaragefrom20ft.to 10fL in order to move the homes as far out ofthe stream buffer=us possible. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC)HAS DETERMINED THATTHEPROPOSEDACTIONDOESNOTHAVEASIGNIFICANTADVERSEIMPACTONTHE ENVIRONMENT. Appeals ofthe envl'onmentsl detsrmlnaUon must be filed In wdting on or before 5:00 PMon July 11,2006.AppealsustbefiledInwritingtogetherwiththerequired$75.00 appgcagon fee with:Hearing Examiner,City of Renton,55 South GradyWay,Renton,WA98055.Appealstothe Examineraregoverned byCity of Renton Municipal CodeSection4-8-110.B.AddiUonsl informaUon regarding the appeal procmm may be obtained from the Renton City isrk's Office,(425)4306510. 1,THE ENVIRONMENTAL DETERMINATION IS APPEALED,A PUBLIC HEARING WILL BE SETAID ALL PARTIES NOTIFIED. T N FOR FURTHER INFORMATION,PLEASECONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT (425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION ...,. -i CERTIFICATION I,/Ye,/"hereby certify that __copies of the above document were posted by me in 3 conspicuous places or nearby the described property on,,thl. "_.,....Y,rv 'l, •v "z LTM---Q_,O__,onth _€"dayof '-t_r-v (";0== 't CiTY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of June,2006,I deposited in the mails of the United States,a sealed envelope containing ERC Determination documents.This information was sent to: Name Agencies See Attached Darrin Sanford Contact Scott Cameron Owner Clifford Tucker Party of Record Representing (Signature of Sender):j/'7 STATE OF WASHINGTO'-N -)U )ssCOUNTYOFKING) 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.,,,,..11111. Dated:"-/-S-oLo j-.)'o',-v....-.,ON -,,,....,, Notary-Public in and fc te Sate of '=7"-'":'*a4.,=,:,,,.L"''. Notary(Print):t--b*C L/I I--)o-rY',ar g,,,._.[, My appointment expires:-.o I -I 0 ,.'.%.-19-'_&,u ,I II .' Project Name:Tall First at Honey Creek Project Number:LUA05-164,V-A,CAR,ECF template -affidavit of service by mailing O AGENCY (DOE)LETTER MAiLiNG (ERC DETERMINATIONS) Dept.of Ecology * Environmental Review Section PO Box 47703 Olympia,WA 98504-7703 WSDOT Northwest Region * Attn:Ramin Pazooki King Area Dev.Serv.,MS-240POBox330310 Seattle,WA 98133-9710 US Army Corp.of Engineers * Seattle District Office Attn:SEPA Reviewer PO Box C-3755 Seattle,WA 98124 Jamey Taylor * Depart.of Natural Resources PO Box 47015 Olympia,WA 98504-7015 KC Dev.&Environmental Serv. Attn:SEPA Section 900 Oakesdale Ave.SW Renton,WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle,WA 98104-3856 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue,Suite 4900 PO Box 34018 Seattle,WA 98124-4018 WDFW -Stewart Reinbold * c/o Department of Ecology3190160thAveSE Bellevue,WA 98008 Duwamish Tribal Office * 4717 W Marginal Way SW Seattle,WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms.Shirley Marroquin 201 S.Jackson ST,MS KSC-NR-050 Seattle,WA 98104-3855 City of Newcastle Attn:Mr.Micheal E.NicholsonDirectorofCommunityDevelopment13020SE72ndPlace Newcastle,WA 98059 Puget Sound Energy Municipal Liason Manager Joe JaingaPOBox90868,MS:XRD-01W Bellevue,WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn:Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn,WA 98092 Muckleshoot Cultural Resources Program * Attn:Ms Melissa Calvert39015172ndAvenueSE Auburn,WA 98092-9763 Office of Archaeology &Historic Preservation* Attn:Stephanie Kramer PO Box 48343 Olympia,WA 98504-8343 City of Kent Attn:Mr.Fred Satterstrom,AICP Acting Community Dev.Director 220 Fourth Avenue South Kent,WA 98032-5895 City of Tukwila Steve Lancaster,Responsible Official 6300 Southcenter Blvd. Tukwila,WA 98188 Note:If the Notice of Application states that it is an "Optional DNS",the marked agencies and cities will need to be sent a copy of the checklist,PMT's,and the notice of application.* Also note,do not mail Jamey Taylor any of the notices she gets hers from the web.Only send her the ERC Determination paperwork. template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME:Tall Firs at Honey Creek Lots 8,9,and 10 Variances PROJECT NUMBER:LUA05-164,V-A,CAR,ECF .LOCATION:3430,3436,and 3506 NE 17th Place DESCRIPTION:The applicant,Scott Cameron,is requesting Environmental (SEPA)Review of his proposal to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots.Honey Creek runs along the rear lot line of the site.The applicant has requested critical areas variances to buildthehousesinthestreambufferonprotectedslopesandcriticalareasexemptionstoinstallastormwater drainage system on protected slopes in the stream buffer.He has also requested approval of a variance toreducethefrontyardsetbackforthegaragefrom20ft.to 10 ft.in order to move the homes as far out of thestreambufferaspossible. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMI'I-I'EE (ERC)HAS DETERMINED THATTHEPROPOSEDCTIONDOESNOTHAVEASIGNIFICANTADVERSEIMPACTONTHEENVIRONMENT.| Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 11,2006.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 CityClerk's Office,(425)430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED,A PUBLIC HEARING WILL BE SET ANDALLPARTIESNOTIFIED. FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENTSERVICESDIVISIONAT(425)430-7200.DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION L-.............._..;:-.,..!eas¢_!nlude:,the:prJecal!tngfr-praperfile tdeptificatiom --,.::.,-:"-:,.| M "7:'!'•::•• :-ii "[..}::.:/::..i !".,"'.':.[:":i ::..iPianning/Bui!din]i¢W0Depment -:,.:i-,]!'i, L,/2']O*;Ke°i:er'May°r.....-'..;:.:.-:::,Gregg,Zimmerm/tn:P.E,,Adistrator....F:....:;/,.iil;(.... i:":"":'::(i.WaSh]ng(onState.:":.:,:.7.."'.-"'..i.:!i:.:-_":iI ::';.,::3 .::::"ii:(.".'.,-,:i:'.":I -": :-:-.:'::LEnVir0n'mental'ReieWSection :"'.";-,::......"".-.').:.<:"):;:'-:--." "-;:-.#O-Bo47703-".-:.:":::-,.:....:".:'..:.",'.,""i:::-,"-.::..:."'":"7 9850a,-r-Z0a ;::-,,-........'........":.•.......":-;:5',:-...,.::".:-"".'""""'""•.'"i::.::: ---i-.:-.:':Subjec:t:"--EnvffoneritalDterminations.':,,.[-:.:....i:.:!:.".::::.:::'--.... ::,...,":):!'Trai"srni!tdherewi .iS a.cbpy ()f'ihe Envimnmentai:Det(rmirlation .for tle.foilowihg,isroject:;:e/i(wed:by i.-"if.....: "----:'::ithe'EhvironmentalReview€on:imittee.(ERC)on:June 20,2006."-":--.---"'-.:...-":..(.i.:.:-..i ,.:...., -..:-.i [,!i",:i '::::/:..:..PIO3ECTNAMEi:.:-TallFirs.atHoneyCfeek:Lots.:8,9,and 10:VarianCes..(:::".-.,c..-..;:....-..:. -,•.:::![::::-,.L:OC:ATIoN:."I ,:;';".3430,3436,.-and',35{]6!.hE,iT •Place.;.7 ::i .••-::,;":':.."-:.:..:.";..: •.:_:[.:(;.i •:'!:i:.!:"::.-DESCRIP'I:IdN:".:",:...The apliJcant,":i.SC0tt !!'C..ailier"on;:(is ::reques-fihg ,Eiivi¢o'm"etal..'(.S.EPA):::"':''.:". --....:..':.,:,,'.:..::.•-"--::-:"-:Review oflfis pr61Jsai to-b(Ji!d.th,"i:ee :singl,e :famil/h06ses ori;protected "::::....-:-:::::::::::,:--::----:-".:."-(%.::..sl6pes;.in a stream;buffer;.oh!three .isting.iegal lots Hohy.ci:eeR!i;uns :---:.;::,.:"::.'....:-"::':.:'.."-:'::..:".:!,..ialong.tfie r'ar:lot.line'.:.6[;,:thetRe;:Th.d?,.apli(:int:'has.re_quested :critical!.,.--:'."..: •-,.":::-.!:--::;-"-.:'..:"":_..'.:.:'-:'--"ar.eas varianc6s:,to:;b,i'jld;the-h6USS:Jn-:iie.sti;eai buffr:0_npt.otected-"•":":,.!.%.!:::.:">.,"...'"..-..::-::-:-...::siopes.and:critia!Yaroas.-,exemliions:tO-'install:::a::.St.O,:W:ater,d/iinage:.".='...:.::-:.:-:".-::.:..:.::"'..:::i,.'".:,':::::::;)Ysten{)n`pr.te`ct.d./j)e:sin.`.te:itreambfie:`;Re;hiis:ais6ieheed :::""::.--:-:: .:::.:':'..'-......:,.'",",.::-approval:of a:':ajafi6gt::iS,educe,.ihe.:.frOt-.yatd $etback'fo"il,e:!.g!:age ::..••.--::::-.:..,".",-..,:"..:,:.-::-fr6m 20/ft:t0,.4(J:f:fi-<::i::6icle:r:t0 "mo/e(tie;homes"as faoutOf the.stream -"'': ':-::::":::-.;:-.':.".:"":[:"--....buffer"as:P0SS!b!+.ei!:.i:::i::.)".5:'-::-'"".:".,q .:...'.:..i:":".::.:..":':-:!:!..-:::": •.-::-.-:-....--..-...:_::-..:i:':.!:::i-:::!:-:-""::.--:-."-.:"i -.:_.:.:i :,:.".::;.A.'laPealS"of:the environmental:determination,mtist."lJe'fild .inw/it!ng onor.before 5:0OP.M:!:OnJU y -.- :..•!-!!;1".1,.2006.Alap.eal,mUst,b'e,.:filed.:in-writing::togeth.eiaWith:the:rq:ui/ed $75(00 appiicati0n,:fee::.with!:Hearing :....'.,':".i :-Examin:er,CitY 0f:::R(nton,--:1055..South Grady(Wi4y;:Reh-t6n,W,:.98055.AppeaJs to the:lExamine:are "'..... •'..g0Wmed by,City:of Rent0n:.MuniCipal.,Code sectiff:i4[-8::l.10.B,...Additionaljfif6rmationr,eg'a!d'Jhg.-tfie -.--..:"-'.;!fip)eal:pr0css:rnaybe 0btained-:from theRent0n.Gi-.,{3i6'k:Office,.(4:5)a,30:6510..:!"-.,!:::;.f:..::.::".-:. ........,..-..',......',.-:-.:-:_.!,....:..:.,::':.:-.--,......:...:''.._,.....::.:,:_.....•;:..'::(:::,".:::i-..-."....:-.:":".,...-.,...:.-..".--'..:.."'.,-,::"",":J ."_ ."."::;;::.i!lf:U.hive questions,please call:-me at.(a,25):430-'/2:7:0::!:.::'--.":::.--...:..,.....:.!..:-..,'--:. "":':.i:;!¢6r{he.Envirodmentaf:Rev[ew;C0mmittee;....,..-...-..:.....:-..,,:,...:.....i:i .:.-...':/;:''!:" •.,...,:..,.:;...-......:,.,.....:,..,....":..',-!....•.:..:-.:-::...:•.:. •":'-.2 .:'..-,:..":"""•:...:.,::.".,,.:'::.,...."-.::...:: •....":-':As6:iatePlann},-.::,..%":'-.:"-:.".:(::',;::.-.-.:i :".-'--""-::;:"'":::""..............:..-:.,...-:.....,.•..•••"-.:",.".:.:-.,...::.-.:",-','-':-".,2.,:..,:.;...:.:.,..,,.:;'........-,,.....,-....,;..'....:..-.(.'.',.%::..-..:•.,...'..",-:-.,.:',,..;..''.....,..,..,.:.:,..-..,.,-.,..:::.'i"'::.cc:"!......:KingCountyWaste:wate/':TmatmentDiviSion ":-;":,:,....."'.'"-:.-'"."..::-::':.,:"'",,i ;.::-_''":'::"7":':wDEw;Stewait:RenSoId """"'""'i:--"":"'":"'""""":"':-::":"""":":::""":•.''"!-i::"c;.'::.:.Da;ii:l:F.Diie{zma:D)iitmentof_Natu'ralResoUres:.:..::C-i;"::."-:"":""i::-ii::-i-i.::'.:::i .,-'v ,.:':.-_.:•".:'"'.\!,,".",::.i WSDOTiNrthwest::.Rioh ;--""'.°..":'!."[?-'::,.:."-:.',-"-:•:.::•'':.-!'.i.:.,!!.::..:.-.::,.. •-::'."";::"":-..::-'":Kareh-.W.aIte:r,.F.'jsh:erJes,,:M(JcRieshoot Indian -T:.dla:e.:(Ordjnancei:;-:i '.:-:""(::.::..,-i .::-:-.::":.::.:.i-::..:'.,:..-:-.:•".--.::'.",'..::.-Melissa(a[vert:(ICiieshoot:Coltural.Resoucesi:Pro[glra<m":.'::,:'.:.":.:-..,)":::::,"-?:-.::,":":::,-::.:...::;:.. :[.'"".::;.L;::i....."-:":::.:!::_"'.:.•::Enclostrei!i"'(:;i;,::.i :,:::':`.-!..ephanie:Kra.mei`.O5.e`fAtchaegy&.HistdcP.`regerv.atin..:.!..`::!"-,:".:".ii(i;,S:utii::(-Wa :.,R'et0n,:.to]:8(j5:".:.::i::-.:-..':'':'-.:5::"."::""..--"i:!::i:::-":.:"":::",:.:'.",".::'",::":,:![:!!:-.::':;7-::!!::":!:":::::"ic::"i.ii!.'::!::!:!":.''.:---.:;";,...[....:""::.,.:."":"-"":':3::-":-":"":"",-..-..-:::':R..E.!N.,T.,O.N.I:[:.::-!""i ':"'.-,i--::.''-' ::-.......:-:•.".:-;..-:.!".y y-:..g[..,'...,..!:.......,..:.....:..:,.::.....•: •.:-. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NUMBER:LUA05-164,V-A,CAR,ECF APPLICANT:Darrin Sanford,Pacific Engineering Design,LLC PROJECT NAME:Tall Firs at Honey Creek,Lots 8,9,and 10 Variances DESCRIPTION OF PROPOSAL:The applicant,Scott Cameron,is requesting Environmental (SEPA) Review of his proposal to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots.Honey Creek runs along the rear lot line of the site.The applicant has requested critical areas variances to build the houses in the stream buffer on protected slopes and critical areas exemptions to install a storm water drainage system on protected slopes in the stream buffer.He has also requested approval of a variance to reduce the front yard setback for the garage from 20 ft.to 10 ft.in order to move the homes as far out of the stream buffer as possible. LOCATION OF PROPOSAL:3430,3436,and 3506 NE 17th PI. LEAD AGENCY:The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment.An Environmental Impact Statement (EIS)is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code.These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July |j 2006. 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. PUBLICATION DATE:Ju€26,2006 DATE OF DECISION:Jurz20,2006 SIGNATURES: (regg Zimmerman,Administrator Planning/Building/Public Works Date re DRe;dar ntne:m Fire Chief "l'e-rry Higashiyama,Administrator Community Services Alex Pietsch,Administrator Date EDNSP Gregg Zimmerman,Planning/Building/Public Works Administrator Terry Higashiyama,Community Services Administrator Larry Rude,Intedm Fire Chief Alex Pietsch,EDNSP Administrator From:Jennifer Henning,Development Planning Agenda listed below. Tall Firs at Honey Creek (Kinast LUA05-164,V-A,CAR,ECF The applicant,Scott Cameron,is requesting Environmental (SEPA)Review of his proposal to build three singlefamilyhousesonprotectedslopes,in a stream buffer,on three existing legal lots.Honey Creek runs along the rearlotlineofthesite.The applicant has requested critical areas variances to build the houses in the stream buffer onprotectedslopesandcriticalareasexemptionstoinstallastormwaterdrainagesystemonprotectedslopesinthestreambuffer.He has also requested approval of a variance to reduce the front yard setback for the garage from 20ft.to 10 ft.in order to move the homes as far out of the stream buffer as possible. Cedar River Trail Gabion Repair (Petzel LUA06-055,SME,ECF The City of Renton Parks Department proposes routine maintenance of existing gabions along the banks of theCedarRiver.The project would include the removal of old or rusted wire,and rocks that have fallen out of the rustedgabionswillberemovedfromthestreambedandplacedbackintotheexistingwiremeshstructures.No machinery work is necessary for this project. CC"K.Keolker,MayorJ.Covington,Chief Administrative Officer B.Wolters,EDNSP Director ® J.Gray,Fire PreventionN.Watts,P/B/PW Development Services Director ® F°Kaufman,Headng ExaminerS.Engler,Fire Prevention ® J.Medzegian,Council P.Hahn,P/B/PW Transportation Systems Director R.Lind,Economic DevelopmentL.Warren,City Attorney ® STAFF REPORT City of Renton Department of Planning /Building /Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE Project Name: Owner/Contact: Applicant: File Number: Project Description: Project Location: Site Area: RECOMMENDATION: N June 13,2006 Tall Firs at Honey Creek,Lots 8,9,and 10 Variances Scott Cameron Bent Nose,LLC 4 -102nd Avenue NE Suite:#201 Bellevue,WA 98004 Darrin Sanford Project Manager Pacific Engineering Design,LLC 15445 53rd Avenue S Ste:#100 Seattle,WA 98188 LUA-05-164,V-A,CAR,ECF Project Managec Valerie Kinast The applicant,Scott Cameron,is requesting Environmental (SEPA)Review of his proposal to build three single family houses on protected slopes,in a stream buffer, on three existing legal lots.Honey Creek runs along the rear lot line of the site.The applicant has requested critical areas variances to build the houses in the stream buffer on protected slopes and critical areas exemptions to install a storm water drainage system on protected slopes in the stream buffer.He has also requested approval of a variance to reduce the front yard setback for the garage from 20 ft.to 10 ft.in order to move the homes as far out of the stream buffer as possible. (Please see the next page for a more lengthy description.) 3430,3436,and 3506 NE 17t"PI. Approx.36,350 sq.ft.Area of disturbance Approx.18,000 sq.ft. Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance -Mitigated (DNS-Mitigated). SITE ] PROJECT LOCATION MAP ERC Report.doc City of Renton P/B/PW Department TALL FIRS AT HONEY CREEK LOTS 8,9,10 rL onmental Review Report and Decision LUA-05-164,V-A,CAR,ECF REPORT OF JUNE 20,2006 Page 2 of 5 PROJECT DESCRIPTION/BACKGROUND The applicant,Scott Cameron,is requesting Environmental (SEPA)Review and critical areas variances to build three single family houses on protected slopes,in a stream buffer,on three existing legal lots,that were created in 1958. Honey Creek runs along the rear lot line of the site.The applicant is also requesting critical areas exemptions to install a storm water drainage system on protected slopes in the stream buffer.A front yard variance is requested to reduce the 20 ft.required setback for the garages to 10 ft.in order to move the homes as far out of the stream buffer as possible. The site slopes steeply downwards from a bench along NE 17th PI.to Honey Creek on the north edge of the lots.The City of Renton Water Classes Map shows this segment of Honey Creek as a class 3 stream.Larry Fisher of the State Department of Fish and Wildlife,in a comment letter received on June 1,2006,reported coho salmonand cutthroat trout in the stream,which would change the classification of the stream at this location to a class 2.The required buffer from a class 3 stream is 75 ft.and from a class 2 stream is 100 ft.Where protected slopes are present,the stream buffer extends to the top of the slope.For this project,the stream buffer thus extends to the top of the protected slope,approximately 110 ft.to 140 ft.from the ordinary high water mark (OHWM)of Honey Creek. The slopes are thickly vegetated with fir trees and native plants categorized as lowland mixed forest.There is dense shrub cover along the stream. The proposed houses would be approximately 3,400 sq.ft.in size each.The requested front yard variances would reduce the front yard setback requirement of 20 ft.for the garage and 15 ft.for the primary structure to 10 ft.,in order to place the houses as far as possible from of the critical areas.Critical Areas variances are requested in order to build the homes on the protected slopes in the stream buffer. The storm-water system would extend an existing outfall pipe,which currently discharges part way down the slope and has caused a deeply eroded channel draining into Honey Creek.The addition to the storm water outfall system would consist of a 12 inch HDPE overland pipe,two new catch basins,a retaining wall at the point where the old and new pipes meet,and a dispersion unit at the bottom of the slope,just outside of the ordinary high watermark of Honey Creek.Critical Areas exemptions are requested in order to extend the storm water outfall system down a protected slope in a stream buffer. A.RECOMMENDATION Based on analysis of probable impacts from the proposal,staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF XX NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period.XX Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. DETERMINATION OF NON -SIGNIFICANCE -MITIGATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. B.MITIGATION MEASURES 1.The applicant shall place a Native Growth Protection Easement over that part of the lot encompassing the creek and buffer area,where not covered by the house,walkway,or driveway.Restrictive covenants shall also be placed on the lots to this affect.The easement and restrictive covenants shall be recorded prior to issuance of building permits. ERC Report (revised) City of Renton P/B/PW Department TALL FIRS AT HONEY CREEK LOTS8,9,10 "onmental Review Report and Decision LUA.05.164,V-A,CAR,ECF REPORT OF JUNE 20,2006 Page 3 of 5 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination.Because these notes are provided as information only,they are not subject to the appeal process for environmental determinations. Planning 1.The project also requires a critical areas exemption for the extension of a surface water outfall system in the stream buffer and on protected slopes.The project must also meet the conditions of approval of the critical areas exemption. Fire 1.Maintain emergency access at all times. C.ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C.240,the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1.Earth Impacts:Impacts of constructing three homes on the protected steep slopes include the disruption and removal of soils and their protective vegetative cover.The applicant has indicated that soils would be excavated in order to create deep foundations.Soils would be removed to a depth where medium-dense to dense native sands are found. Overexcavation may be necessary in order to reach medium-dense sands,and in such cases structural fill may be required to bring foundations up to proposed footing elevations.The Geotechnical Engineering Study by Geotech Consultants,Inc.,dated August 10,2005,and the addendum,dated May 11,2006,anticipates the maximum depth of excavation necessary is 12 feet.Soils would also be impacted when the piers and pilings proposed to support sections of the homes are driven. The impacts to soils from extending the storm ouffall system could result from excavating and the removal of vegetation.The excavation of soils and removal of vegetation for construction of the retaining wall,catch basins, piping and dispersion unit could lead to erosion on the site.Presently,the ouffall pipe ends partially down the slope and disperses over it.This has caused a deeply eroded channel.Extension of the ouffall system,including placement of a dispersion unit at the bottom of the slope,while it could cause temporary negative impacts to the slope,would have a positive impact on the slope in the long term,because it would end the erosion currently occurring on the slope. The geotechnical report warns that the grading and pile driving could impact the soils upon which the neighboring house to the north is located also. The applicant has proposed to minimize the possible impacts that would arise from the removal of vegetation by avoidance of disturbing any areas other than those where construction is absolutely necessary.The houses are being placed as close to the top of the slope as possible,and the applicant has requested front yard variances to do this.The surface water ouffall system extension is designed using overland HDPE piping,to minimize the amount of excavating and disturbance to vegetation.The stream evaluation report recommends that all disturbed areas be revegetated with native plantings to stabilize the slopes.The possible impact of erosion due to construction of the homes on steep slopes would be minimized by the design of the foundations as recommended in the submitted geotechnical report.The geotechnical report also recommends using caution and monitoring when excavating and driving piles to avoid impacts to soils under the neighboring home. As conditions of the Stream Buffer and Protected Slope Critical Areas Exemptions and Variances,the applicant will be required to follow the submitted geotechnical report and stream evaluation study.He will also be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP)designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements,outlined in Volume II of the 2001 Stormwater Management Manual.A Spill Prevention,Control,and Containment Plan must also be supplied.A condition of approval of the Stream Buffer Critical Areas Exemption requires the applicant to submit a planting plan showing revegetation.A Monitoring and Maintenance Plan is also required.This will assure that adequate vegetation is replaced and avoid long term impacts to soils at the site. ERC Report (revised) City ofRenton P/B/PW Department TALL FIRS AT HONEY CREEK LOTS u,9,10 onmental Review Report and Decision LUA-05-164,V-A,CAR,ECF REPORT OF JUNE 20,2006 Page 4 of 5 Mitigation Measures:No further mitigation is recommended. Policy Nexus:N/A 2.Air Impacts:During construction,dust and exhaust from construction equipment would occur.Excavating equipment and trucks needed to remove excavated soil and haul fill would cause dust and emit exhaust.After construction no impacts to the air would be expected.Short-term noise from construction equipment and the driving of pilings would occur during the duration of construction of the homes and storm water system extension,and be limited to the hours of 7:00 AM to 8:00 PM.The equipment and construction of this project would be required to meet federal,state,and local emissions and noise regulations.Erosion control,required as a condition of approval of the Critical Areas Exemptions and Variances,would reduce the risk of impacts to the air by dust.Therefore no further mitigation is recommended. Miti,qation Measures:No further mitigation is recommended. Policy Nexus:N/A 3.Water Impacts:Impacts to Honey Creek could occur due to the construction of three homes on the site.Disturbance of soils and removal of vegetation in the stream buffer on steep slopes could lead to erosion.Construction of the houses would necessitate removal of approximately 10,500 sq.ft.of vegetation.Soils would be excavated for the foundations to a depth of up to 12 ft. Short term impacts to Honey Creek could also occur as a result of construction of the outfall system.The long term impact of extending the existing inadequate surface water system would likely be positive.Where currently the outfall pipe is discharging onto a steep slope in the stream buffer,and has already eroded a deep channel into the hillside,a flexible HDPE pipe would be installed with a dispersion system at the bottom to contain the flow and slow and aerate the water prior to discharging it into the stream. The homes would be built at least 50 ft.from the ordinary high water mark of the stream,so the chances of impacts to the stream would be limited as much as possible.Staff is recommending approval of a variance to reduce the front yard setback requirement in order to place the houses closer to the street and further from the stream.As discussed under Soils above,the project would be required to provide erosion control and revegetate disturbed areas in order to reduce the risk of impacts.A plan for replanting and monitoring would also be required.The applicant would also be required to follow recommendations in both the geotechnical report and stream study,to assure that construction methods are used that reduce the potential for impacts to Honey Creek. Mitiqation Measures:No further mitigation necessary. Policy Nexus:N/A 4.Plants Impacts:An area of approximately 18,000 sq.ft.would be cleared to build the three homes and extend the surface water ouffall system.The submitted stream study proposes replanting disturbed areas,other than the building pads and front yards,with native plants.As a condition of approval of the Critical Areas Variances and Exemptions,the applicant is required to follow the stream study,and also submit a replanting plan,and monitoring and maintenance plan for the replanted areas. Miti.qation Measures:Staff recommends that the applicant be required to place a Native Growth Protection Easement over that part of the lot encompassing the creek and buffer area,where not covered by the house,walkway,or driveway.Restrictive covenants shall also be placed on the lots to this affect.The easement and restrictive covenants shall be recorded prior to issuance of building permits. Policy Nexus:N/A 5.Animals Impacts:Impacts to the coho salmon and cutthroat trout reported in Honey Creek by the Department of Fish and Wildlife are unlikely.The houses would be at least 50 feet from the ordinary high water mark.Although there is a ERC Report (revised) "City ofRenton P/B/PWDepartment TALL FIRS AT HONEY CREEK LOT 8,9,10 4ronmental Review Report and Decision LUA-05-164,V.A,CAR,ECF REPORT OF JUNE 20,2006 Page 5 of 5 potential of erosion due to disturbance of soils and vegetation in the buffer area,the applicant will be required to follow the geotechnical report and stream study,to reduce this dsk.Erosion control would also be required.As conditions of approval of the Critical Areas Variances and Exemptions,the applicants are also required to submit plans for replanting,and monitoring and maintenance plans.Extension of the existing ouffall pipe,although it would impact the vegetation and soils temporarily,would have a positive impact on slope stability in the long term.This will likely be of benefit to the fish in Honey Creek. Mitigation Measures:No further mitigation necessary. Policy Nexus:N/A D.COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review.There were no comments by City Reviewers.Where applicable,these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. TRANSMITTED this 26th day of June,2006 to the applicants and owner:. Scott Cameron Bent Nose,LLC4-102rid Avenue NE Ste:#201Bellevue,WA 98004 TRANSMITTED this 26th day ofJune,2006 to the contact: Darrin Sanford Project ManagerPacificEngineering Design,LLC 15445 53rd Avenue S Ste:#100 Seattle,WA 98188 TRANSMITTED this 26th day ofJune,2006 to the Parties-of-Records: Clifford Tucker3422NE17thPlace Renton,WA 98056 TRANSMITTED this 26th dayofJune,2006 to the following: Larry Meckling,Building Official Stan Englar,Fire Marshal Nell Watts,Development Services Division,Director Gregg Zimmerman,Planning/Building/PublicWorks,Administrator King County Journal THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (pdvate one-on-one)communications may occur concerning the land use decision.The Doctrine applies not only to the initial decision,but to Appeals to the Hearing Examiner as well.All communications after the decision/approval date must be made in writing through the Hearing Examiner.All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing.Any violation of this doctrine could result in the invalidation of the appeal by the Court. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 11,2006.Appeals must be filed in writing together with the required $75.00 application fee with:Hearing Examiner,City of Renton,1055 South Grady Way,Renton,WA 98055.Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B.Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. ERC Report (revised) Z 077 '3.,oN 1N38 i N::I3O AqNOH 1V 8II:177Vl /1 /'// ./// i'I 0/f!;/ '-:,yY -.-':W -.... •..:.,,.. ! Exhibit 2 J J NOIONIHVM 'N0.!.N3I>33D A3NOH IV SI:IL TIVI ! NO:ENIH •I (j ¢) o OE q i "N--.-.=I J,: lllllOll 00Z 0 Z 330 NOj.::7 40 1110ONINNVTdJ-N:"IIdO*I3A30 )lff::IElO X3NOH 1V 8II_-.-.4 -i'iV1 i. ..i " a-LII, =i Ill F.,Z<•rr i 8 ,q, ! %, .i,,.k=.d :...........,,...'..,,..:.-..=.->.',.-v\:-i ',T, ,,.'!,::".-.,,..-,--.,..>>,.'/.'-,-,D'.':',."•',,i.."';-:L,"<.""".',''"..,..-,........--,•:,,'.q:/,/-,...."<.-...'.cJ.,.,<.<.,D,..<,......-.)l;''.TZ_-._2"71 :".".e %".--:. _-.-':-.\¢',!..:--......: .---....X".".\-.-;C 7-.. ,+","<,!.,'lt ,,"""l ,:i. '.I"/"g "-/-'"<':-""":'"''<'7 "":":,",;,'-d,-;.'.<>,/.,,..:..-.:,.,7,.O,./.';-,&::.."-.,,--.:-,I1:./\:."'"2;""'f'_t i ..".,"'; ':-!17':'-,;.-..Io'#,".:"1 '/:'"/,.#/I /I I !to p .,//,:,.C.J .-,-,,.,,:..........:.# """i '#k ,,"J ;'VL -&//"".'/_.''',1":-.,:;'.'-.=......''-W'/'"-""........,/"'#/,:"/'.:s,':'s ''i ,''''','."•",.'"/...'.".:",.")",.Li-r/,T//i /,':l t :"''1'//'"""-t.i;!!,//'."..',/-.':"..;:-" .'7:,-;'.''..,'..""=7,"""i /o .,-"/.,->.,....";:"',."I •":".,...,&i..':';""O.i/."/.:';" •,:•,..f!:......-.".'.'.'/".,,;-.,r '..,,,.,,•.,,.<,,,,,,>,:W,->",x ....::-'...f'-.'".v '"-'-:.-!:,';L-:</-,."/'xU,'..::,i/:':.'L%,'--".'<_::'.,-.'"'#"::..:',:,v<-...;,,,,,.....,:..:.-.:..:..!'"-...-"-:.,.;...,:,,'".••. •:".<'.'7,.,/l;.',.'./7:......"':Z,"<:.'"bY ':/--.w @:,--•..--/'4 ".,",g<:7...".."""",,"-v -.:"-:uln',//.';'"-.....".';;"4ii -":.....--.......--i /4 7.-.;•"--""(//..':F:./"":'£ •"-.i ./'>".>' i/"7::i .,,..IJ.-;7-"""-....."' ,.-s_-i=,,.&i"'-,-,....l':/.:',,-_,- I17/><i,%...,,/.;,.,.-/.,.....:..,.,. ........,,-1-./ \..../•/.;'":-./---"/ it._::-._I /Exhibit 3 "='....__E ,..EO k.I,lD ..u--. I ,i f Illi i iI i ii =.,=-o,.ol __!I I:077 'L I 1N38 -, >F:13klO A3NoH 1V 8kll-I 77V1 "!iI: .k .k .k .^ i¸ ..., Exhibit 4 k!!=I=€., 2 I! NO.LONIHfM 'NO,l.lt:l)1331D J,3NON iV SttLt TIY1 1 gO '#-.=. i I,I.0 z0 0IL It t- o .i I!,:II I I Exhibit 5 •Io ,'.ii i,i1 71 :i_,I!Ii =">'!ii '°'i }"<qi oo iI @: 1=!T1VL l lll ;i[[ ......................tg ...........................g._..o ............8 ......................®..... i ......r.....................t...............t.....i ..ll._...i:'i i i................!...............i--ii!":" ........i....................i...........i..-,,it.---.........i............i---............i.............i..........[............i;T--i ..........i.........1...............7'!l i i ii.__..._-L..//,i §i i i i i?filfi i ."ili i i i i !i It............._.................__.,.__......._....._.............._............................._.................................... !C.-!::--!...........i...............i.............i...............i...............i.......!==.i ,I i i i i i ,,.°':'f----i i i f f [i i i-xg.i ti .! ................i................i _l,_i .......i...............i..........[i i.i i i .......i...............i................!....... ..............i............:7--i7--ii i i i iii.................i................i.................i..................i........ i ill i i Exhibit 6 CITY OF RENTON EXEMPTION FROM CRITICAL AREAS REGULATIONS DATE: LAND USE FILE NO.: PROJECT NAME: OWNER: Applicant: PROJECT MANAGER: PROJECT LOCATION: PROPOSAL: June 12,2006 LUA-05-164,V-A,ECF,CAR Tall Firs at Honey Creek,Lots 8,9,and 10 Variances Bent Nose,LLC Scott Cameron,Bent Nose LLC Valerie Kinast,Associate Planner 3400 Block of NE 17th PI. The applicant is proposing to extend an existing surface water drainage pipe that currently discharges over a protected slope and stream buffer.The discharge of the water over the slope has created a deeply eroded channel in the buffer area.Honey Creek,runs across the rear of the site.The Critical Areas Exemption is requested to allow construction of the pipe extension and dispersion system would be constructed at the bottom of the slope near the stream. CRITICAL AREA:Honey Creek stream buffer and protected steep slopes EXEMPTION JUSTIFICATION:Pursuant to RMC 4-3-050C5aiii Conservation,Enhancement and Related Activities of the Critical Areas Regulations is hereby granted: X iii.Approved Restoration/Mitigation:Any critical area and/or buffer restoration or other mitigation activities which have been approved by the City. Pursuant to RMC 4-3-050C7aii Activities in Critical Areas Buffers of the Critical Areas Regulations is hereby granted: I ii.Stormwater Management Facilities in Buffer.I FINDINGS:The proposed development is consistent with the following findings pursuant to RMC section 4-3-050.C.5: °The activity is not prohibited by this or any other chapter of the RMC or state or federal law or regulation; .The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles;and, H:\Division.s\Develop.serDev&plan.ing\PROJECTS\05-164-Valerie\Cdtical Area Exemption.doc Page 1 of 2 .Impacts will be minimized and disturbed areas will be immediately restored,if submitted plans are followed and the conditions of approval of this exemption are met. ,Where water body or buffer disturbance occurs during construction or other activities in accordance with this exemption,the site will be revegetated with native vegetation as proposed in the submitted stream study,and the Planting Plan and the revised Planting Plan that is required as a condition of approval for this exemption. DECISION:An exemption from the critical areas regulations is approved for the construction of the above described project subject to the following conditions: ° 2. . 4. . o ° The applicant shall follow the recommendations of the submitted geotechnical report. The applicant shall provide temporary erosion and sedimentation control according to the State Department of Ecology manual. The applicant shall follow the recommendations of the submitted stream study. The applicant shall submit to the Development Services Division project manager,a planting plan for all areas disturbed during construction prior to the issuance of building permits.The planting plan shall show the proposed new vegetation in all areas of the buffer that were disturbed by construction.A professional,qualified in the use of native vegetation,shall plan and carry out the revegetation. The applicant shall submit a maintenance and monitoring plan for the replanted areas prior to occupancy of the houses. The applicant shall complete all replanting prior to occupancy of the proposed homes on the site.-- The applicant shall obtain Hydaulic Permit Approval (HPA)from the Washington Department of Fish and Wildlife prior to commencing work. SIGNATURE: Greg'erma,#dm,nrto'r"-""""- Planning/Building Works Department EXPIRATION:Five (5)years from the date of approval (signature date). H:\Division.s\Develop.serDev&plan.ing\PROJECTS\05-164.Valerie\Critical Area Exemption.doc Page 2 of 2 06/12/06 09:24 FAX 2067846021 Klnko's Ballard 002 QUALIFICATIONS OF GARET P.MUNGER .Academic 3 fining BSe (Biology)The College ofWooster Wooster,Ohio 1966 Msl;.."(Forest ecology)University ofMontana Missoula Montana 1972 Work exper race I have beer working as a consultant to the development community in the field of wetland/wil life ecology since before 1990,when wetlands,strns wildlife habitat were being identi landscape. academic tr Mtowledge zcientific s :o wetlands, led as important resources to be preserved within the developing urban )ver that time period spanning more than 15 years,and with my previous ining hi the science of biology and ecology I have gained experience and nd exl:ertise for understanding and interpreting the developing body of ies applicable to protective regulations affecting new development adjacent re'earns and wildlife habitat areas. My initial : 1988 when been self en perience in working on wetland/stream/wildlife related projects began in was with Terra Associates of Redmond,Washington.Since 2001,I have floyed,working under the company name ofAlderNW. Valerie Kinast -Tall Firs at Honey Creek Page 1 of 1 From:Valerie Kinast To:fisheldf@dfw.wa.gov Date:06/07/2006 6:22 PM Subject:Tall Firs at Honey Creek Dear Larry, Thank you for your phone call and written comments. Thanks you for the information on fish in that part of the creek.I've included it in my report,and addressed it in my SEPA analysis.As far as having the stream reclassified,the code strangly enough only offers procedures for changing the classification to a higher number and not a lower number.I would suggest you contact Rebecca Lind of the long-range planning department about how,specifically,the stream could be reclassified and the map updated.Her number is (425)430-6588. As to the mitigation measures,SEPA mitigation measures are only imposed when there is nothing in our critical areas regulations,development regulations or other agencies',such as the state,regulations that allows us to place requirements on the project.Working with our new critical areas regulations,there are good possibilities for imposing conditions on the projects to be sure that the projects are carried out with as little impact as possible and any disturbances are mitigated.I've used the critical areas regulations to impose conditions on projects several times now and not had to fall back on SEPA mitigation measures.For the Tall Firs project I am recommending a number of conditions on the approval of the critical areas exemption and variances,according to our critical areas ordinance.The applicants would only receive building permits if they meet the conditions.If my recommendations are followed,the applicant will be required to move the houses further toward the street where possible,revegetate disturbed areas,provide a mitigation and monitoring plan for the replanted areas,and place the buffer area in a Native Growth Protection Easement.I'm recommending approval of a front yard variance so they can do this.They will be required to follow their geotech and stream study,which contain recommendations on avoiding erosion,replanting etc.And of course the applicant will have to provide temporary erosion control.Off-site mitigation will not be required.The City is requiring them to extend the surface water outfall pipe that is currently eroding the slope,which will improve the condition of the buffer in that area.That and the host of conditions on the variances and exemptions will provide adequate mitigation,we believe. Thanks again for the information and your comments. Valerie Valerie Kinast City of Renton -Development Services 1055 South Grady Way Renton,Washington 98055 Phone:(425)430-7270 Fax:(425)430-7231 e-mail:vkinast@ci.renton.wa.us file://C:kDocuments%20and%20SettingshaweilkLocal%20Settings\Temp\GW}00001.HTM 06/07/2006 ]UN-gI-'06 .TH_U_11 ;0,?_ID:WA DEPT OF FISHERIES TEL N0:206-391-6583 #773 POI TO:Valerie Kinast,City of Renton FROM:Larry Fisher,WDFW June 1,2006 2 pp.+cover °Ea-toptaavt SERVlcrryoFRL=krro CES JU,t 0 1 2006 •,,7.:=""_'. f JUN:912'e6 T_H.U...$1:.02.I:UR DEPT OF FISHERIES TEL NO:286-31-6583 @StateofWashington DEPARTMENT OF FISH AND WILDLIFE Region 4 Office:16018 Mill Creek Boulevard -Mill Creek,Wa,$hlngton 98012 -(425)775-1311 #773 P02 June 1,2006 Valerie Kinast,Associate Planner CitY of Renton Development Services Division 1055 South Grady Way Renton,Washington 98055 Dear Ms.Kinast: SUBJECT:Proposed Determination of Non-significance--Mitigated;Tall Firs at Honey Creek,File Number LUA05-164,ECF,Honey Creek,Tributary to May Creek,King County,WRIA 08.0285 The Washington Department offish and Wildlife (WDFW)has reviewed the above-referenced Proposed Determination ofNon-slgnificance--Mifigated (DNS-M)received on May 19,2006, and offers the following comments at this time.Other comments may be offered if the project progresses. A Hydraulic Project Approval (HPA;RCW 77.55.021/WAC 220-110;to be issued by WDFW) would be.required for the project to construct a stoimwater ouffall to Honey Creek.WDFW has met with the project engineer and discussed recommendations for stabilizing the erosion from the existing discharge pipe and installing the outfaLL During that meeting,WDFW noted the designation of Honey Creek as a class 4 stream.This came as a surprise to me,since I have a fair mount ofexperience working on Honey Creek related to the CitY's sewer line. Honey Creek is known to support echo salmon and cutthroat trout.Yesterday,WDFW performed a visual inspection of Honey Creek at the Tall Firs site and confirmed the presence of zalmonids there.Salmonids should be present in Honey Creek at least upstream to the confluence with a right bank tributary (about 200 yards upstream ofTall Firs).Tiffs is also where a recent stream survey was started (station 0 +00 on the flagging).Upstream of there,the habitat was decimated,apparently during the installation ofthe sewer line,by lining the channel with riprap,although there could be some fish use.Therefore,the correct stream classification at the Tall Firs site is class 2 w/th salmonids. Since the designation ofHoney Creek as a class 4 stream is clearly erroneous,it is likely that other errors may have occurred dttdng the City's stream classification survey work.WDFW requests tiffs issue be re-visited to correct arty potential errors: Q .lUN-01-'OG THU 11 :LPl3 Ms.Kinast June l,2006 Page 2 ID:WA DEPT OF EISHERIES TEL NO:20G=391-G583 #773 PO3 ........,. WDFW also notes that the only mitigation listed on the DNS-M is to record a native growth protection easement.This doesn't seem to be adequate,since the proposed development requires variances from stream buffer and steep slope protections.WDFW recommends that the DNS-M be withdrawn and a determination of significance be issued,if suitable mitigation is not incorporated into the proposal.On site mitigation may not be available.Off site mitigation might include restoration of a portion ofthe riprapped channel upstream ofthe site or installation oflarge woody material in the stream. WDFW appreciates the cooperation of the City ofRbmton in our efforts to preserve,protect, perpetuate,and manage the fish and wildlife resources ofthe state of Washington. Thank you for the opportunity to provide these comments.If you have any questions,please contact me at (425)649-7042. Sincerely, Larry Fisher Area Habitat Biologist LF:If:CORTalIFirs.s.doc cc:WDFW SEPA Coordinator ....•.. City L,.Renton Department ofPlanning/Building /P._.,;Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW REVIEWING DEPARTMENT:COMMENTS DUE:JUNE 1,2006 APPLICATION NO:LUA05-164,V-A,ECF APPLICANT:Dardn Sanford PROJECT TITLE:Tall Firsat Honey Creek SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place SHEET DATE CIRCULATED:M---I"2OOIK-> PROJECT MANAGF_.:Valed'nast.J" PLAN REVIEW:Mike Dotson /(")t" BUILDING AREA (gross):3,000 square-foot houses WORK ORDER NO:77531 SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runsacrosstherearofthelots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage.The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary EarthAirWaterPlantsLand/Shoreline UseAnimalsEnvironmentalHealth Energy/Natural Resources Element ofthe Probable Probable MoreEnvironmentMinorMajorInformation Impacts Impacts Necessary Housing Aesthetics Ulht/Glare RecreationUtilities TransportationPublicServicesHistoric/CulturalPreservationAirportEnvironment10,000Feet14,000Feet 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 additionalinformation is needed to properlyassess this proposal. Rr!J IO "/4-( Signature of Director or Authorized esentati Date PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: June 7,2006 Valefie Kinast/vtA ,/, Mike Dotson t [vv"- Tall Firs,LUA05-164,V-A,ECF The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER-The site is currently within the City of Renton Water service area. SEWER -There is an 8-inch sewer main in NE 17th Street. STORM -There are existing 12-inch Storm drainage pipes through the site.The site is within the May Creek Drainage basin. STREET -There is currently a partially improved public right-of-way adjacent to the site with existing pavement and storm drainage. CODE REQUIREMENTS WATER 1.The Water System Development Charge is $1,956.00 per new single family residence SANITARY SEWER 1.The Sewer System Development Charge is $1,017 per new single-family residence. SURFACE WATER 1.Surface Water System Development Charge is $759 per new dwelling unit. TRANSPORTATION 1.All new electrical,phone and cable services must be underground.Construction of these fi:anchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. CONDITIONS 1.Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. i:\plan review\plan review 2006abc gf.doc City u.,enton Department ofPlanning /Building /Pu....Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW co.. .TS UNE 1,2006REVIEWINGDEPARTMENT: APPLICATION NO:LUA05-164,V-A,ECF DATE CIRCULATED:MAY 17,2006 APPLICANT:Darrin Sanford PROJECT MANAGER:Valerie Kinast PROJECT TITLE:Tall Firs at Honey Creek PLAN REVIEW:Mike Dotson SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place SHEET BUILDING AREA (gross):3,000 square-foot houses WORK ORDER NO:77531 SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage.The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS Element oftheEnvironment Earth A Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources ProbableMinorImpacts ProbableMajorImpacts MoreInformationNecessary Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing Aesthetics Light/Glare Recreation Util#ies Transportation Public Services Histo#c/Cultural Preservation AirportEnvironment 10,000 Feet 14,000 Feet B.POLICY-RELA TED COMMENTS C.CODE-RELATED COMMENTS 2o 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 in'r,tk)n needed to properly assess this proposal. Signature df Director 6"Authorized Representative Date " City ...¢enton Department of Planning /Bui/ding /P Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ---=__.yAPPLICATIONNO:LUA05-164,V-A,ECF APPLICANT:Darrin Sanford PROJECT TITLE:Tall Firs at Honey Creek SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place DATE CIRCULATED:MAY 17,2006 PROJECT MANAGER:Valerie Kinast Y 1 ?2006 PLAN REVIEW:Mike Dotson 11// BUILDING AREA (gross):3,000 square-foot houses WORK ORDER NO:77531 SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage,The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. Ao Element ofthe Environment Earth A Water Pn ENVIRONMENTAL IMPACT (e.g.Non.Code Probable Probable Minor Major Impacts Impacts Land/Shoreline Use Animals EnvironmentalHealth Energy/ NaturalResources COMMENTS MoreInformation Necessary Element ofthe Probable Probable More Environment Minor Major InformationImpactsImpactsNecessary Housinc/ Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000Feet 14,000Feet 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 iddiisneeded to properly assess this proposal." Signature Of Direc'Tor or Authorized Representative Date ' City ..Renton Department of Planning /Building /Pu..c Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET ---,-.-r,,-f I::HvICES COMMENTS DUE:JUNE 1,2006 CJ'OFREhJTON DATE CIRCULATED:MAY 17,2006 APPLICANT:Darrin Sanford PROJECT MANAGER:Valerie Kinast PROJECT TITLE:Tall Firs at Honey Creek SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place PLAN REVIEW:Mike Dotson BUILDING AREA (gross):3,000 square-foot houses WORK ORDER NO:77531 SUMMARY OF PROPOSALi The applicant is proposing to construct three single family homes on three existing lots and extend anexistingstormwaterdrainagepipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runsacrosstherearofthelots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet forthehouseand20feetforthegarage.The applicant is requesting front yard,slope and stream buffer variances in order to build thehouses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currentlydischargesatthetopoftheslope.The pipe would be continued down the slope and a dispersion system would be constructed at thebottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Element ofthe Environment Earth A Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NaturalResources Probable Minor Impacts ProbableMajor Impacts COMMENTS MoreInformation Necessary Element of the Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing/ Aesthetics Li/ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B.POLICY-RELATED COMMENTS Co CODE-RELATED COMMENTS We have reviewed this apcaUon with particular attention to those areas in which we have expertise and have identified areas ofprobable impact or areas where addition7oatn is needed to properly assess this proposal Signature of Dire or Authorized Representative Date City €,.Xenton Department of Planning /Building /Pu_Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIE-WlNG DEPARTMENT:)Od"(S APPLICATION NO:LUA05-164,V-A,ECF APPLICANT:DarTin Sanford PROJECT TITLE:Tall Firs at Honey Creek SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place REVIEW SHEET JU.E 1,2006 .PROJECT MANAGER:Valerie KinastOoO/2"L.,-f)n PLAN REVIEW:Mike Dotson W/7.l .,.,-e -BUILDING AREA (gross):3,000 square-foot houses ¢/Pp/_ WORK ORDER NO:77531 SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are needy covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage.The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code)COMMENTS Element oftheEnvironment Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ NaturalResources ProbableMinorImpacts ProbableMajorImpacts More formaonNecessary Element of the Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housin9 Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historfc/Cuitural Preservation Airport Environment 10,000 Feet 14,000 Feet B.POLICY-RELATED COMMENTS C°CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Sigrature of Director or Authorized Representative Date I -I ." City o,.,enton Department of Planning/Building /Pub,.Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:T-' APPLICATION NO:LUA05-164,V-A,ECF COMMENTS DUE:JUNE 1,2006 DATE CIRCULATED:MAY 17,2006 APPLICANT:Darrin Sanford PROJECT MANAGER:Valerie Kinast PROJECT TITLE:Tall Firs at Honey Creek SITE AREA:12,075 square feet LOCATION:3400 Block of NE 17th Place OPEN1 SERVIOE C..'TV OF -,-i"FOt 1 ?2u06 PLAN REVIEW:Mike Dotson ("(%'Rpr- ,,,,,.L-,.JLU /l==r=# BUILDING AREA (gross):3,000 square-foot houses WORK ORDER NO:77531 SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage.The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code Element of theEnvironment Earth Air War Pn Land/Shoreline Use Animals Environmental Heafh Energy/Natural Resources ProbableMinorImpacts ProbableMajorImpacts COMMENTS MoreInformationNecessary Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing Aesthetics Light/G/am RecreationUtilities Transportation Public Services Historic/Cultural Preservation Airport Environment10,000 Feet14,000 Feet B.POLICY-RELATED COMMENTS C.CODE-RELATED COMMENTS ../ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whre additional information is needed to properly assess this proposal. FIRE DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: May 18,2006 Valerie Kinast,Associate Planner ,IIII James Gray,Assistant Fire Marsha / I/Tall Firs at Honey Creek,3400 BI.NE 17th St. MITIGATION ITEMS: 1.A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1.A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures.If the building square footage exceeds 3600 square feet in area,the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2.Fire department access roads are required to be paved,20 feet wide.Dead end roadways over 150 feet in length are required to have an approved turnaround. Please feel free to contact me if you have any questions. i:\tallfirehoneycrkerc.doc BI.¸. City enton Department of Planning /Building /Pu....Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:-,,_COMMENTS DUE:J 1,._,,-,=,-,._ ECF it'-,'/APPUCANT:Darrin Sanford PROJECT MANAGER:!alede Kip.a.st --lI/I,l rLLI L/t#,Y iPROJECTTITLE:Tall Firs at Honey Oreek PLANREVlEW:Z 2OO6 IILJjl uses .SITE AREA:12,075 square feet BUILDING AREA (gros):3,(lU.-o LOCATION:3400 Block of NE 17 Place WORK ORDER NO:--R:-D --'L""""'--e-en SUMMARY OF PROPOSAL:The applicant is proposing to construct three single family homes on three existing lois a.u d an existing stormwater drainage pipe.The lots are nearly covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limited by the front yard setback requirement of 15 feet for the house and 20 feet for the garage.The applicant is requesting front yard,slope and stream buffer variances in order to build the houses.He is also requesting a Critical Areas Exemption in order to extend the existing storm water drainage pipe that currently discharges at the top of the slope.The pipe would be continued down the slope and a dispersion system would be constructed at the bottom. A.ENVIRONMENTAL IMPACT (e.g.Non-Code b COMMENTS Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element ofthe Probable Probable MoreEnvironmentMinorMajorInformationImpactsImpactsNecessary Housing Aesthetics L#ht/Glare Recreation Utilfies Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000Feet 14,000 Feet B.POLICY-RELA TED COMMENTS C.CODE-RELA TED COMMENTS We have reviewed this ppplication with ,oarticular attention to those areas in which we have expertise and have/identified areas of probable impact or areas whereadditional#f°rmati°nnIdt°pr°perlyassessthisproposal'(l/Y/t[j J #///.d# S, natu,e o,Re0 'sen e Oa, @ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE:May 17,2006 LAND USE NUMBER:LUA05-164,V-A,ECF PROJECT NAME:Tall Firsat Honey Creek PROJECTDESCR/PTION:The applicant is pmpesthg to construct three single family homes on threeexistinglotsandextendanexistingstomawaterdrainagepipe.The lots are nearly covered by protected slopes and thestreambufferofHoneyCreek,whichruns across the rearof thelots.The remaining 20 feet at the front ofthelots is limitedbythefrontyardsetbackrequirementof15feetforthehouseand20feetforthegarage.The applicant is requesting frontyard,slope and stream buffervariances in orderto build the houses.He is also requesting a Cdticet Areas Exemption inordertoextendtheexistingstormwaterdrainagepipethatcurrentlydischargesatthetopoftheslope.The pipe would becontinueddowntheslopeandadispersionsystemwouldbeconstruetedatthebottom. PROJECT LOCATION:3400 Blockof NE 17 Place OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED (DNS-M):As the Lead Agency,theCity ofRentonhasdeterminedthatsignificantenvironmentalimpactsareunlikelytoresultfromtheproposedproject.Therefore,aspermittedundertheRCW43.21C.tt0,the City of Renton is using the Optional DNS-Mprocess togive notice that a DNS-M is likely to be issued.Commentperiods forthe project and the proposed DNS-M are integrated into a single commentperiod.There wtil be no comment pedod fOllOwing the issuance of the Threshold Determination of Non-Signiticance-Mitigated (DNS-M).A14-dayappeal podod will followthe issuance ofthe DNS-M. PERMITAPPLICATIONDATE:December20,2005 NOTICE OF COMPLETE APPLICATION:May17,2006 APPLICANT/PROJECT CONTACT PERSON:Dan'ln Sanford,Pacific Englneedng Design,LLC;Tel:(206)431-7970;dsanford@paceng.com Pemdts/Review Requested:Environmental (SEPA)Review,Administrative Varianceapproval Other Permits which may be required:Building Permits Requested Studies: Location whereapplication maybereviewed: PUBLIC HEARING: CONSISTENCYOVERVIEW: Zoning/Land Use: Environmental DocumentsthatEvaluatetheProposedProject: Development RegulationsUsedForProjectMitigation: Stream Study andGeotechnical Report Planning/Bugdtog/Pubtic Works Department,Development Services Division,Sixth Floor Renton City Hall,1055 South Grady Way,Renton,WA98055 NIA The subjectsiteis designated Residental -8(R-8)on the CityofRentonComprehensiveLandUseMapandResidential-8 (R-8)on the City's ZoningMap. Environmental (SEPA)Checklist The project will be subject to the City's SEPAordinance,R-8 Standards,Critical Areas Regulations and other applicablecodes and regulations as appropriate. Propooed Mitigation Measures:The following mitigation measure II likely be imposed on the proposed project, The recommended mitigation measure addressesproject impacts notcovered byexistingcodesandregulationsascitedabove. •The applicant willberequired to record a native growthprotection easementon thelotscovering the stream bufferandprotectedslopeareas. Comments on the above application must be submied in wrng to Valade Kinast,Associate Planner.DevelopmentServicesDivision.1055 SouthGredy Way,Renton.WA 98055,by 5:00 PM on June 1,2006.If you havequestions aboutthisproposal,orwish to.be madea party of record and receiveadditional notification by mail,contactthe Project Manager.Anyone who submitswritten comments Will automatically become a party of record and will be notified of anydecision onthisproject. CONTACT PERSON:Valerie Kinast,Associate Planner;Tel:(425)430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of recordto receivefurther information on this proposed project,complete this form and return to:Cityof Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. Name/File No.:Tall Firs at Honey Creek/LUA05-164,V-A,ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CERTIFICATION I,Dei'e.3orJ-r.ax_,hereby certify that copies of the above document were posted by me in "conspicuous places or nearby the described property on DATE:-/I [C)G .SIGNED:.T..:@,,:Lfiv0,''''''''''''' ATTEST:Subscribed and sworn before me,a Notary Public m and for the State of Washington residinmn ;-':::'¢"""O "',)-,-.)",j..,,o, <t.) NOTARY PUBLIC SI,t'9 ,O ,,,"--,' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 17th day of May,2006,I deposited in the mails of the United States,a sealed envelope containing Acceptance Ltr,NOA,Environmental Checklist,PMT's documents,This information was sent to: Name Agencies See Attached Darrin Sanford,Pacific Engineering Design,LLC Contact Scott Cameron,Bent Nose,LLC Applicant Phil Katsman Owner Surrounding Property Owners See Attached •Representinl (Signature of Sender):1 STATE OF WASHINGTON 7-")ssCOUNTYOFKING) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated:G-Ic -oh Notary (Print):-,,br- My appointment expires:-tq-O a .,...,'ry"-Iublic ....._,.....,4.-Not in anchor the Sate otrr4.4_' L Project Name:Tall Firs at Honey Creek Project Number:LUA05-164,V-A,ECF template -affidavit of service by mailing AGENCY (DOE)LETTER MAILING (ERC DETERMINATIONS) Dept.of Ecology * Environmental Review SectionPOBox47703 Olympia,WA 98504-7703 WSDOT Northwest Region * Attn:Ramin Pazooki King Area Dev.Sew.,MS-240POBox330310 Seattle,WA 98133-9710 US Army Corp.of Engineers * Seattle District Office Attn:SEPA Reviewer PO Box C-3755 Seattle,WA 98124 Jamey Taylor * Depart.of Natural ResourcesPOBox47015 Olympia,WA 98504-7015 KC Dev.&Environmental Serv. Attn:SEPA Section 900 Oakesdale Ave.SW Renton,WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle,WA 98104-3856 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue,Suite 4900 PO Box 34018 Seattle,WA 98124-4018 WDFW -Stewart Reinbold * c/o Department of Ecology3190160uAveSE Bellevue,WA 98008 Duwamish Tribal Office * 4717 W Marginal Way SW Seattle,WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms.Shirley Marroquin 201 S.Jackson ST,MS KSC-NR-050 Seattle,WA 98104-3855 City of Newcastle Attn:Mr.Micheal E.Nicholson Director of Community Development13020SE72"d Place Newcastle,WA 98059 Puget Sound Energy Municipal Liason Manager Joe Jainga PO Box 90868,MS:XRD-01W Bellevue,WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept.* Attn:Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn,WA 98092 Muckleshoot Cultural Resources Program *Attn:Ms Melissa Calvert39015172ndAvenueSE Auburn,WA 98092-9763 Office of Archaeology &Historic Preservation* Attn:Stephanie Kramer PO Box 48343 Olympia,WA 98504-8343 City of Kent Attn:Mr.Fred Satterstrom,AICP Acting Community Dev.Director 220 Fourth Avenue South Kent,WA 98032-5895 City of Tukwila Steve Lancaster,Responsible Official 6300 Southcenter Blvd.Tukwila,WA 98188 Note:If the Notice of Application states that it is an "Optional DNS",the marked agencies and cities will need to be sent a copy of the checklist,PMT's,and the notice of application.* Also note,do not mail Jamey Taylor any of the notices she gets hers from the web.Only send her the ERC Determination paperwork. template -affidavit of service by mailing 042305918908 ABRAHAMSON NORMAN R 3408 NE 17TH ST RENTON WA 98055 042305932305 BERG ROBERT &CYNTHIA 2387 SUMMIT CIR SALT LAKE CITY UT 84109 344950002O08 FALEI-FO AARON M+PAMELA J 3400 NE 17TH PL RENTON WA 98056 344950002503 HUZZY STEVE K 3404 NE 17TH PL RENTON WA 98056 344950009003 LAFORD 3501 NE 17TH PL RENTON WA 98056 34495OO12007 RIGTRUP MARC R+STEPHANIE L 3400 NE 17TH ST RENTON WA 98056 778920009504 TEVZOPOULOS TAMMI 10525 126TH AV SE RENTON WA 98056 042305903801 ALLAN ROGER L &PATRICIA A 3629 NE 19TH ST RENTON WA 98056 344950010001 EASTMAN ARTHUR E+WAUNETA M 3533 NE 17TH PL RENTON WA 98056 344950007502 GUIDRY LEON B 3417 NE 17TH PL RENTON WA 98056 344950005506 KATSMAN PHILIP 2466 55TH AV SW SEAI-I-LE WA 98116 344950011009 MOLLER TOM KNUD 1616 NEWPORT AV NE RENTON WA 98056 344950007007--Nioldeiio e SIMS GREGORY &gO,j. 3401NE 17TH PL 2RENTONWA98056511 042305904007 TIERNEY J KEITH+FRANCES 3705 SOUTH CLOVERDALE ST SEATTLE WA 98118 344950003501 BARDEN PHILIP A+BARDEN ELAINE M 3424 NE 17TH PL RENTON WA 98056 042305903603 EDMONDS PLAT LLC 329 NW 2ND PL RENTON WA 98055 042305904908 HAACK DONALD FRED+KATHY ANN 1899 PIERCE AV NE RENTON WA 98056 344950009508 KUNZ D 3509 NE 17TH PL RENTON WA 98055 344950008005 O NEIL TOM P 3425 NE 17TH PL RENTON WA 98056 344950010506 SWADBERG DAVID W 3425 NE 17TH ST RENTON WA 98056 344950008500 TUCKER C L 3433 NE 17TH PL RENTON WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNiFiCANCE-MiTIGATED (DNS-M) DATE:May 17,2006 LAND USE NUMBER:LUA05-164,V-A,ECF PROJECT NAME:Tall Firs at Honey Creek PROJECT DESCRIPTION:The applicant is proposing to construct three single family homes on three existing lots and extend an existing stormwater drainage pipe.The lots are neady covered by protected slopes and the stream buffer of Honey Creek,which runs across the rear of the lots.The remaining 20 feet at the front of the lots is limitedbythefrontyardsetbackrequirementof15feetforthehouseand20feetforthegarage.The applicant is requesting front yard,slope and stream buffer vadances in order to build the houses.He is also requesting a Cdtical Areas Exemption inordertoextendtheexistingstormwaterdrainagepipethatcurrentlydischargesatthetopoftheslope.The pipe would becontinueddowntheslopeandadispersionsystemwouldbeconstructedatthebottom. PROJECT LOCATION:3400 Block of NE 17th Place 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 projecL 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 DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into a single commentpedod.There will be no comment pedod 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: December 20,2005 May 17,2006 APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: Other Permits which may be required: Requested Studies: Darrin Sanford,Pacific Engineering Design,LLC;Tel:(206)431-7970;dsanford@paceng.com Environmental (SEPA)Review,Administrative Variance approval Building Permits Stream Study and Geotechnica!Report Location where application maybereviewed:PlanninglBuildinglPublic Works Department,Development Services Division,Sixth Floor Renton City Hall,1065 South Grady Way,Renton,WA98055 PUBLIC HEARING:N/A CONSISTENCY OVERVIEW: Zoning/Land Use:The subject site is designated Residental -8 (R-8)on the City of Renton Comprehensive Land Use Map and Residential *8 (R-8)on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project:Environmental (SEPA)Checklist Development Regulations Used For Project Mitigation:The project will be subject to the City's SEPA ordinance,R-8 Standards,Critical Areas Regulations and other applicable cedes and regulations as appropriate. 6 @ Proposed Mitigation Measures:The following mitigation measure will likely be imposed on the proposed project. The recommended mitigation measure addresses project impacts not covered byexistingcodesandregulationsascitedabove. o The applicant will be required to record a native growth protection easement on the lots covering the stream bufferandprotectedslopeareas. Comments on the above application must be submitted in writing to Valerie Kinast,Associate Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on June 1,2006.If you have questions aboutthisproposal,or wish to be made a party of record and receive additional notification by mail,contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision onthisproject. CONTACT PERSON:Valerie Kinast,AssociatePlanner;Tel:(425)430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project,complete this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. Name/File No.:Tall Firs at Honey Creek/LUA05-164,V-A,ECF NAME: MAILING ADDRESS: TELEPHONE NO.: (i[.(",-'.;!'.,,.]:""Plahnihui!dihub!icworDelelht :>-;. ;"'.';,.,d',m-'.%/KathyKe61ker,Ma or :"""-;'";:'"""'::.[Gre zimmerma.P,E.,Ad,nfinistrator .•'.- ',,i((-<i •.,...---,.:.::}........-.. .',..:.pacific E!gineedngDesign,LLC :",-.i:.:/;..--.:.• .:.''i..-:)1544553 :.AvenueS#1100;...:...:<--., .?=;-::,-''Subject":",-'taii.Eirs-at:H0ney Creek::..-,-.-/.",:-".(-:.-."(::..'.":"' .:..-;".;.-.---._..".'LUA05-i64,V-A;ECE...:.:--".,,;..;,,.":i:-.:":-::("-" ::].i;:-.-(":(:.-./The Deveiopment .iP]anning Sectii3n'!'Of:tfie!,.Ci-of Rei3tori :;fias:.determjned that .-th6-:!;:.-"}.i:".:"-.":.:" '.(.":_(:"":i':(.subject.apfliCation:-is I compiete according;:tb?isubhiiftal:::requiiem:ents and,theref0re,.:is '<"::-?":-:.";.' (.-".:"i.::?:(:-:::It :is teatativeiy'scedtiiecl for.consideafii:!by :'eErWir6nmeniafReview.C0mixiittee:oh ::..{-(;:';.-:: ..i .'i-../.,Jurie-i.3;/20061-:..Prior t6 that:review!i.y0ui.illlbe ri0tified if.a/i.:tlditionil informati0n:iis '<,-:[:.." ..".::".-requiredto..ntihue:prOce"ssing,iyOurap|itic)fi,.--::..-.:.:-.,}:-:!i(-::/......-'.:!..-'.i.:,:.:/.:i"}.:.- -")--/::.'.P.lease c0ntictmeat(#25)4307270iifiyou!'have'any questions,;i'i:,i,!(..'",::::)(..;/;.-..-,"i " ''."-i:.:.,i :Sincerely;:.,.-..':-.--..';:,:/;:'",.y,<',,,.".">..;'--!',::-.:.<............,.- •.'•.•. "•n/."".co:PhitKatsma Owner {i ,-•.::;..ScOtt canieron,.Bent Nose,,LLG/plSlicant '._'./",'--:"<:,''"i,.?/..:: e .',,[ -,}i '..].•. '".'";".S y.a .'Re :'-"98055,;-:""N -,..............""AHEAD':.OF.'tfi',EC.RV'E ,./.".-.-,',,..".....,.qOO/,rt.urr.,.•,This ID13=r ooriri .-0%"rL i'titril Printed:05-11-2006 ,CITY OF RENTON 1055 S.Grady WayRenton,WA 98055 Land Use Actions RECEIPT ">EVE-L'QPMENT PLANNINUFFYOF.EV'rON G Permit#:LUA05-t 64 Payment Made: Total Payment: PROJECT 05/11/2006 04:26 PM 500.00 Payee: Receipt Number:R0602414 BENT NOSE LLC KATSMAN Current Payment Made to the Following Items: Trans Account Code Description Amount ...................................................................... 5010 000.345.81.00.0007 Environmental Review 500.00 Payments made for this receipt Trans Method Description Amount ............................................................ Payment Check #1041 500.00 Account Balances 3021 303 5006 000 5007 000 5008 000 5009 000 5010 000 5011 000 5012 000 5013 000 5014 000 5015 000 5016 000 5017 000 5018 000 5019 000 502O 000 5021 000 5022 000 5024 000 5036 000 5909 000 5941 000 5954 604 5955 000 5998 000 .000 .345 .345 .345 .345 .345 .345 .345 81 .345 81 .345 81 .345 81 .345 81 .345 81 .345.81 .345.81 .345.81 .345.81 .345.81 .345.81 .345.81 .341.60 .341.50 .237.00 .05.519 .231.70 00.345.85 Park Mitigation Fee 81.00.0002 Annexation Fees 81.00.0003 Appeals/Waivers 81.00.0004 Binding Site/Short Plat 81.00.0006 Conditional Use Fees 81.00.0007 Environmental Review 81.00.0008 Prelim/Tentative Plat .00.0009 Final Plat .00.0010 PUD .00.0011 Grading &Filling Fees .00.0012 Lot Line Adjustment .00.0013 Mobile Home Parks .00.0014 Rezone .00.0015 Routine Vegetation Mgmt .00.0016 Shoreline Subst Dev .00.0017 Site Plan Approval .00.0018 Temp Use or Fence Review .00.0019 Variance Fees .00.0024 Conditional Approval Fee .00.0005 Comprehensive Plan Amend .00.0024 Booklets/EIS/Copies .00.0000 Maps (Taxable) .00.0000 Special Deposits .90.42.1 Postage .00.0000 Tax .00 O0 O0 O0 O0 O0 O0 O0 O0 O0 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Remaining Balance Due:$0.00 ".'[o ()]-'".:;"-':"'i ""Planninui!dinubl!¢WgrlDepar[mefit:-::.":i ". ':":Kath-Keolker;Ma-Or "-",::"'-":.,Gregll:Zi"mmerman P'E"Administriitor'i .'"..'" .............:-::....::::--:--"-:: •::""7 ".,,,..i •........-March.-8,2006 •.,"•-....• ,...... '..-"i'!:7.:."Scott Camer .......-"i ,Mr..On .,-,.:-.,-..,,-,.,,..•...,......-"-Bent.Nose,LLC •--:•,....-.' •4 IO2nd Ave NE,Suite:2"01 ""•"-...."••.,.",''",.,.t "•.....98004";"-'<..---"•":."-:,:-.:"-".Bellevue WA,.•-......."....-.-.L..:""'"<"-"-•":"":" ':-:.....,Subject:.TallFirsat Honey;creek,-LUA05-1.64 ".:-:i..--.::'7:.:..: ."Resp,0riseto your letter from March:'3,.2:0.06....."-"'":-7::,.,..1 .,........,......................,..-.,.......>,........,,. .;:<..i:.:°'"""".............'"..."....•.,::".;-.'--,.-'.,.,'.\...'"'+'"""a '""'""<'"'""":""';<:::":"": De r.Mr.Cameroni ..-:-.,..:..,.::i;-...-.......:.."-....:.-:.:"" ..,._.....","...,;!;.:.,.<:-i..:):,:-:-.i We haVe received your:letter,,reuesting.,aSsura/,ice:"i:hat your.pr:Oposedstorm - -i:.';i-,.:i-,i:Watei",sYstem.Will .iike!y.,_be:."appr;oved and, :thi t".tl e:builciing -permits-for .the .,:i..i.'.:'-- •,,","::..'".three.pmp0sed-single;famiiy h"im-es wiN-beappi6vid..aS so0n'aspossi.ble.'..i.!:.:,<:.....:, •.":.":'""........:-".i ....",......:-":".":"i .7..•::.'..i . .."..First,7.i:h storm water System."will:.likelybe,:priwed by,the Cily.,.ialthough,it .-----.... •i :::.:must benoted that;:"mit-igationimeasures?;may:.be ]mposed.on ,,thi project..,::,..:....::-..:-...:"Becaue;!he site"is l'o.izalid:0ni"tegulated?slopes and.iria stream::bUffeF,.the i :","+£':":"::"":.:':p.lansf6r;,the s,ufface-water ouffaH and .ho:u:S::a:b,..e,<subject .to apiroval'bythe i :,.i_-!:!.:".:.:i-::71 .i 7,.:7:":City:of Rent-on s.Env,i!rbnmenai:Review co:rn:iiee,.;.:whih imposes mitigation :i".!-7:i :.,:',.,'.'measures thatthey deem.:nicssary.'It ::is!iimp;01taDt,for .iour .cons'ultantsto: ---:.i,7).."',.(dem0ns!rate.that the."imp,act:s.io -;che stream:.buffei;'and"Sio.pes;:.visult inno .-(::-"i :.":nit 16SS".6i,function.0f the-:citicalareas,..::,/.::"i";-.i;;:-,:,.-..:,"".".i:.:7 .." 71;:L,I:"<i.).i:!,,.;;:-ITS.ShO,uld-aiso,be;:no'ted;tatt.he City cannoi;-)prediCtwhat 'measures:.:m+ig.ht be..,..f ..;::imp0Sed;ovi th'e.:pro,jectby tieState Deparmentof F'ish"and:WildlilTe";v .."i-:"7111i:i I::!::D) ....,....'----.".':'":.:..:"•-?."".-.":-.-.:-..,..,.:,.-:i.-7::"":".....".....sing:le,f.amijy,:,homs.are,:"suljeCt"to ""?:"'':.....'::v:.i:-i::::,).<;7 i The ,buii,dihg permits :i0r-.the "-":'"":":::"": ,-,:-)'"-:-:7 "",--.,:..:.enviroia.mental review:because they ,are.Iocated.id.c-ritica!areas•;It is not,.(<-:-:..:".-i..:"i :,...+.:possilieto issuethe permits)until,they hai)e:ie'ceivedapproval by.the City S "°.':<..:...:--i ii-.i ,..i <.:-!:Enqironmental Review.comm,ittee and the req:t]ired appea:l period,'haSpassed.'"'< ":;..::..{"'-In .order..'t6 allow you-t0 bu .hou s q weildl-the SeS u:ickly.as"possible,'"w:ili.iSsue.._...:i ".i :.:.,..,"p ",...:,"-"i building ermits once we hae.received-c0hstr:ucion drawings fortle:surface .....-.:-"",. ..,.......;.,.-"water:sy;tem,and.compliancewith the.mitigatioi measures imposed bY the '-:.....: ,.,.-._....".:........":::.";":Environrtiental Review•Com/iitiee.has beeniSemonstraied,-•.......•.-......•...-....,-].-.:...,...,..,":'..-,:,..:'.,::...,.,':-..,.: '.-_".?.,:,-,",,., ;,.--..,.:),......,..'.'...'-._: '':':":',]055 South Grady Way-Renton,whingion..9805 ":""" •'"<.-U •,']'..":-.-+:,-;:.",'.--AHEAD OF THE CURVE ",.-This DaDercol';itains 50%recvcledilltefi,L 30%postCOrlSLimer "'- 7 * aq February 10,2006" _...., Dan-ell Offe -:Offe Engineers;PELG13932SE159thPI. Renton:WA,98058 : ,,._. i Tall FirS•at•'•Subject:, •..,.. ••...,/' File NO.LUA-05-164,V-A ..,:••.....':.'.--".EnvirOnmental Review required for storm water facilities and houses . 'DearMr.Offe::.-.:.,i '.":...,:.-' :••ii•.•.... •:':•1055 South Grady Way -Renton,Washington 98055 :-' .,---"'"-n pazer contains50o material,30%=aostedflsumer 2 "• .¢. L m Z L L q 4 "''7 ."• •'•.•'•._., •-.....•• ••c ? •AHEAD oF THE CI)RVE " %'.•.,•,•••.•"'.Thank:you for submittingihe streamstudy and geotecfinical reports for the remaining totsl ::-.i'.' ..,_.:..::.In-:your naiTaii.ve you"propose istorm water .drainage .via three PVC"pipes.,to .be installed d0wn.the slope.,' -.,betli'ht,each hbine.,Sihcesubmitting youh-ave,beefit01d:thatthit scenari0,Wi]l not beperrnittetl;-and that i ""-.: :.you will be required to laobk,into andextendtheei'siln'gloutfail,pipe 10cated.dffLot 9."""•: 'The,c0nstruction penniis nedessary to extendl,tfi6::storrn water system:.will:!need.to be iattained prior ,to .i -,...: 'i-:,-issuance ofbuilding permits for the.homes..Thgf::gaiiJi:qt iS-tip to you Whe.tlier:yoU would rather;take the,-_,:"- :(/h0us}s through "land,iise.pgrmitting (front iyard ;ad :crilfigal areas va-riances,aiid environmental/reviev))':: '.,::and:then take'the storr0systemthrotigh land use:permiffing (critical.areas exempti0nand environmental •.:'.,,, :-.;review).-it is advisable to complete these procegseh together because }he:review Cost wo/ild beq0Werand ", 'i,:the,totai.review.-timewould be sh0rter ""::,i/..:::.:.-ii":i,,i :.i::-i -:"!.i :.:-.-".i "'..,.i,i:.:.i i-: ::Ih:brder to process-the variances and exemptiorgneeessiry aiid :to Complete environmenfial rd,¢iew for ,., '.both the homes and the stolin,water discharge .system,/you"Would need to,amend the narrative :5;ou ,:-submiffed to_include.:g description of the Storm:.water system exteffs]on.,This Will need-t_o inClud ..,. ::,:iintormation about the pipe and the facility ,necessary;:wherelihe Water discharges into the :stream:(It :is :,-: ....-::ifiaioriant to'kn0Wiha(a critical areagl exemption can:0nly be graited foi-faciliiids..located in the:stream _; •-]Suffer ahd not:in the:stream:itself.)A site,plan,Will need to be submittedi-shO.wing the:facilities-if,,,.-' 5-:-poSsible:conso!idate the three separate site plans y0u Submittedint0 one,.and:add the newJinformation ..""- i ibout iiae stbrm systeln,:Basic elevationsof thepipe;,footings and:dispersion system:would be useful..:. .""Pleiise have .the geotechnical reports aUgmentedso that.theyaddress not ju_st the!houses,but.also the storm ''water'sysiem.The,:stieam study,will need to supply more information,on.:the temporary arid permanent . -impacis of installing a pipe and constmdfing a storm:witer dis )efsion outfall sysfm in the stream bufferl-•...,-.'.":., ....-,.;-.,-.: i .i/i¸iii ,ii:ii!:i,,:i: '•:-•,-•/\,•:••CITY (F RENTON i....,*_Planning/Building/lblicWorkS Department :: /Kathy Keol:ker,Mayor ":Gregg Zimmeman P,E.,AdmiBistrat0r .( ""('-'.. January 13,2006 . ."..." Darrell Offe .'- Off EnigneerS,PLLC ..' 13932 SE 159th PI.-:--, Renton,WA,.98058 ".. Subject:Tall Firs at Honey Creek,Lots 8,9,and 10Variances File No..LUA-05-164,VA " Dear Mr.Offe:" After examining the application for critical areas and setback variances for the three lots listed above,it. has come tO myattention that the required stream studies were not submitted.For reviewofprojects on property containingstreams,a standard stream study is required.When development in the streambuffer is proposed,•a Supplemental stream .study is required.What these ,studies must addreSs is"outlinedin RMC 4:8-120D22,which I.have attached ifor reference.Although astream report was submitted with the pre-application request,/the report,would need to be revised to-meet our'code requirements.First;the "clearing limits"of ;/5""are not correct.The stream buffer:extends tO the.t0p of the steep slopes:AlSo,-the ordinary.high•waterilmark is not shiwn,.Please have the report reViSed-according to the code except I am .. including with this letter and"submitlthree Copies.Ofthe streamstudy tome:: Also,the ge0technical report for Lots 91.and 10 w not included in?the submittal The reportsubmitted is only for-L0t 8.It references areport for lots 9and 10,but that:report was not Submitted... The project will be accelted for reciew,When the:stream studies and.the geoteehnical reportfoLots 9: and 10 have been.submitted..-....'...,...: The Critical areas relations also teiuire Yoffto submit an erosi6hcontr01 plan because the sitdis in an area of high erosion•hazard.This pl£ff musJ be Submitted a;spart.ofth:eapplicationfor building permit review....:ii.:.."."....i ""•.:--"""'. Although the issue.o(.dminage is inot being revllewed with thisi-request forTvariances:,we w0uld fiketo .advise you that,;a s0]ution will .need tO.be fouhd'for the mnoff-ihat will result from,the new impei-vious. •surfaces,on the sites .bef0re.bliilding permits can.be issued,it is advisabletopresent us withyour p|ans =' for drainage in a timely manner;because the work will likely be on protected slopes and -iri-th stream. buffer,which wiHals0 require a critica!iAreas Exemption or Variance...- Please c0ntactme at(425)430-7270 ffyou have any questions.. ? Sincerely,"". -Valerie Kinast'- Associate Planner dc:.Phil Katsman,Owner Scott Cameron,B'ent Nose LEe,Applicant Jennifer'Henning,principal Plmmer ". Enclosure:Geotechnicai Report and :stream Study requirements i055 South Grady way -Renton,Washington 9805.5 This cOntains 50%recele mateal.30%consumer •-.'.- AHEAD OF THE CUR+E" "C:7-1o City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) TELEPHONE NUMBERi APPLICANT (if other than owner) COMPANY (if applicable): ADO.:/0Z,,f #¢ CITY:l/f/,ZIP:'O TELEPHONE NUMBERfz.--,#45--,g9 7 CONTACT PERSON CITY(|-.¢.t\•ZIP: ;HOy(.AD E-MAIL ADDRESS: QinmasterappAoc PROJECT iNFORMATiON I PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)/LOCATIMAND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EX'STING LAND USE,,/'/,'='.//,/.I PROPOSED LAND USE(S):///.. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable):/, EXISTING ZONING:- PROPOSED ZONING (if applicable):A//, SITE AREA (in square feet)://0 7 //,DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable):#//4" NUMBER OF PROPOSED LOTS (i/7ble): NUMBER OF NEW DWELLING UNITS (if applicable):/ 07128/05 OJECT NFORMATiON (co ue¢ NUMBER OF EXISTING DWELLING UNITS (if applicable):O SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable):0 SQUARE'FOOTAGE OF EXlSTINGESIDENTIALj" BUILDINGS TO REMAIN (if applicable):I//,-- SQUARE FOOTAGE OF PROPOSED NON-FJESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable):////-- NET FLOOR AREA OF NON-RESIDENTIAL IUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED,BY THE NEW.PROJECT (if.a.pplicable):J/f. PROJECT VALUE:¢ IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA,PLEASE INCLUDE SQUARE FOOTAGE (if applicable): 13 AQUIFER PROTECTION AREA ONE El AQUIFEB PROTECTION AREA TWO El FLOOD HAZARD AREA sq.ft. "GEOLOGIC HAZARD sq.ft. 13 HABITAT CONSERVATION sqo ft. SHORELINE STREAMS AND LAKES sq.ft. 13 WETLANDS sq.ft. LEGAL DESCRIPTION OF PROPERTY "" (Attach legal description on separate sheet with the following information included) SITUATE IN THE ,,'//QUARTER OF SECTION ____,TOwNsHIP___.,RANGE___,IN THE CITYOFRENTON,KING COUNTY,WASHINGTON. "TYPE.OF APPLICATION &FEES List all land use applications,b:. 3o 4. Staff will calculate applicable fees and postage:$ ....AFFJDAVnT OF OWNERSH|P (Signature of Owner/Representative) I,(Print Name/s)pL,/---fo ---A--'T'I --#L/,declare that I am (please check one)"the__current....owner'of the property involved in this app!ication or __the authorized representative to act for a corporation (please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. •I certify that I know or have satisfactory evidence that "Jl ',. signed this instrument and acknowledged it to be his/her/theirfree and yoluntaryact for the uses and purposes mentioned in the instrument...'".-;"•" (Signature of Owner/Representatlve)Notary (Print),,L 0 Q:weblpwldevservlformslplanninmasterapp.doc \?My appointment expires:k3 2 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) ADDRESS'z4,(.,d TELEPHONE NUMBER:"""" APPLICANT (if other than owner) NAME: COMPANY (if applicable): l_.vT-,,t)z,..(6-,LLC... /dE €%/ c'TY::#//.,//'I/'C,.z,,>:'<G' TELEPHONE NUMBER4z."4f'fS---0 7' CONTACT PERSON CO4ANy(if applica):.___ ADD4ESSi _$-.. TELE HOIE'EIMBEI:"AND E-MAIL ADDRESS: ( Q:wcb/inmastcrapp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)ILOCATIOAND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE(S):_ PROPOSED LAND UJ EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:z4F PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable)://.. X,ST,NZON,.:X'" PROPOSED ZONING (if applicable):/J//f. SITE AREA (in square feet):/:/0 7"' SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED:tJ [, SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable):/t'/,t-- NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable):/ 07128/05 ;OJECT INFORMATBON (Coued) NUMBER OF EXISTING DWELLING UNITS (if applicable):PROJECT VALUE:'t.0 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable):,/ SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable):/// SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable):/J/j i SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable):/(/i" NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable):/-. NUMBER OF EMPLOYEES TO BE EMYBY THE NEW PROJECT (if applicable):". LEGAL DESCRiPTiON OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE .QUARTER OF SECTION _.__'TOWNSHIP ____,RANGE""__,IN'THE CITYOFRENTON,KING COUNTY,WASHINGTON. IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA,PLEASE INCLUDE SQUARE FOOTAGE (if applicable): r AQUIFER PROTECTION AREA ONE n AQUIFER PROTECTION AREA-rWO O FLOOD HAZARD AREA t(GEOLOGIC HAZARD rl HABITAT CONSERVATION tSHORELINE STREAMS AND LAKES [3 WETLANDS sq.ft. sq.ft. sq.ft. sq.ft. sq.ft. TYPE OF APPLiCATiON &FEES List all/Land use applications being applied for: tY,-,s s .'3 ..../2.,4'/,,Y'(ff,fV'4. Staff will calculate applicable fees and:postage:$ i ,AFFiDAVE OF OWNERSHIP gnature of Owner/Representative) •t , I,(Print Name/s)t-lf (------h"7-',/¢4.A--&J ,declare that I am (please check one)the current owner of the property involved in this application or __the authorized representative to act for a corporation (please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that l know or have satisfactory evidence that ''t \p &rwv •signed this instrument and acknowledged it to be his/her/their free and voluntary act for theusesandpurposesmentionedintheinstrument..:L -:..... (Signature of Owner/Representative) Q:weblpwldevservlformslplanninffmasterapp.doc Notary Publi"forthe State of a'n'gton"' Notary(Print).VL0 '). My appointment expires:,..)/.0 .):: 2 l! !i¸ 07/28/05 s' City of Renton LAND USE PERMIT MASTER APPLICATION i PROPERTY OWNER(S) ADDRESS: C,T Z,,:.f#(p TELEPHONE NUMBER: APPLICANT (if other than owner) COMPANY (if applicable): ,417 Aioge,Lc.. OOE.IOZ.E-ZI TELEPHONE NUMBER CONTACT PERSON ZIP: E-MAIL ADDRESS: > +aasterapp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Fez,FIz .,/,,/rPROJECT/ADDRESS(S)/LOCATIIAND ZIP CODE[-' KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXlSTING LAND USE(S):#/t4.-/f PROPOSED LAND USE(S)'I/C.."I EXlSTINGCOMREHENSIVE PLAN MAP DESIGNATION:. ,>,,oPosEo co,.,PRE.E.s,vE P.,P OES,G.AT,O.<,,app,,ca,,,e,.V': Ex,sT,,Gzo.,.G-. PROPOSED ZONING (if applicable):#/i"-- SITE AREA (in square feet):I €i SQUARE FOOTAGE OF P0,,C ROADWAYS TO BEDED,CATED:./.S/4--- SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable):,)' NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): /. 07128/05 !i JECT 0. ORMATiON NUMBER OF EXISTING DWELLING UNITS (if applicable):# SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable)::1 000 SQUARE FOOTAGE OF EXISTING RESIDENTIALBUILDINGSTOREMAIN(if applicable):// SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable):///, SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable):,4J'J,"" NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable):,/'/"" NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable):"';A/'/'2,-., ,q _PROJECT VALUE:'f/ IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA,PLEASE INCLUDE SQUARE FOOTAGE (if applicable): Q AQUIFER PROTECTION AREA ONE n AQUIFER PROTECTION AREA TWO [3 FLOOD HAZARD AREA sq.ft. 'GEOLOGIC HAZARD ft.sq. •Q HABITAT CONSERVATION sq.ft. ('PSHORELINE STREAMS sq.ft.ANDLAKES El WETLANDS sq.ft. LEGAL DESCRIPTION OF PROPERTY ":".... (Attach legal description on separate sheet with the following information included), SITUATE IN THE //"QUARTER OF SECTION ___,TOVV'NSHIP RANGE ',IN THE CITY OF RENTON,KING COUNTY,WASHINGTON. TYPE OF APPLICATION &FEES List all land use applications being,applied for: 3. 4. Staff will calculate applicable fees and postage:$ AFFIIDAVltT OF OWNERSHIP (Signature of Owner/Representative) ,,(Print Name/s)1 t4--K.--(P #Y-,/,declare atl am (please check one)current owner of propertyeinvolvedinthisapplicaUonor__the authorized representative to act for a corporation (please attach proof of authodzation)and that the foregoingstatementsandanswershereincontainedandtheinformationherewithareinallrespectstrueandcorrecttothebestofmyknowledgeandbelief. I certify that I know or have satisfactory evidence that ,t'tvlX_v' •signed this instrument and acknowledged it to be his/her/their fre and vo!untary act for the (Signature of Owner/Representative) Q:weblpwldevservlformslplanninmasterapp.doc uses and purposes mentioned in the instrumenL N ta P bl (f th St t foryuicinandoreStateofasington ', Notary(Print))V)'I.t. My appointmentexpires:.)t,'.'()Ol ".--# ( ( '.o( J :+ =: + @ d = .2 0 "i ,g FIRE DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: November 3,2005 Jill Ding,Associate Planner 1l] James Gray,Assistant Fire Marsh Honey Creek Park Slope VarianceS,3400/3500 Blk NE 17th PL Fire Department Comments: 1.A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures.If the building square footage exceeds 3600 square feet in area,the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2.A fire mitigation fee of $488.00 is required for all new single-family structures. 3.Fire department access roadways require a minimum 20-foot wide paved roadway.Fire department turnarounds are required for roads over 150 feet in length. Please feel free to contact me ifyou have any questions.k)¢'clzlh.O ' -:.. -). i:\plat2.doc t "1 PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: TO: FROM: SUBJECT: November 15,2005 Jill Hall Mike Dotsor " PreApplication Utility and Transportation Review Comments PREAPP No.05-151 -Honey Creek Park Slope Variance NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant.The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g.Hearing Examiner,Boards of Adjustment,Board ofPublic 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. As noted in the submittal letter;we have previously performed a pre-application review for the proposed building permits on November 2,2004,see attached memo (pre-app #04-128).Therefore the attached comments continue to be applicable for the proposed development.We do however,after reviewing the information submitted,add the following to the previous comments: WATER .Currently plans have been submitted and are under review for extension of the 8-inch water main in NE 17th Place.Until the plans are approved,and the construction of the new water main is complete,permits for the new proposed homes will not be : issued. SURFACE WATER 1.As noted in the Stream Evaluation Report,included with this pre application request, run-off from driveways and roof drains shall be connected into the drainage system within the existing road.This will prevent having to do any work for installation of pipelines down the steep slope and into the creek.t iAplan reviewplan review 2005honey creek park slope variance pre app.doc kO ® CITY OF RENTON MEMO PUBLIC WORKS To: From: Date: Subject: Jason Jordan Mike Dotson November 2,2004 PreApplication Review Comments 3500 NE 17th Place.PREAPP No.04-128 -Katsman Lots - NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant.The applicant is cautioned that information contained in this summary may be Subject to modification and/or concurrence by official decision makers (e.g.Hearing Examiner,Boards of Adjustment,Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this short plat,located at 3500 NE 17th Place. WATER 1.There is an existing 6-inch water mare in NE 17th Place. 2.All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures.There is a fire hydrant in the vicinity (subject to verification)that may be counted towards the fire protection of this project. 3.The proposed project is located in the 565-water pressure zone and is within Aquifer Protection Zone 2. 4.The Water System Development Charge'(SDC)would be triggered at the single-family rate of $1,525 per new single-family house.This fee is collected prior to issuance of a construction permit. SANITARY SEWER 1.There is an existing 8-inch sewer main in NE 17tb Place.New side sewers are required for each of the new lots. 2.The Sanitary Sewer System Development Charges (SDC)is $900 per new home.These are payable at the time the utility construction permit is issued. SURFACE WATER I.The preferred method of storm discharge in this area is infiltration. 2.A storm drainage system (downspouts)designed according to the 1998 King County Surface Water Manual is required. 3.The Surface Water System Development Charges (SDC)are $715 per new home. ..j PreApplication Review Comments PREAPP No.04-128 -Katsman Lots -35E 17th Place.11/09/2005Page 2 STREET IMPROVEMENTS 1.The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single family home at a rate of 9.57 trips. All new electrical,phone and cable services must be underground.Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector. . CC:Kayren Kittrick f ,# CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: TO: FROM: SUBJECT: November 17,2005 Pre-Application File No.05-151 Jill K.Ding,Associate Planner,x7219 Honey Creek Park Slope Variance &Building Permit 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,Planning/Building/Public Works Administrator,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 Deveiopment Regulations are available for purchase for $50.00 plus tax,from the Finance Division on the first floor of City Hall. Project Proposal:The subject properties are located on the northwest side of NE 17th Place at approximately the 3500 block (parcel nos.3449500040,3449500045,and 349500050)and are identified as Lots 8,9,and 10 of the Honey Creek Park Addition.The proposal is to construct 3 single family residences on 3 previously subdivided parcels.The lots contain protected slope areas, moderate landslide hazard areas,erosion hazard areas,and Honey Creek,which is a Class 3 stream at the project location.The proposed residences would be constructed within the required front yard setback area,on the protected slope area,and within the associated stream buffer for Honey Creek. Zoning/Density Requirements:The subject property is located within the Residential -8 dwelling units per acre (R-8)zoningdesignation. Development Standards:The R-8 zone permits one residential structure /unit per lot.Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each,or one per lot at 1,000 square feet in size. Minimum Lot Size,Width and Depth -The rnlimum lot size permitted in the R-8 is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size.A minimum lot width of 50 feet for interior lots and 60 feet for corner lots,as well as a minimum lot depth of 65 feet,is also required.All of the lots comply with the minimum lot size,width and depth requirements. Buildinq Standards -The R-8 zone allows a maximum building coverage of 35%of the lot area or 2,500 square feet,whichever is greater for lots over 5,000 square feet in size.Lots under 5,000 square feet in size are permitted a maximum building coverage of 50%of the lot area.Building height is restricted to 30 feet and 2-stories.Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related.The gross floor area must be less than that of the primary structure.Accessory structures are also included in building lot coverage calculations.As proposed,it appears that the proposed residences would comply with the building coverage requirements. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement.The required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage,20 feet in the rear,5 feet on lP(3='Lt',, interior side yards,and 15 feet on side yards along streets (including access easements)for the I I O t ="""- primary structure and 20 feet on side yards along streets (including access easements)for the 1 "f, attached garage.Proposed Lot 9 would comply with the required setback areas.The proposed /=,""(-" residences on Lots 8 and 10 would not comply with the front yard setback requirements.Tle "t v proposed front yard setback for Lot 8 is 7 feet and the proposed setback for Lot 10 is 15 fee.E-,. The approval of a reduced front yard setback area would require the approval of an administrative setback variance.See section below on Variance Criteria. Honey Creek Park Slope lFance &Building Permit Pre-Application MeetirlF November 17,2005 Page 2 of 2 Access/Parking:Access to the proposed lots would be provided via single family residential driveways onto NE 17th Place.Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveway Grades -The maximum driveway slopes cannot exceed 15%,provided that driveways exceeding 8%are to provide slotted drains at the lower end of the driveway.If the grade exceeds 15%,a variance from the Planning/Building/Public Works Administrator is required. Sensitive Areas:The subject site is mapped with erosion hazard areas,moderate landslide hazard areas,protected slopes,and Honey Creek,which is a Class 3 stream at the project location. Geoloqic Hazard Areas -Development is generally prohibited on protected slope areas per RMC 4-3- 050J5,however an exception through a variance to the prohibition may be granted for the construction of a single family home on an existing legal lot pursuant to a variance as stated in RMC 4- 9-250B1.A geotechnical study and erosion control plan prepared by a qualified professional shall be submitted at the time of formal land use application.A secondary review of the applicant's geotechnical report may be conducted at the applicant's expense. Streams -Honey Creek,a Class 3 stream flows along the northwestern portion of the subject properties.A Class 3 stream requires a 75-foot buffer measured from the edge of the Ordinary High Water Mark (OHWM).In addition,RMC 4-3-050J5 provides that when a required stream buffer falls within a protected slope area,the stream buffer width shall extend to the boundary of the protected slope.The stream buffer on the subject properties is located within a protected slope area; therefore the stream buffer shah extend from the OHWM of Honey Creek to the top of the protected slope.Alterations to the required stream buffer would require a variance pursuant to RMC 4-9-250B. Environmental Review:The proposal is exempt from Environmental (SEPA)Review per WAC 197- 11-800. t Administrative Variance:An Administrative Variance would need to be granted in order to reduce the required 15-foot front yard setback for the primary structure and the 20-foot front yard setback for the attached garage.As part of the variance process the burden would be on the applicant to provide justification and show that: a.That the applicant suffers..undue hardship and the variance is necessary because of special circumstances applicable to subject property,including size,shape, topography,location or surrounding of the subject property,and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileged enjoyed by other property owners in the vicinity and under identical zone classification. b.-That the granting of the variance will not be materially detrimental to the public welfare ,or injurious to the property or improvements in the vicinity and zone in which subject property is situated. c.That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. d.That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose. An additional Administrative Variance would need to be granted in order to permit the construction of the proposed structures on the protected slope area.As part of the variance process the burden would be on the applicant to provide justification and show that: a.That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject •b.property is situated; There is no reasonable use of the property left if the requested variance is not granted; 5-151 (crit area variance).doc 't Honey Creek Park Slope Variance ,Building Permit Pre-Application Meeting November 17,2005 Page 3 of 3 c.The variance granted is the minimum amount necessary to accommodate the proposed objectives; d.The need for the variance is not the result of actions of the applicant or property owner;and e.The proposed variance is based on consideration of the best available science as described in WAC 365-195-905;or where there is an absence of valid scientific information,the steps in RMC 4-9-250F are followed. An additional Administrative Variance would need to be granted in order to permit the construction of the proposed structures within the stream buffer area.As part of the variance process the burden would be on the applicant to provide justification and show that: /-a.The proposal is the minimum necessary to accommodate the building footprint and access.In no case,however,shall the impervious surface exceed five thousand (5,000)square feet,including access.Otherwise the alteration shall be reviewed as a Hearing Examiner variance and subject to the criteria of section 4-9-250B6; b.Access is located so as to have the least impact on the stream and its buffer; c.The proposal preserves the functions and values of the stream habitat to the maximum extent possible; d.The proposal includes on-site mitigation to the maximum extent possible; e.The proposal first develops noncritical area,then the critical area buffer,before the critical area itself is developed; f.The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive species as listed by the Federal government or the State; g.The inability to derive reasonable economic use of the property is not the result of actions segregating or dividing the property and creating the undevelopable condition; and h.The proposed variance is based on consideration of the best available science as described in WAC 365-195-905;or where there is an absence of valid scientific information,the steps in RMC 4-9-250F are followed. Consistency with the Comprehensive Plan:The existing development is located within the Residential Single Family (RSF)Comprehensive Plan Land Use designation.The following proposed policies are applicable to the proposah Land Use Element Objective LU-FF:Encourage re-investment and rehabilitation of existing housing,and development of new residential plats resulting in guality neighborhoods that: 1.Are planned at urban densities and implement Growth Management targets, 2.Promote expansion and use of public transportation;and 3.Make more efficient use of urban services and infrastructure. Policy LU-150.Required setbacks should exclude public or private legal access areas,established through or to a lot,and parking areas. Policy LU-152.Single-family lot size,lot width,setbacks,and impervious surface should be sufficient to allow private open space,landscaping to provide buffers/privacy without extensive fencing,and sufficient area for maintenance activities. Community Desiqn Element The following policies are advisory and are intended to inform the applicant of the City Council's desired outcome for infill development,Code implementing these policies is on the Pre05-151 (crit area variance).doc Honey Creek Park Slope nce &Building Permit Pre-Application Meetin( November 17,2005Page4of4 department's 2005 work program and may be adopted prior to formal review of projects now at the pre-application stage. Policy CD-13.Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles,and/or responding to more urban setbacks,height or lot requirements.Infill development should draw on elements of existing development such as placement of structures,vegetation,and location of entries and walkways,to reflect the site planning and scale of existing areas. Policy CD-14.Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a.Where there are differences in height (e.g.,new two-store development adjacent to single- story structures),the architecture of the new structure should include details and elements of design such as window treatment,roof type,entries,or porches that reduce the visual mass of the structure. b.Garages,whether attached or detached,should be constructed using the same pattern of development established in the vicinity. c.Structures should have entries,windows,and doors located to maintain privacy in neighboring yards and buildings. Permit Requirements:Adm.n.strative Variances are processed within an estimated time frame of 6 to 8 weeks for preliminary approval.The application fee is $100 with V2 off subsequent applications.The additional variances required for the proposed residences would be $50 (1/2 off of the $100 full application fee).The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees:The applicable building and construction permit fees would also be applicable to theproposal. A handout listing all of the City's Development related fes in attached for your review. Expiration:Upon preliminary administrative variance approval,the variance approval is valid for two years with a possible one-year extension. Pre05-151 (cfit area variance).doc SE 100 C o // Y ZONING P/B/PW TECHNXCAL 81RVICES 12/28/04 E5 -9 TZ3N RSE E I/Z -°D5 4 T23N R5E E 11253O4 '12/14/2005 WBD 12:4 PAX 4254307 Ciy of Ren%on DS/EDNSP , DEVELOPMENT SERVICES D|I/ISION WAWER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLiCATiONS 0031008 DEVELOPeEN.rCrroFR-rLAoNN,NG DEC 2 0 20 -............"-.---.....L [_...../....--..-.w.-..-...;v.;.............""";":;"w..--.÷................I..'"M ....:,.;"'-"'......"::.,............................./IUJ ::;1-:$.;A'.'C---.....-.--'."................'""'<""C-:'"' Parking,Lot Coverage &Landscaping Analysis •.....................................-.:-:•-..C...._.........<..C ,,,,..... Plat Name Reservation Preapplition Meeting Summary 4 .......................................................................................... Flehabifitation Plan ...........=.E ".,................=¢-,--:•-..t.;%-...,.,;.'.: Site Plan =NO .:.-..........'::..........;..:::.,....-;.....:...,.,,.........."/."..'......:'./,-..',:'.:.::,.:,:.-..:.,.;,,,,-.........................:,.<...:.,...../..........-'.'-..-,.:,,..............-.. ,,.m.,. Inventory of Existing Sites =,o Lease Agreement,Draft e A=a Map of Existing Site Conditions s Map of View Area z NO = Photosimulations s o This requirement may be waived by:. 1 Properly Services Section 2.Publio Works Plan Review Section 3.Building Section 4.Development Plning..:Section PROJECT NAME;'-(.F|'t-_c )-/@..t O.WElL=VSlRFormsPmingwaivr.xts 10t24/00 /p1 12/1412005 rBD 12:43 PAX 42§4300.City of Renon DS/BDNSP O DEVELOPMENT SERVICES DIVISION WAIVER OF SUBM|TTAL REQUIIREMENTS FOR LAND USE APPLICAT|ONS 002/008 Calculations,! Construction Mitigation Description 4 ""--..-.-.-.......•.........-->.--JJ.-;..:;-..'-'.'"".",.':'"'';-*-*DJ:':;:L,'AC'";:'..'"",."'""'"""'"'"''''"''*'"-'"'"'%"..Denslty lt -i---"-:::..-.,-...,..-.,.:..x .:.;::.-::...:::r.:;::;..:..:;-:;,;!:.-:..:.;÷,:.;?T-::",.-:..'--..'.:i;:-.'-:::-:.;?-:.:-:.:-: Drainage Control Plan 2 Drainage Report---•""":"":;:"""::::"";::'":"::':;:;:"-::::"":"""-:""::":....::":;-''"":::::::::::-::::-"":'.....:: Elevations,Architectural SAN04 Existing Covenants (Recorded Copy) •":=:.......""":;........................'"'............;;';';*'--";'";*';':;J ":-*":3-.''T.':..''%'::T'*..':.'..T.%.':*."."'".C'.";':"•............................::;.&":.:':*';:-':::.';'';'.':..'T.::.-.-;,:?.'--;.-*-.............................>,^..,,...>...:.....:.:...:,:............. F,ooa H=ard o.t=,," Gectechnicai Roport .............';:.--...:'-..:.':'•::--:'-:.-..-:..:.......::.........:...........'',,.;.-,;i`;;`;I;:.**:.C.:`..*:;::.:;:d,e'll [....--..-**:.•...*:.-'-,';C-*......:CC;'.C.,';:':AT.',:&'.-.':.,;:,.:';.'A-,..--'.::.-,;:.'.,-.:.:.*--;C-CC:-------;..--.-............:;-.;......;..:,.'...... •,i.11-1 1 i i€.i .......v ..<...................,.,...i .I..........ii i i i Gr0ing Plan,Dlda 'Irrigation Plan 4 Landscape Plan.Conceptual Legal Description -."""-..........:.:.c...*.'..;::.*:"**-::.:.'.--:.-:-:'--.;:-:".:':3.-:*%'.:-:-***-:--*.*::::..::.:-€.".:,..'::.:,C.**::;:*.::.*:-.'-':::.':::.*'--.:.',*.C:D Mailing Labels for Property Owners 4 •":'"":-'---'........•";'.<-""";::c-,:;:°:.:':,':,:.".:'...:-C'.'.-..'.'-;.:c.%':;:'...--..':,"..,:-:;.;::-,;-.-:c::.::.;;'.;':.:.:,';:,';c.-r.:Maof::t..-..:,-,,,-:..,-.,.-.:;::..:.-.:.-;:.;,-::s :.S:=.',-..;.,÷.---,;5:?.5=a.:.::,'.'.:;.:;=::;-...:-',!:.:-s Master Appli-ation Form4 '"':--."...................................--:.........:*......,.:=;,:.:.;,.:.:.:::,':,;.':'.;".:'..:':.':.*""..':..*.:,.:,*•:%::*....;.*-.;.*.,;;-;-:;:-,.:-..::,::.'::'::C"::':::T:-'Z':.':':':,,:.::.::,,': Neighborhood Detail Map 4 This rsquirement may be waived by: 1.Property Sewic,es Section 2.Public Works Plan Review Section 3.Bding Section 4.Development Planning Section PROJECT NAME:.'o.II -F,'__+Hm,.LO" '("I Q:WEBPW EVSERV-onsPla nnlngwalve r.xls lO 12114/2005 WBD 12:44 PAX 4254307^0 Ciby of Renon DSIRDNSP 0041008 DEVELOPMENT SERVICES DIVISION .CITy.OF '"'voNRNT'P'L4NNING WAIVER OF SUBMnTTAL REQUIREMENTS OEC 2 0 2005 FOR LAND USE APPLiCATiONS .Cnv D" •--::o :us¢.'.:ii:.:);.a...a.t.;;:-:i.::-:::-..i.::.;.:i .:;!.:.':;.i:;-!!....:::.i÷i-::!/.:i:''.:'...=..:.:-:::..;_.....;`::.!...;G``÷;;.-...;`.;`.`.:.`.:.:::::::i ?::: Calculations, Construction Mitigation Description z o4 Density..N Sh""':'o--et::::::?:::.-:":::i:;:!+:::'-'.:;i.--........"".........."............................................^-.....;..................:::-:;'•".:.:.""';;.:;::7:C;O'.'::;T-"C'.;C.':-;.::'..:;..:':;;-';..';:.';,;.-,:....:-,.:---..-..j:';: Drainage Control Plan - Drainage Repeff -.,.--:.::::::;.;::.::=:-.::.;::.;:':;.-;/;:':-:::,:::;+"-;"r---;-:-,--:;'£;;:"::":=:;::;:'::::-::-:.:;-.--:-:.- ..........................................................:................................................................................................;,.., Elevations,Architectural s o Envlrolti'efllt-4--..-.--":.::c.,;:::::.:-..,.:.::--..;;.;,";:;';:.;":.:':;::,;"-:::',;';.;;',."..E:E£;;;:::,.., Existing Covenants (Recorded Copy), Rood Hazard Data,3".._.l Floor Plans:4..---.:::-:.-..::::;----.-::':-;!-:'-:ii!";-:::::!;.":-i.;.-.::-ii-::';.i:=-::!::-'T".i::-:.':::-i.!.-;:--:-..+.:ii:i:.-i:-!!!i:i" Geotechnicai Reporto s ",":•"":":""-:""::.:..%.'.:"'.":":::':t.:::.:.::,;:....:.''::.."C;:3";::'..:."::',:,::.'::.,2.:,3C.-;,:2,'-..'.;.::::::-:3''-,'"C;:3:`C.:;:-.-1C:`::'?``::`:..'.-:?:T::G adrtg',..:-::-i ==::==::===:::=:T:====::::="::.:.:::::L':I':::::::,:::::::::::,::::::::::::::.:::.:::::::':::.::::::-.:::::::::::::::,..::.:T:.'::..::.;::.":.:.: Grading Plan,[:)etliedz ....................................................................................................................... hTegation Plan , l,t';n,,,,'Gi:=.,":'.,......,..............,.r,.',',',',',',',',',''...........G'x:,..,,=...,..................................,...........r..,,..,=........................',,.=..',,'#..........................,>3,,,....:..................................-..................................... Landscape Plan,Conceptual 4 •-.•"..-..::...:.!E-E:-::.:--:.:.'-:::--:::--:-.----:--::-:::.E-E'.,'.-',@;.?::i ;,.:-,:::..:-..-:;;..:.::.÷£::..:.:.:..:.. Legal Descnption '.:.....:.....--..-::,.-...........<.,,,<...........,.........;LL:.:.;,:.,,;:..:,:--;:G:;...........,.-::....:..:.-,..;...:..-;,=;-.-;:.p.E.E::?.E.... Mailing Labels for Property Owners 4 =:.-,..:..........;,.;:;:..;:.:;,;,;..,;..;.;:,;L;:.,;.:;.',;..:'.-.:..'.::...V .':;,:.:,::.•:::.:..:,;,T,3";.C:-.:.-?-:.::.::.:C:....``-'::-.:`::-C.`.C;.C:.:-:1:T:T%..C:...............-*::G.,T.-..,;,.:*;C,-.,,,'.';,C...¢,-:;C:.?;:'.-...:,':',4.,..',:,,i'.,C;C-,...,T¢.....................Mapof ESt e{*......................................................................;:;_..-:..:........,--:;-;:: Master Application Form ..............................,...............-.....................:.......;.,,;;,;,.,,:..;,...,:.:-....:::::::-:::.:.,.:.;;..,.:..:..€..:.;.;:...:.,..:.Monurne0t .............'................-£.:-,-,.;--.--:--...,...,.....,;,::-;::..--:--,:..=:::;:.:;::T::::::,::,•:..;.;::.:..:.,-:.;,::;:.:.:;:::.:::;:::C'.d.(ooe..m......:......tJ....:,::.::::.,..:..:,.=.....::::...:......:......,..;..,.;.,..,...:.-.:........:....:...:....:;:.:.....,.:..:;:-o .,:..::...:...,................:....:.:::...:... Neighborhood Detall Map 4 This requirement may be waived by': 1.Property Services SeclJon 2.Public Works Plan Review Section 3.Building Section 4,Development Planning Section PROJECT NAME:{o. DATE:!Q/I0 r Q:\WEBPW.EVSERV-ormsPlanningwalver.xls 10/24/2005 io 12/1412005 TBD 12:45 PAX 4254300 City Of Renon DS/BDNSP DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR "-AND USE APPLiCATiONS 0051008 Applicant Agreement Statement ANDa Inventory of Existing Sites =o a Lease Agreement,Draft ,3 Map of Existing Site Conditions =o = Map of View Area o Photoslmulatione NO s This requirement may be waived by:. 1.Property Services Section 2.Public Works Plan Review Section 3.Building Section 4.Development Planning Section PROJECT NAME:-T'c_/!-t-r%._€_. Dat:/Ioa OWF_BPWD EnVFonllnlngwIver.xls 10/24/'2005 Project Narrative Lots 8,9 and 10 -Tall Firs at Honey Creek Parcel #s 344950-0050,344950-0045 and 344950-0040 Applicant:Scott Cameron/Bent Nose,LLC Engineer:Darrin Sanford/Pacific Engineering Design LLC (206)431-7970 phone DEVELOPMENT PLANNINGCITYOFRENTON MAY 11 2006 RECESV The proposal is to construct three (3)new single family homes on the four (4)existing lots located in the 3500 block of NE 17th Place,Renton.The parcels have been vacant since the lots were created in the 1960's.With the advent of new technology, foundations can be constructed to support the homes and minilxfize the disturbance of the soils and vegetation. o Permits required:Setback Variance and Critical Areas Exemptions. Zoning Designation:The property is zoned Single Family Residential R-8.The surrounding area is zoned single-family residential and has single family homes which were built in the 1960's.Eleven (11)single-family homes are currently under construction only ¼mile from this proposal. ®Current Use:Vacant lots. o Special Features:Honey Creek,a class 3 stream. O Soil Type/Drainage:The site is underlined with sand and gravels (please refer to the provided Geotechnical Report).The proposed drainage for the new homes is to provide foundation drainpipes (perforated)and a separate downspout pipe (solid)around each house.The driveway will have yard drains installed and connected to the downspout pipes.These separate pipes (downspout and foundation)will be connected down slope of the houses then conveyed independently to the new catchbin structure located at the top of slope.This structure will be held in place by drilled,concrete-filled piers located on the down hill side of the catchbasin on each side of the conveyance pipe.A new 12"HDPE pipe will convey storm water from this new catchbasin to an energy dissipater manhole located at the base of the slope outside of the Honey Creek ordinary high water mark.The manhole is to be equipped with a debris cage and the exterior lined with 4"-6"quarry spall rock to minimize the disturbance of the existing soil and vegetation upon outfall.This new piped conveyance system will extend the existing pipe that currently discharges at the top of the slope causing erosion of the protected slope and stream buffer. Exemptions: o CrRieal Area Exemption to construct ouffaH pipe and dispersal system as mitigation on protected slope:An exemption is being requested per (RMC 4-3- P:[Project Filesi06029 TallFirsiProjectNarrative[Project Narrative.doe @ 050C5aiii)to prevent further erosion on the protected slope by intercepting water from current discharge point and conveying storm water in a pipe down the slope to a dispersion system.The eroded portion of the slope will be restored to its existing elevation following the installation of the storm discharge line and dispersal system.Top soil and native material excavated for footings will be placed in the eroded area.Existing vegetation from the excavation area will be used to restore slope to original state. Critical Area Exemption to construct outfaH pipe and dispersal system in stream buffer:An exemption is being requested per (RMC 4-3-050(37)to construct storm water management facilities in the critical area buffer.System to include a new catch basin at original discharge point,above ground storm water conveyance line and dispersal structure at the toe of slope outside of the ordinary high water mark. Variances: ® @ Critical Areas Variance to construct houses on steep slopes.A variance is being requested per (RMC 4-9-250B1 ciiia)to construct one single family home on each of the three pre-existing platted lots.The undue hardship is that there is not enough developable area elsewhere on the site to accommodate building pads and provide practical off-street parking without encroaching into the protected steep slope setback.The granting of this variance will not constitute a grant of special privilege nor be materially detrimental to the public welfare as it will add valuable homes to the neighborhood. O Critical Areas Variance to construct houses in creek buffer.A variance is being requested per (RMC 4-9-250B1 ciiic)to construct one single family home on each of the three pre-existing platted lots.The undue hardship is that there is not enough developable area elsewhere on the site to build homes without encroaching into the creek buffer.The granting of this variance will not constitute a grant of special privilege nor be materially detrimental to the public welfare as it will add valuable homes to the neighborhood. Front Yard Setback Variance.A variance is being requested per (RMC 4-9- 250Blci)to construct a house on lot 8 within the front yard setback.The house will be approximately 10'from the property line and 20 feet from the existing edge of paving providing practical off street parking.The undue hardship is that there is not enough developable area elsewhere on the lot to build a home without encroaching into the front yard setback.The granting of this variance will not constitute a grant of special privilege nor be materially detrimental to the public welfare as it will add a valuable home to the neighborhood. Proposed Use:Single Family Residence. Access:Access to the project will be from new driveways offofNE 17th Place. P:[Project Files106029 Tall Firs[ProjectNarrative[Project Narrative.doe i q ® o Total Estimated Cost/Fair Market Value:Estimated cost $1,500,000;Market value (completed homes)$1,800,000. Estimated quantities:Approximately 200 cubic yards of material will be moved on site to provide for the house foundations.The proposed homes will be supported on piles,and therefore shouldn't generate significant amounts of material.Any material generated from foundation excavation will be hauled off site. Trees Removed:The parcels are currently heavily vegetated with tall firs and under story.The trees and ground cover within the proposed home foundations are the only area on the lots that would be cleared to allow for the home construction.Two fir trees adjacent to the eroded area created by the existing outfall have root systems that have been severely undermined and impacted.Larry Fisher of the Department of Fish and Wild life who visited the site on April 4, 2006 recommended that these two trees be taken down due to safety concerns. The tree thinks and root systems are to be left in place to aid is stabilizing the slope.The remainder of the lots will be left in the existing condition.Only minimal disturbance to the understory vegetation will occur adjacent to the new catchbasin to be installed at the top of slope and the dispersion structure. Front yard landscapin will be provided between the houses and the edge of pavement along NE 17 Place. Dedication to the City:No dedication will be provided. Proposed size,number and range:The existing lots are approximately 12,000 square feet each.There are no new proposed lots.Lot 11 is being incorporated with lot 12,therefore leaving approximately 12,000 sq.ft.untouched. Job shacks,sales trailers,and model home:No proposal at this time. P:[Project Files06029 TallFirs[projectNarrative[projectNarrative.doc TALL FIRS AT HONEY CREEK LOT 8,#344950-0040 VARIANCE APP"TCATION OEVF." •CITYOFREITI.ANNING DEC 2 o 2005 SETBACK a,Special circumstance:the topography of the property meet the criteria as "protective slope"the proposed house plans and foundations will take advantage of a "bench"which exists to place the foundation and maximizing the setback from the stream.The other homes built on lots 7 and 12 were allowed to re-grade the lots to provide building pads suitable for construction.This proposal is to construct homes on similar lots yet Utilizing new construction techniques to minimize the disturbance to the slopes. b|The lots were created in circa 1958 and have never been built upon.The lots are located on a quiet dead end cul-de-sac of 7 or 8 existing homes.In fact building of the homes will bring upgraded fireflow to these neighbors.The designs of the homes (daylight ramblers)are in conformance with the Honey Creek Park Covenants. Cg d. Approval of a setback variance will not constitute a grant of special privilege inconsistent with other properties in the vicinity.The home on lot 7 was constructed within the 20'setback area.This is the only property with comparable topography and backing to the stream in the neighborhood,which was built in the 1960s.The rest of the homes in the neighborhood generally enjoy level or gradually sloping topography;which allows them ample building pads. We are requesting a minor front yard setback variance.The home design team was comprised of several specialists (developer,architect,wetland biologist, structural engineer,builder,civil engineer and geotech).The result was a comprehensive approach to maximize both the usability of the homes and the stability of the slope while minimizing impact to the stream and slope.This variance would allow for the minimum amount of driveway necessary to park a vehicle and not overhang into the existing roadway section. setback varinace Lot 8 Page 1 of I STREAM BUFFER TALL FxRS AT HONEY CREEK LOT 10,#3414950-0050 VARIANCE APPLICATION °EVopE • OEC 2.o 20o5. a,The proposal is the minimum necessary to accommodate the building footprint and access to the proposed home.The proposa!(home and driveway)will generate 2,860 square feet of impervious surface. b.Access is located on the south side of the property towards the existing road (NE 17th Place).This allows for access that would minimize impacts to Honey Creek. C,The proposal preserves an un-disturbed buffer of 86 feet between the northerly edge of the home and Honey Creek.The applicant has Conducted a stream impact analysis,which stated that the homes would not adversely affect the stream's functions,value or its habitat.The area behind each home that buffers the stream has been proposed to be designated as native growth protected easement to further protect the stream.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety. d,On-site mitigation would consist of the dedication of permanent open space, provide for the construction of a reasonably sized home,and provide up graded fireflow and protection to the existing neighborhood. e.The critical area buffers were developed and created as part of the Cities Updated Critical Area Ordinance. f.The proposed activities will not jeopardize the existence of endangered, threatened or sensitive species.None are knowledge within this area. g|This lot was created in the 1960's.There is no proposal to subdivide or segregate this lot.Based upon the critical areas ordinance,this lot is un- buildable and therefore requires a reasonable use exemption for home construction. h.The proposed variance is based on consideration of the best available science used by Alder Northwest in its "Stream Evaluation Report"dated September 21, 2005,updated December 5,2005. seam variance Lot 9 Page 1 of 1 TALL FIRS AT HONEY CREEK LOT 9,#344950-0045 VARIANCE APPLICATION STREAM BUFFER a.The proposal is the minimum necessary to accommodate the building footprint and access to the proposed home.The proposal (home and driveway)will generate 3,200 square feet of impervious surface. b.Access is located on the south side of the property towards the existing road (NE 17th Place).This allows for access that would minimize impacts to Honey Creek. C.The proposal preserves an un-disturbed buffer of 82 feet between the northerly edge of the home and Honey Creek.The applicant has conducted a stream impact analysis,which stated that the homes would not adversely affect the stream's functions,value or its habitat.The area behind each home that buffers the stream has been proposed to be designated as native growth protected easement to further protect the stream.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety. dJ On-site mitigation would consist of the dedication of permanent open space, provide for the construction of a reasonably sized home,and provide up graded fireflow and protection to the existing neighborhood. e.The critical area buffers were developed and created as part of the Cities updated Critical Area Ordinance. f.The proposed activities will not jeopardize the existence of endangered, threatened or sensitive species.None are knowledge within this area. This lot was created in the 1960's.There is no proposal to subdivide or segregate this lot.Based upon the critical areas ordinance,this lot is un- buildable and therefore requires a reasonable use exemption for home construction. h,The proposed variance is based on consideration of the best available science used by Alder Northwest in its "Stream Evaluation Report"dated September 21, •2005,updated December 5,2005. stream varianceLot 9 Page 1 of 1 TALL FXRS AT HONEY CREEK LOT 8,#344950-0040 VARZANCE APPUCATZON STREAM BUFFER a,The proposal is the minimum necessary to accommodate the building footprint and access to the proposed home.The proposal (home and driveway)will generate 2,650 square feet of impervious surface. b.Access is located on the south side of the property towards the existing road (NE 17th Place).This allows for access that would minimize impacts to Honey Creek. C.The proposal preserves an un-disturbed buffer of 75 feet between the northerly edge of the home and Honey Creek.The applicant has conducted a stream impact analysis,which stated that the homes would not adversely affect the stream's functions,value or its habitat.The area behind each home that buffers the stream has been proposed to be designated as native growth protected easement to further protect the stream.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety. d,On-site mitigation would consist of the dedication of permanent open space, provide for the construction of a reasonably sized home,and provide up graded fireflow and protection to the existing neighborhood. e.The critical area buffers were developed and created as part of the Cities updated Critical Area Ordinance. f.The proposed activities will not jeopardize the existence of endangered, threatened or sensitive species.None are knowledge within this area. g.This lot was created in the 1960's.There is no proposal to subdivide or segregate this lot.Based upon the critical areas ordinance,this lot is un- buildable and therefore requires a reasonable use exemption for home construction. h.The proposed variance is based on consideration of the best available science used by Alder Northwest in its "Stream Evaluation Report"dated September 2i, 2005,updated December 5,2005. stream variance Lot 8 Page 1 of 1 PROTECTED SLOPE TALL FIRS AT HONEY CREEK LOT 10,#344950-0050 VARIANCE APPLICATZON DEVELOPMENT P/ANN/CITY OF RENTON NG DEC 2 0 200,5 a,Setback will not be materially detrimental to the surrounding neighborhood or public welfare or injurious to the property or improvements in the vicinity and zone.The lots were recorded in 1958 and have never been built upon.Granting of the variance to build on the protected slope should be granted as legal lots. Careful geotechnical studies were undertaken which involved core drillings. Specific engineering design for the homes was executed based on the geotechnical reports and advice/guidelines.The area behind the homes down slope to the stream has been proposed to be designated as native growth protected easement to further protect the slope.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety of approximately 9,600 square feet.Lot 11 is part of the purchase of these lots but is not being built on.The public would benefit if these areas were placed within permanent open space easements. b.There is no buildable property on the lot outside of the protective slope buffer. C.The home design team was comprised of several specialists (developer, architect,wetland biologist,structural engineer,builder,civil engineer and geotech).The result was a comprehensive approach to maximize both the usability of the homes and the stability of the slope while minimizing impact to the stream and slope.This variance would allow for the minimum amount of area necessary to construct the home and accomplish the objective. d, el The need for the variance is not the result of any action by the applicant or the property owner.ONE created the slopes greater than the applicant or the owner. The proposed variance is based on consideration ofthe best available science by the geotechnical engineer,wetlands/stream biologist,structural engineer and civil engineer.The foundation designs have been designed with 22 drilled pin piles per foundation.This design strictly conforms to the findings and recommendations provided in the geotechnical report.It is planned that all three foundations would be drilled and poured simultaneously to reduce the overall impact to the immediate slope and property.The entire construction process would adhere to best practices to mitigate erosion. protective slope Lot 10 Page 1 of l .4 0 TALL FIRS AT HONEY CREEK LOT 9,#3,950-0045 VARIANCE APPLICATION PROTECTED SLOPE a.Setback will not be materially detrimental to the surrounding neighborhood or public welfare or injurious to the property or improvements in the vicinity and zone.The lots were recorded in 1958 and have never been built upon.Granting of the variance to build on the protected slope should be granted as legal lots. Careful geotechnical studies were undertaken which involved core drillings. Specific engineering design for the homes was executed based on the geotechnical reports and advice/guidelines.The area behind the homes down slope to the stream has been proposed to be designated as native growth protected easement to further protect the slope.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety of approximately 9,600 square feet.Lot 11 is part of the purchase of these lots but is not being built on.The public would benefit if these areas were placed within permanent open space easements. b.There is no buildable property on the lot outside of the protective slope buffer. CQ The home design team was comprised of several specialists (developer, architect,wetland biologist,structural engineer,builder,civil engineer and geotech)..The result was a comprehensive approach to maximize both the usability of the homes and the stability of the slope while minimizing impact to the stream and slope.This variance would allow for the minimum amount of area necessary to construct the home and accomplish the objective. d.The need for the variance is not the result of any action by the applicant or the property owner.ONE created the slopes greater than the applicant or the owner. e.The proposed variance is based on consideration of the best available science by the geotechnical engineer,wetlands/stream biologist,structural engineer and civil engineer.The foundation designs have been designed with 22 drilled pin piles per foundation.This design strictly conforms to the findings and recommendations provided in the geotechnical report.It is planned that all three foundations would be drilled and poured simultaneously to reduce the overall impact to the immediate slope and property.The entire construction process would adhere to best practices to mitigate erosion. protective slopeLot9 Page 1 of I g ,,.f.l-: TALL FIRS AT HONEY CREEK LOT 8,#344950-0040 VARIANCE APPUCATION PROTECTED SLOPE a.Setback will not be materially detrimental to the surrounding neighborhood or public welfare or injurious to the property or improvements in the vicinity and zone.The lots were recorded in 1958 and have never been built upon.Granting of the variance to build on the protected slope should be granted as legal lots. Careful geotechnical studies were undertaken which involved core drillings. Specific engineering design for the homes was executed based on the geotechnical reports and advice/guidelines.The area behind the homes down slope to the stream has been proposed to be designated as native growth protected easement to further protect the slope.Lot 11 will not be built upon and has been proposed as being designated as a native growth protected easement in its entirety of approximately 9,600 square feet.Lot 11 is part of the purchase of these lots but is not being built on.The public would benefit if these areas were placed within permanent open space easements. b.There is no buildable properly on the lot outside of the protective slope buffer. C.The home design team was comprised of several specialists (developer, architect,wetland biologist,structural engineer,builder,civil engineer and geotech).The result was a comprehensive approach to maximize both the usability of the homes and the stability of the slope while minimizing impact to the stream and slope.This variance would allow for the minimum amount of area necessary to construct the home and accomplish the objective. d.The need for the variance is not the result of any action by the applicant or the property owner.ONE created the slopes greater than the applicant or the owner. e.The proposed variance is based on consideration of the best available science by the geotechnical engineer,wetlands/stream biologist,structural engineer and civil engineer.The foundation designs have been designed with 22 drilled pin piles per foundation.This design strictly conforms to the findings and recommendations provided in the geotechnical report.It is planned that all three foundations would be drilled and poured simultaneously to reduce the overall impact to the immediate slope and property.The entire construction process would adhere to best practices to mitigate erosion. protectiveslope Lot 8 Page 1 of 1 DEVELOPMENT SERVICES DgVISIGN ENVIRONMEN TAL CH City of Renton Development Services Division 1055 South Grady Way,Renton,WA 98055 Phone:425-430-7200 Fax:425-430-7231 PURPOSE OF CHECKLIST: HAY 1 !2006 Ft C gv D The State Environmental Policy Act (SEPA),Chapter 43.21C RCW,requires all governmental agencies to consider the environmental impacts of a proposal before making decisions.An Environmental Impact Statement (EIS)must be prepared for all proposals with probable significant adverse impacts on the quality of the environment.The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal,if it can be •done)and to help the agency decide whether an EIS is required. NG INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant,requiring preparation of an EIS.Answer the questions briefly,with the most precise information known,or give the best description you can. You must answer each question accurately and carefully,to the best of your knowledge.In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts.If you really do not know the answer,or if a question does not apply to your proposal, write "do not know"or "does not apply".Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations,such as zoning,shoreline,and landmark designations.Answer these questions if you can.If you have problems,the governmental agencies can assist you. The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land.Attach any additional information that will help describe your proposal or its environmental effects.The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals,even though questions may be answered "does not apply."IN ADDITION,complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies,plans and programs),the references in the checklist to the words "project,""applicant,"and "property or site"should be read as "proposal," "proposer,"and "affected geographic area,"respectively. P:Project Files,06029 Tall FirsEnvironmental Checklist-SEPAEPA from Scott Cameron.doc05/10106 A= . BACKGROUND Name of proposed project,if applicable:Tall Fire at Honey Creek (LUA05-tS4) 2.Name of applicant;Bent Nose LLC .Address and phone number of applicant and contact person:4-102nd Ave NE,Bellevue WA 98004 4.Date checklist prepared:3/28/06 5.Agency requesting checklist:City of Renton Planning/Building/Public Works Department. .Proposed timing or schedule (including phasing,if applicable):Building permits are approved contingent upon the environmental approval. .Do you have any plans for future additions,expansion,or further activity related to or connected with this proposal?If yes,explain.No. .List any environmental information you know about that has been prepared,or will be prepared,directly related to this proposal,t)Stream Evaluation Report prepared and submitted by Alder Northwest.2)Geotechnical Engineering Studies for Lots 8,9 &10 prepared by Geotech Consultants Inc. .Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal?If yes,explain.Building permits for lots:lot 8 (Permit #:CP05532),lot 9 (Permit #:CP05533)and lot t0 (Permit #: CP05534). 10.List any governmental approvals or permits that will be needed for your proposal,if known. Steep slopes and stream buffer variances,Joint Aquatic Resources Permit and three (3)building permits. 11.Give brief,complete description of your proposal,including the proposed uses and the size of the project and site. The proposed use of the site is to construct three (3)residential homes of approximately 3,000 square feet each on a total of 4 tax lots totaling 44,431 square feet. The proposed methodology would be to install,during the dry summer months,a single overland (HDPE)pipe on lot 9 from the current pipe outlet in a to-be-constructed concrete retaining wall or pilings where the current pipe outlets onto the top of the lower slope and have it disperse outside of the ordinary high water mark (OHWN])of the creek below.We believe that a retaining wall will help stabilize the soil above and serve as an anchor to the overland pipe.Furthermore,building an overland pipe will eliminate the need to disturb the slope and the existing channel and dispersing the P:Droject Files06029 Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 2 Q ® outfall above the OHWM will eliminate the need for obtaining a separate DOE and related permits.The drainage from the three (3)homes would then be tied into this drainage system. 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. Lot 8:3430 NE 17th Place,Renton WA Lot 9:3436 NE 17th Place,Renton WA Lot 10:3506 NE 17th Place,Renton WA Legal:Lots 8,9 and 10 Block 1,Honey Creek Park,according to the plat thereof, recorded in volume 59 of plats 57,in King County Washington R= 1. ENVIRONMENTAL ELEMENTS EARTH a.General description of the site (circle one);fiat,rolling,hilly,steep slopes,mountainous, other .Hilly/steep slopes. b.What is the steepest slope on the site (approximate percent slope?)40% 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.Mid-dense sands,dense to very dense sands. d.Are there surface indications or history of unstable soils in the immediate vicinity?If so, describe.No evidence of recent large scale slope instability. e.Descdbe the purpose,type,and approximate quantities of any filling or grading proposed. Indicate source of fill.There is no major filling planned for the site.Grading of the site would be performed as part of the normal excavation process of the three (3) foundations and final grading. f.Could erosion occur as a result of clearing,construction,or use?If so,generally describe.Erosion could occur,however,best management practices,on-site erosion control and performing the work during the drier summer months will limit the potential for erosion. g.About what percent of the site will be covered with impervious surfaces after project construction (for example,asphalt or buildings)?Less than 20%of the overall site will be covered with impervious surface by buildings and driveways. P:°rojectFiles\06029 Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 3 . h. AIR a° Proposed measures to reduce or control erosion,or other impacts to the earth,if any: Best management practices,on-site erosion control and performing the work during the drier summer months will limit the potential for erosion. What types of emissions to the air would result from the proposal (i.e.,dust,automobile, odors,industrial wood smoke)during construction and when the project is completed?If any,generally describe and give approximate quantities if known.Minor dust and contractor vehicle emissions would be the only emissions during construction. Quantities are not known.No other notable air emissions would occur following completion of construction. "Are there any off-site sources of emission or odor that may affect your proposal?If so, generally describe.No. . Co Proposed measures to reduce or control emissions or other impacts to air,if any:None planned. 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.Yes,the property is situated on the north facing of a ravine with Honey Creek flowing through the base of the ravine along the northem border of the site. 2)Will the project require any work over,in,or adjacent to (within 200 feet)the described waters?If yes,please descdbe and attach available plans.See A.#11. 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.No materials will be placed in,or removed from, surface water or wetlands. 4)Will the proposal require surface water withdrawals or diversions?Give general description,purpose,and approximate quantities if known.No. 5) 6) b. Does the proposal lie within a 100-year flood plain?If so,note location on the site plan. No. Does the proposal involve any discharges of waste materials to surface waters?If so, describe the type of waste and anticipated volume of discharge.No. Ground Water: P:Pioject Files\06029 Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 4 1) O Will ground water be withdrawn,or will water be discharged to ground water? general description,purpose,and approximate quantities if known.No. Give 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.None. Co 1) Water Runoff (including storm water): Describe the source of runoff (including storm water)and method of collection and disposal,if any (include quantities,if known).Where will this water flow?.Will this water flow into other waters,If so,describe.The source of storm water is from an existing storm runoff pipe with an outfall located part way down the slope on lot 9.The drain carries storm water runoff collected in catch basins in NE 17th Place.The proposed system would tight line into the storm water runoff from the three (3) new residences into the existing storm runoff pipe which will be modified as proposed.The proposed revisions extend the current ouffall via an overland pipe which would relocate the outfall farther down the slope but above the ordinary high water mark of Honey Creek. 2)Could waste matedal 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:A dispersion basin would be installed at the outfall point of the overland pipe. .PLANTS a.Check or circle types of vegetation found on the site: ,/deciduous tree:alder,maple,aspen,other _.#_evergreen tree:fir,cedar,pine,other shrubs __grasspasture __crop or grain__wet soil plants:cattail,buttercup,bullrush,skunk cabbage,other water plants:water lily,eel grass,milfoil,other other types of vegetation b.What kind and amount of vegetation will be removed or altered?Several trees will be removed that are located in or adjacent to the building pads.We have proposed to limit clearing to these areas only (keeping 75 feet from Honey Creek)and not to perform any clearing on lot 11 which represents over 12,000 square feet of the project to maintain as much of the existing forest habitat as possible.Except for the temporary disturbance resulting from the construction of the storm drainage extension there will be no disturbance to the stream vegetation. c.List threatened or endangered species known to be on or near the site.No. P:Project Files06029 Tall FirsLEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 5 , d.Proposed landscaping,use of native plants,or Other measures to preserve or enhance vegetation on the site,if any:Any areas down slope of the building foot print, disturbed by construction,will be revegetated with native shrubs.Traditional landscaping (lawn and shrubs)will be installed up slope and in the front yards of the homes. ANIMALS a.Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds:hawk,heron,eagle,songbirds,other None Mammals:deer,bear,elk,beaver,other None Fish:bass,salmon,trout,herring,shellfish,other None b.List any threatened or endangered species known to be on or near the site.None. c.Is the site part of a migration route?If so,explain.No. d.Proposed measures to preserve or enhance wildlife,if any:Best practices will be used to ensure protection of stream vegetation and the forest canopy. ,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.Natural gas will be the source for heating for the completed project. b.Would your project affect the potential use of solar energy by adjacent properties?If so, generally describe.No. C.What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts,if any:Building homes to "3 star Built Green"standards. ,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.No. 1)Describe special emergency services that might be required.No. 2)Proposed measures to reduce or control environmental health hazards,if any:Silt and construction fencing. P:Project Files\06029Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 6 b. 1) Noise O What types of noise exist in the area which may affect your project (for example:traffic, equipment,operation,other)?Construction equipment and traffic to and from the site. 2)What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example:traffic,construction,operation,other)? Indicate what hours noise would come from the site.Short term noise levels would be limited to construction equipment and traffic to build three (3)homes.Noise would be limited to City of Renton approved building times.No long term noise impacts. . 3)Proposed measures to reduce or control noise impacts,if any: None proposed. LAND AND SHORELINE USE a.What is the current use of the site and adjacent properties?Vacant property. b.Has the site been used for agriculture?If so,describe.No. c.Describe any structures on the site.None. d.Will any structures be demolished?If so,what?No. e.What is the current zoning classification of the site?Residential. What is the current comprehensive plan designation of the site?Residential single family lots. g.If applicable,what is the current shoreline master program designation of the site?N/A. h.Has any part of the site been classified as an "environmentally sensitive"area?If so, specify.Yes,steep slopes. Approximately how many people would reside or work in the completed project?Three (3)family units would reside in the three (3)homes. j. k. Approximately how many people would the completed project displace?Zero. Proposed measures to avoid or reduce displacement impacts,if any:NIA Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any:Already is compatible with existing land uses. P:Project Files\06029Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 7 @ g.HOUSING a.Approximately how many units would be provided,if any?Indicate whether high,middle, or low-income housing.Three (3)housing units of middle to high income. b.Approximately how many units,if any,would be eliminated?Indicate whether high, middle,or low-income housing.Zero. c.Proposed measures to reduce or control housing impacts,if any:None. t0.AESTHETICS a.What is the tallest height of any proposed structure(s),not including antennas;what is the principal exterior building material(s)proposed.Tallest height falls within City of Renton building codes-approximately twenty five feet (25')above existing grade. b.What views in the immediate vicinity would be altered or obstructed?None. C.Proposed measures to reduce or control aesthetic impacts,if any:Build homes consistentwith the CC &R's of the neighborhood and the overall new construction designs in the Renton Highlands. 1t.LIGHT AND GLARE a.What type of light or glare will the proposal produce?What time of day would it mainly occur?.Household lights only. 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:NIA. t2.RECREATION a.What designated and informal recreational opportunities are in the immediate vicinity? Walking path along north side of Honey Creek. b Would the proposed project displace any existing recreational uses?If so,describe.No. C°Proposed measures to reduce or control impacts on recreation,including recreation opportunities to be provided by the project or applicant,if any:NIA. P:Project Files06029 Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 8 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.No. b.Generally describe any landmarks or evidence of historic,archaeological,scientific,or cultural importance known to be on or next to the site.NIA. c.Proposed measures to reduce or control impacts,if any:NIA. 14.TRANSPORTATION a.Identify public streets and highways serving the site,and describe proposed access to the existing street system.Show on site plans,if any.Access to the site would from NE Sunset Bird,via Newport Ave via NE 17th Street to NE 17t"Place. b.Is site currently served by public transit?If not,what is the approximate distance to the nearest transit stop?No.Closest transit stop is within .5 miles of site. C.How many parking spaces would the completed project have?How many would the project eliminate?No parking spaces would be created.Created parking in 2 car garages and on driveways to each home.No parking spaces would 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 pdvate?No. e.Will the project use (or occur in the immediate vicinity of)water,rail,or air transportation? If so,generally describe.No. How many vehicular trips per day would be generated by the completed project?If known,indicate when peak volumes would occur.HIA. g.Proposed measures to reduce or control transportation impacts,if any:NIA. t5.PUBLIC SERVICES a.Would the project result in an increased need for public services (for example:fire protection,police protection,health care,schools,other)?If so,generally describe.The three (3)homes would not require an increased need for public services beyond the existing service levels. b.Proposed measures to reduce or control direct impacts on public services,if any.N/A. P:Project Files,06029 Tall FirsEnvironmental Checklist-SEPASEPA from Scott Cameron.doc 9 16.UTILITIES a.Circle utilities currently available at the site:electricity,natural gas,water,refuse service, telephone,sanitary sewer,septic system,other.Electricity,natural gas,water,refuse service,sanitary sewer system. b°Describe the utilities that are proposed for the project,the utility providing the service, and the general construclJon activities on the site or in the immediate vicinity which might be needed.No new utilities are proposed for the project. C*SIGNATURE I,the undersigned,slate 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 mismpresentalJon or willful lack of full disclosure on my part. Proponent:----- Name Pdnted:Scott F.Cameron,Manager,Bent Nose/LC Date:3t28106 P:ProJec,I Rles't06029 Tall RrsEnvirorrmentl Chegst-SEPASEPA from Scott Cameron.doc 10 L GEOTECH CONSULTANTS,INC. Bent Nose,LLC 4 -102nd Avenue Northeast,Suite 201 Bellevue,Washington 98004 13256 Northeast 20th Street,Suite 16 Bellevue,Washington 98005 (425)747-5618 FAX (425)747-8561 EVELOPMENr PLA .. HAY 1 !2006 May 11,2006 JN O4540 Attention:Scott Cameron Subject:Review of Civil Engineering Plans Proposed Residences -Lots 8,9,and 10 -Tall Firs 35XX Northeast 17th Place Renton,Washington Reference:Geotechnical Engineering Study,Proposed Residences -Lots 9 and 10,subject site, Geotech Consultants,Inc.A6gust 10,2005. Geotechnica/Engineering Study -Addendum,Proposed Residences -Lots 8,9 and 10,subject site,Geotech Consultants,Inc.August 19,2005. Geotechnical Engineering Study -Addendum,Proposed Residences-Lots 8,9 and 10,subject site,Geotech Consultants,Inc.January 16,2006. via email:scott,cameronregroup.com Dear Mr.Cameron: We have received a portion ofthe civil engineering plans for your proposed subplat.The plans re- ceived,Sheets C01 and C02 (May 12,2006),were prepared by Pacific Engineering and Design, LLC.After review of the provided plans,we have the following comments: The use of piling to retain CB #1 and the HDPE •piping is acceptable,but these piles should be reinforced concrete piers Similar in design to the piles proposed for the rear sides of the houses. *We recommend that YD #1 and #2 be overexcavated to rest on the dense native soils and that thepipe that descends from the houses to these yard drains be installed with a sleeve coupling allowing at least 6 inches of creep movement without becoming dislodged. o The relationship between the existing storm drain and the house foundation on Lot 9 will need to be reviewed in the field.The foundations will need to be lowered below the pipe and any disturbed soils,or the foundations will need to be pUe-supported in this area. In our judgment,considering the comments above,the plans reviewed conform to the recommen- dations in our geotechnical engineering report. GEOTECH CONSULTANTS,INC. Bent Nose,LLC i)JN 04540 May !1,2006 Page 2 We appreciate the opportunity to be of service on this project.If you have any questions,or if we may be of further service,please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS,INC. IEXPIRES 01-31-(:.i"J James H.Strange,.Jr.,P.E. Geotechnical Project Manager CC:Pacific Engineering Design -Dan-in Sanford •via email JHS:alt GEOTECH CONSULTANTS,INC. i O GEOTECH CONSULTANTS,INC. 13256 Northeast 20th Street,Suite 16 Bellevue,Washington 98005(425)747-5618 FAX (425)747-8561 Bent Nose,LLC 4-102nd Avenue Northeast,Suite 201 Bellevue,Washington 98004 Attention:Scott Cameron Z o 2oos August 19,2005 JN 04540 Subject:Transmittal Letter -Geotechnical Engineering Study -Addendum Proposed Residences -Lots 8,9,and 1035XXNortheast17thPlace Renton,Washington Reference:Geotechnical Engineering Study,Proposed Residences -Lots 9 and 10,subject site, Geotech Consultants,Inc.August 10,2005. Dear Mr.Cameron:via email:scott@,cameronre.qroup,corn We are pleased to present this addendum geotechnical engineering report for the proposed residences to be constructed in Renton,Washington.The scope of our services consisted of exploring site surface and subsurface Conditions of Lot 8,and then developing this addendum report to provide recommendations for general earthwork,and design criteria for foundations and retaining walls for Lot 8.Some ofthe additional recommendations regarding piles are also applicable to Lots 9 and 10.This work was authorized by your acceptance of our confirmingproposaldatedAugust!..-1 2005. The attached report contains a discussion of the study and our recommendations.Please contact us if there are any questions regarding this -report,or for further assistance during the design and. •construction phases of this project. JHS:alt Respectfully submitted, GEOTECH CONSULTANTS,INC. James H.Strange,Jr.,P.E. Geotechnical Project Manager GEOTECH CONSULTANTS,INC. !O GEOTECHNICAL ENGINEERING STUDY -ADDENDUM Proposed Residences-Lots 8,9,and 10 35XX Northeast 17th Place Renton,Washington This addendum report presents the additional findings and recommendations of our geotechnical engineering study for the proposed residences to be located along the northeastern side of Northeast 17th Place.For ease of description in this report,we have assumed a reference plan north that is perpendicular to Northeast 17th Place. In addition to the understandings expressed in our original geotechnical study,we offer the following information.We met with you and your design team on August 16,2005 to discuss the development plan for the three lots.We understand that this plan includes the construction of one residence on each of the three lots.The setbacks discussed were on the order of 20 feet off of the southem property line;5 and 10 feet off of the eastern and western property lines;and approximately 25 feet from the 320-foot contour (which generally defines the top of the steep northern slope on the two eastern lots), If the scope of the project changes from what we have described above,we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The site descriptions for Lots 9 and 10 are contained in our original geotechnicai study.Lot 8 lies directly west of Lot 9 and also features approximately 75 feet of frontage along Northeast 17th Place to the south and a depth of 161 feet.The southern portion of Lot 8 is on .grade with the adjacent street.From that point north,the lot slopes down steeply (about 40 to 60 percent)on the order of 30 vertical feet to near the 320-foot contour.Beyond this contour,Lot 8 descends more steeply on the order of 25 feet more to a creek.The slope is vegetated with moderately thick mature deciduous and evergreen trees and undergrowth.No evidence of recent,large-scale slope instability was observed during our visit to the site. The adjacent lot to the west of Lot 8 is developed with a single-family residence located near the steep slope.This adjacent residence features a basement that daylights to the north. SUBSURFACE. The subsurface conditions of Lots 9 and 10 were explored by excavating four test pits.The locations and logs of these test pits are contained in our original geotechnical study.We returned to the site on August 1,2005 and August 10,2005 to ddll two additional borings on Lot 8 at the approximate locations shown on the Site Exploration Plan,Plate 1.Our exploration program was based on the proposed construction,anticipated subsurface conditions and those encountered during exploration,and the scope of work outlined in our proposal. The borings were drilled on AugUst 1,2005,and August 10,2005 using a track-mounted,hollow- stem auger drill and a portable Acker drill,respectively.The Acker drill system utilizes a small, GEOTECH CONSULTANTS,INC. Bent Nose,LLC JN 04540 •August 19,2005 Page 2 gasoline-powered engine to advance a hollow-stem auger to the sampling depth.Samples were taken at 5-foot intervals with a standard penetration sampler.This split,spoon sampler,which has a 2-inch outside diameter,is driven into the soil with a 140-pound hammer falling 30 inches.The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency.A geotechnical engineer from our staff observed the drilling process, logged thetest borings,and obtained representative samples of the soil encountered.The Test Boring Logs are attached as Plates 2 and 3. Soil Conditions The test borings revealed similar soil conditions to those described in our previous geotechnical study.No fill was observed in the bodngs.In the southern test boring, medium-dense sands were encountered from approximately 5 feet to about 30 feet below the existing grade near the street.In the northern test boring,we observed a 4-to 5-foot layer of loose,weathered sand with roots overlying brown,dense sand approximately 5 to 6 feet below grade.Dense to very dense sands and silty sands were observed below the weathered soils in the northern test boring and below the medium-dense sands in the southern test boring.Exposures of dense to very dense silty sands were also observed in the eroded ravine on thelower portion of the slope.Maximum explored depths were 40 feet for the southern boring and 19 feet for the northern bodng.No obstructions were revealed by our explorations,however,debds,buried utilities,and old foundation and slab elements are commonly encountered on sites that have been filled.And although our explorations did not encounter cobbles or boulders,they are often found in soils that have been deposited by glaciers or fast-moving water. Groundwater Conditions No groundwater seepage was observed in our previous test pits or in our more recent bodngs.The test holes were left open for only a short time pedod.Therefore,the absence of seepage levels on the logs does not preclude the presence of groundwater in future excavations.However,given our exploration information and the proposed depth of the house excavations,we would not anticipate substantial groundwater in the proposed house excavations,We reviewed the well log information on file with the Washington Department of Ecology,and it appears that there are no wells within a quarter mile of the subject site. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found between the clean sand soils and the underlying silty sands and between the near-surface weathered soil (or fill)and the underlying denser soil. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations.Tile actual transition between soil types may be gradual,and subsurface conditions can vary between exploration locations.The logs provide specific subsurface information only at the locations tested.The relative densities and moisture descriptions indicated on the test bodng logs are interpretive descdptions based on the conditions observed dudng drilling. GEOTECH CONSULTANTS,INC. I Bent Nose,LLC JN 04540 August 19,2005 Page 3 CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY.MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT.ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test borings for this current study and our previous test pits revealed native soil conditions consisting of a layer of loose,weathered,slightly silty sands overlying cleaner,medium-dense sands that became dense with depth.Considering the height,inclination,and composition Of the northern steep slope,future soil creep and periodic sloughing of the slope face would be anticipated.Sloughing would be anticipated to follow periods of heavy rain when saturation of the slope surface occurs,and slope sloughing would be anticipated to remove one to several feet of the slope surface in the areas of slippage.Since no "bench feature"exists on Lot 8,there can be no real setback from the steep slope;therefore,we recommend that the northern edge of this structure be supported on a closely spaced row of concrete piers embedded into the dense native sands.The embedment of these piers would create an effective setback from the steep slope,and the closely spaced piers would be designed as a subsurface retaining wall to retain the loose to medium-dense soils beneath the residence(s).Conceptually,the piers would be spaced closely enough to temporarily retain the soil beneath the structure if a slide were to occur.In the case of a slide that exposes the piers,lagging would need to be placed between the permanently exposed sections of the piers soon after the slide,to avoid long-term erosion and sloughing.Drilled piers should also be used for any deck support on the northern side of the proposed residences.We understand that you are considering utilizing drilled pier walls along the northern edges of all three of the proposed residences,and this approach is acceptable from a geotechnical standpoint. The use of deep foundations and the closely spaced pier walls will,in our opinion,acceptably allow the proposed structures to be safely constructed at the site.If the recommendations in this study and future recommendations are followed,the wall and structure will not affect the stability of the adjacent slope,though collecting all of the runoff from the new impervious surfaces on the site and directing it away from the slope could arguably improve the stability of the adjacent steep slope. The pier wall will only provide protection to the structure and improvements upslope from the wall. Improvements downslope and outside the wall's influence could be subject to damage from potential future slope movement.Soil from the excavation process must not be placed on,or near, the steep slopes.This will likely require that the excess soil be hauled offsite.It may be prudent to install tall crawlspaces on the downslope sides of the residences rather than filling for a slab on grade. The remaining portions of the proposed residences can be supported by conventional foundations excavated to bear on the medium-dense to dense native sands.Depending on the footing elevations of the proposed houses,some overexcavation could be necessary to expose the medium-dense native sands,and in this case,structural fill may be placed above these competent native soils to restore the grades to proposed footing elevations.We understand that the garages that approach the street will be shallowly founded and rather close to the proposed basement foundation wall of the structures.Due to the depth of the loose fill soils on Lots 9 and 10 and the proximity to the basement wall on all three lots,these footings would need to be overexcavated a significant depth.Optionally,these footings could be supported by driven steel pipe piles.A risk of differential settlement exists between the pile foundations and the conventional foundation.This risk is mitigated by the large foundation size of the proposed retaining wall (which will have limited GEOTECH CONSULTANTS,INC. "4 Ben, ose,LLC 0 @ JN04 OAugust19,2005 Page 4 anticipated settlement)and the use of pipe piles for the southern foundations.Due to the risk of differential settlements,the conventional foundations located to the north of the proposed foundation retaining wall should either be excavated to the dense native soils or be pile supported. The adjacent western house is likely supported on conventional foundations that bear on the loose to medium-dense sands.There is always some risk associated with demolition and foundation construction near structures such as this.It is imperative that unshored excavations do not extend below a 1.5:1 (Horizontal:Vertical)imaginary bearing zone sloping downward from existing footings. Contractors working on the construction of the home must be cautioned to avoid strong ground vibrations,which could cause potential settlement in the neighboring foundations.During demolition,strong pounding on the ground with the excavator,which is often used to break up debris and concrete,should not occur.Large equipment and vibratory compactors should not be used close to the western property line.Additionally,in order to protect yourselves from unsubstantiated damage claims from the adjacent owners,1)the existing condition of the foundation should be documented before starting demolition,and 2)the footings should be monitored for vertical movement during the demolition,excavation,and construction process. These are common recommendations for projects located close to existing structures that may bear on loose soiland have already experienced excessive settlement.We can provide additional recommendations for documentation and monitoring of the adjacent structures,if desired. No water should be directed toward the steep slope,and the downspouts for the house should be tightlined to a suitable outfall at the base of the steep slope. The maximum anticipated excavations for the basement of the proposed residences on Lot 8 will likely be on the order of 12 feet below existing site grades.The maximum recommended temporary slope inclination for the site soils is a 1:1 (Horizontal:Vertical)(H:V).Therefore,the temporary cuts will likely need to be stepped up in a crawlspace near the property lines,sloped back onto the adjacent lots to the east and west,or will need to be retained by excavation shoring. If necessary in the future,we can supply appropriate design parameters for temporary shoring. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs.Even in the absence of active seepage into and beneath structures,water vapor can migrate through walls,slabs,and floors from the surrounding soil,and can even be transmitted from slabs and foundation walls due to the concrete cudng process.Water vapor also results from occupant uses,such as cooking and bathing.Excessive water vapor trapped within structures can result in a vadety of undesirable conditions,including,but not limited to,moisture problems with flooring systems,excessively moist air within occupied areas,and the growth of molds,fungi,and other biological organisms that may be harmful to the health of the occupants.The designer or architect must consider the potential vapor sources and likely occupant uses,and provide sufficient ventilation,either passive or mechanical,to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants,Inc.should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design.Such a plan review would be additional work beyond the current scope of work for this study,and it may include revisions to our recommendations to accommodate site,development,and geotechnical constraints that become more evident during the review process. We recommend including this report,in its entirety,in the project contract documents.This report should also be provided to any future property owners so they will be aware of our findings and recommendations. GEOTECH CONSULTANTS,INC. Bent Nose,LLC JN 04540 August 19,2005 Page 5 DRILLED CONCRETE PIERS Drilled,concrete-filled piers should be used for the closely spaced pier wall,any downslope deck piers,and may be used to support the remaining portions of the foundation.Based on our explora- tions,it appears that the piers can be constructed by open-hole methods,but caving and sloughing could be problematic in the sand and gravels,especially if groundwater is encountered.These piers can be drilled with conventional auger drills,but the drilling contractor should have access to casing,in case sloughing occurs in the near-surface soil.If caving in the gravelly soils at depth be- comes a significant concern or if access is a problem,the piling could be installed with an auger- cast-piling rig,but the augercast drill may have trouble penetrating the dense gravels.If water is in a hole at the time of pouring,the concrete should be tremied to the bottom of the hole or the grav- els at depth. A wide variety of depths and pier diameters are possible,but we recommend using a minimum pier diameter of 18 inches.For this diameter,and a minimum embedment of 12 feet into the dense to very dense sand,we recommend assuming an allowable compressive capacity of 30 tons per pier. A similarly embedded 24-inch-diameter pier would have an allowable capacity of 35 tons.For tran- sient loading,such as wind or seismic loads,the allowable pier capacity may be increased by one- third.Based on our test boring information,we estimate that pier lengths of about 20 to 30 feet will be required to achieve adequate penetration into the beadng soil. We estimate that the total settlement of singie piers installed as described above will be on the or- der of one-half inch.Most of this settlement should occur during the construction phase as the dead loads are applied.The remaining post-construction settlement would be realized as the live- loads are applied.We estimate that differential settlements over any portion of the structures should be less than about one-quarter inch. Design of the Northern Closely Spaced Pier Wall As discussed in the General section of this report,the piers along the downslope northern perimeter of the residences should be spaced no further apart than 3 feet edge-to-edge to stabilize the loose to medium-dense soils beneath the structure.The piers should be designed to retain the soils to the dense native soils at approximately elevation 313 feet which will mean a variable depth of retention based on the elevation of the top of the piers. An active soil pressure of 35 pounds per cubic foot (pcf)should be applied over the pile spacing to the base of the retained height.If a slab-on-grade is used,a 70 pounds per square foot (psf)uniform lateral traffic surcharge would also be appropriate. Lateral movement of the piles below the retention level will be resisted by an allowable passive soil pressure equal to that pressure exerted by a fluid with adensity of 300 pcf.A 1,5 safety factor is included in the given value.This soil pressure acts on two times the grouted pile diameter,or the pile spacing,whichever is less.A minimum embedment of 10 feet into the dense native soils and 25 feet below the existing grade should be maintained. PIPE PILES Three-or 4-inch-diameter pipe piles ddven with a 650-or 800-pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. GEOTECH CONSULTANTS,INC. Bent Nose,LLC JN 04540 August 19,2005 Page 6 3 inches 12 see/inch 10 see/inch 6 tons 4 inches 20 see/inch 15 see/inch 10 tons Note:The refusal c_ritefia indicated in the above table are valid only for pipe piles that are installed using a hy- draulic impact hammer carried on leads that allow the hammer to sit on the top ofthe pile during driving.Ifthe piles are installed by alternative methods,such as a vibratory hammer or a hammer that is hard-mounted to the in- stallation machine,numerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load.The appropriate number of load tests would need to be determined at the time the con- tractor and installation method are chosen.As a minimum,load tests on 20 percent of the piles is typical where alternative pile installation methods are used. As a minimum,Schedule 40 pipe should beused.The site soils should not be highly corrosive. Considering this,it is our opinion that standard "black"pipe can be used,and corrosion protection, such as galvanizing,is not necessary for the pipe piles. Pile caps and grade beams should be used to transmit loads to the piles.Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers,or they can be welded together.If slip couplers are used,they should fit snugly into the pipe sections.This may require that shims be used or that beads of welding flux be applied to the outside of the coupler. Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical,embedded portions of the foundation.For this condition,the foundation must be either poured directly against relatively level,undisturbed soil or surrounded by level structural fill.We recommend using a passive earth pressure of 300 pounds per cubic foot (pc0 for this resistance.If the ground in front of a foundation is loose or sloping,the passive earth pressure given above will not be appropriate.We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading,when using the above ultimate passive value. SLOPES AND EXCAVATIONS We have completed a slope stability analysis of the steep slope on Lot 8 using the Winstable computer software developed at the University of Wisconsin -Madison.One structure location (approximately 25 feet from the 320-foot contour slope)was analyzed.The piles were assumed to extend a minimum of 25 feet below grade and boundary conditions were utilized to determine the depth of retention.The stability analysis indicates a safety factor of 1.8 static (1.2 dynamic)for the pile wall.The analysis is attached to this report as an appendix. Excavation slopes should not exceed the limits specified in local,state,and national government safety regulations.Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil,if there are no indications of slope instability.However,vertical cuts should not be made near property boundaries,or existing utilities and structures.Based upon Washington Administrative Code (WAC)296,Part N,the soil at the subject site would generally be classified as Type B.Therefore,temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1:1 (Horizontal:Vertical),extending continuously between the top and the bottom of a cut. GEOTECH CONSULTANTS,INC. 0 Bent Nose,LLC JN 04540 August 19,2005 Page 7 The above-recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions.Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations,retaining walls,or utilities. Temporary cut slopes should be protected with plastic sheeting dudng wet weather.The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning.Excavation,foundation,and utility contractors should be made especially aware of this potential danger. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V),Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope.All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the.stability of the surficial layer of soil. Any disturbance to the existing slope outside of the building limits may reduce the stability of the slope.Damage to the existing vegetation and ground should be minimized,and any disturbed areas should be revegetated as soon as possible.Soil from the excavation should not be placed on the slope or between the house and the slope,and this may require the off-site disposal of any surplus soil. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test borings are representative of subsurface conditions on the site.If the subsurface conditions encountered during construction are significantly different from those observed in our explorations,we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary.Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipatedby merely taking soil samples in test borings.Subsurface conditions can also vary between exploration locations.Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project.It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and dsks.This is a standard recommendation for all projects. The recommendations presented in this report are directed toward the protection of only the proposed structure from damage due to slope movement.Predicting the future behavior of steep slopes and the potential effects of development on their stability is an inexact and imperfect science that is currently based mostly on the past behavior of slopes with similar characteristics. Landslides and soil movement can occur on steep slopes before,during,or after the development of property.At additional cost,we can provide recommendations for reducing the risk of future movement on the steep slopes,which could involve regrading the slopes or installing subsurface drains or costly retaining structures.However,the owner must ultimately accept the possibility that some slope movement could occur,resulting in possible loss of ground or damage to the facilities around the proposed residence. This report has been prepared for the exclusive use of Bent Nose,LLC,and its representatives,for specific application to this project and site.Our recommendations and conclusions are based on observed site materials.Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints.No warranty is expressed or implied.The scope of our services does not GEOTECH CONSULTANTS,INC. Bent Nose,LLC )JN 04540August19,2005 Page 8 include services related to construction safety precautions,and our recommendations are not intended to direct the contractor's methods,techniques,sequences,or procedures,except as specifically described in our report for consideration in design. ADDITIONAL SERVICES In addition to reviewing the final plans,Geotech Consultants,Inc.should be retained to provide geotechnical consultation,testing,and observation services during construction.This is to confirm that subsurface conditions are consistent with those indicated by our exploration,to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report,and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However,our work would not include the supervision or direction of the actual work of the contractor and its employees or agents.Also,job and site safety,and dimensional measurements, will be the responsibility of the contractor-. During the construction phase,we will provide geotechnical observation and testing services only when requested by you or your representatives.We can only document site work that we actually observe.It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed,whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Site Exploration Plan Plates 2 and 3 Test Boring Logs Plate 4 Appendix Typical Pile Retaining Wall Detail Slope Stability Analysis We appreciate the opportunity to be of service on this project.If you have any questions,or if we may be of further service,Please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS,INC. JHS:alt IEXP=RES 01-31-¢ I James H.Strange,Jr.,P.E. Geotechnical Project Manager GEOTECH CONSULTANTS.INC. J ..._GEOTECHCONSULTANTS,INC. ._...._,, SITE EXPLORATION PLAN i 35xx Northeast 17th Place Renton,Washington "Job No:O4540 '1|Date:|P/ate: August 2005 No Scale .. eze.cjJart/z I i I iii i €) 1( 1,j 2( 2,j 3( 3,j 4( vr m m m m m m m m m n m m mmmm mmm u toNI l m n mm m mm mm m mu m m m lmm m ma nu mm m m mama miNI $°, 11 13 11 10 11 24 42 54 ,o e 1[ 21 3[ 'R BORING I .) Description Brown,slightly silty SAND,medium-to fine-grained,moist,medium-dense -becomes gray 7 -becomes dense 8 -becomes slightly coarse-grained -becomes very dense *Test boring was terminated at 41.5 feet during drilling on August 1,2005. *No groundwater was encountered during drilling. _._GEOTECH i ii ,I Job 04540 BORING LOG 35)0(Northeast 17th Place Renton,Washington 'I I I I !Au0ust Loggedby:"iPlate:2005|ZJM 2 [ i i BORING 2 i 0 Description 2 Tan/brown SAND,fine-to medium-grained,moist,loose -becomes gravelly,medium-dense to dense 29 Tan/brown SAND with SILT,fine-to medium-grained,moist,dense 35 63 *Test boring was terminated at 19 feet during drilling on August 10,2005. *No groundwater was encountered during drilling. GEOTECH CONSULTANTS,]INC. A BORING LOG 35xx Northeast 17th Place Renton,Washington Date:Logged by:IPlate:3August2005RZJM I I \Theoretical \,\/Failure Plane Proposed Residence Existing --y L Active Pressure . ['!(see notes 2 and3)" NOTES: 1.The maximum pier spacing should beno more than 3 feet edge-to-edge. . . . The Height of Retention for the closely spaced piers shall extend to Elevation 313 feet per the report. The Active Pressure,acting over the center-to- center pier spacing,shall be an equivalent fluid pressure of 35 pounds per square foot (PO0 plus a uniform lateral surcharge for the slab per the report. The Passive Pressure,acting on twice the pier diameter,shall be an allowable equivalent fluid pressure of300 pet'.The report should be reviewed for additional recommendations. \ \ Passive Pressure (see note 4)"] i |iJ _GEOTECH CONSULTANTS,INC. i J i CLOSELY SPACED PIER WALL 35xx Northeast 17th Place Renton,Washington i,o Io .-is=,.:0 August 2005 Not to Scale ,H APPENDIX Slope Stability Analysis GEOTECH CONSULTANTS,INC. **PCSTABL6 ** by modified byPeterJ.Bossdxer ersity ofW'tu:enm-Madis --Slope StabilityAnalys Slmpd Jmbu,Simptifd opc"Spencer's Method ofSlices PROBLEM DESCRIFrION BOUNDARY COORDINATES s 5 Top Boundaries 9 Tml Bomldarks Bounda X-I Y-Left X-Rit Y-Rit SoilType 2 so.oo 95.oo n6.oo t2o.oo3116.00 120.00 169.00 148.00 1 4 169.00 148.00 201.00 148.00 1 5 201.00 148.00 250.00 150.00 1 6 50.00 85.00 80.00 88.00 2 7 80.00 88.00 116.00 I 15.00 2 8 116.00 115.00 169.00 118.00 2 9 "169.00 118.00 250.00 125.00 2 IOTROPIC SOILPARAMETERS 2 T3,1e(s)ofSoil Soil Total Satm'ated Cohesion Friction Pore Pressure TypeUnitWt.UnWt.lnerc Angle PressureCtsttSmface N (too (deO P (No. I Ho.o 17.o.o 2o.o s2.o o.oo o.o o2115.0 125.0 I0.0.40.00.O0 0,0 0 AH LmdiagC.fflcimt om.20o BaaBern Assinet A Vai,m FamKm ImdmOt.O00 Has Bcm Am Caviti Pmmme =o.0psf ACritical Failme Sm'face Sem-dg Melhod,UsingARandom TF Oenag €kr thsBem 25OO Trial Surfaoes HaveBern Crenelated. 50 Smfa Initiete From Ead Of50Points F.qdly Spad Along TheGround Smfa Betwem X=75.00fl. end X=100.00 IL Ead SurfaoeT Between X=I16.00 fL and X=180.00 ft. Unless Fmther Were Imposed,The MininmmElevation At WhichASmfeceIs Y=0.00_ 3.00 LineSem Defew,Ead2 Trial FailureSmfacr.. FoIIowingAreDisplayed The Ten MostCritical OfTheTrial Failu Surfaces Examined.They A.Ordered -MostCricalFix **SafetyFactox,s AreCalodmed By The ModifiedJaabu Mod ** Faihme Surface Specified By 17 Cdinate Pois Point X-Surf Y-Surf No.(tt)() 1 80.61 95.43 2 83.53 96.13 3 86.41 96.98 4 89.24 97.97 5 92.01 99.11 6 94.73 100.39 7 97.37 101.81 8 99.94 103.36 9 102.42 105.04 10 104.82 106.85 11 107.12 108.77 12 109.31 110.82 13 111.40 112.97 14 113.38 115.22 15 115.24 117.58 i6 116.97 120.03 17 117.44 120.76 ***0.724 *'** *S L @ @ lSS2S 125.00 03,?S 31.25- F 1.0e 1o00 1.08 1,07 1,07 1.07 1.07 1.07 t.07 I.07 gT 31,; j Sty .c1 0.72 0,73 0.73 0.73 0.73 0.'5 0,74 0.74 !.5e5, 125.ao er./s L.5o .25 31.25 ty Fu=zo 1,79 1,8o s.ll 1,111 1.90 1.111 t Pt WA ®® 168-' 9T U 31.25 31-25 m'_rs tm ,so 1 21 Fors 1.17 1,18 1.18 1.16 1.10 t,ID 1.19 1,10 1.19 1,10 ,n nn ® 125.00- 93.1rs- 3"1..2S- 3125 __J 1.80 1-80 1.60 1,61 1.6"1 1.61 1.83 1.63 I.e:Z, 15S25 t.O0 g3, O2..5O 31S 312 J Faor 1_04 l.nS 1.05 t.n'; 4.Oe 1.06 I,(1 t.0e @ DEVELOPMENT PLANNINGCITYOFRENTON September 21,2005 Revised December 1,2005 Revised February 1,2006 Revised May 3,2006 Project No.80305 Mr.Scott F.Cameron Bent Nose LLC 4-102na Ave NE Bellevue Washington 98004 Subject:Stream Evaluation Report Katsman Property Renton,Washington Tax Parcel No.Tax I.D #'s:3449500040,3449500045,3449500050,3449500055 Dear Mr.Cameron: As requested,I have prepared a stream evaluation report for the Katsman property in the City of Renton.The property includes four lots identified as King County Tax Lots 3449500040, 3449500045,3449500050,and 3449500055.These four lots are also identified as Lots 8,9,10 & 11 of the Honey Park Addition.The property is located in the 3500 block of NE I7'h Place,as illustrated on the Vicinity Map.(Figure 1). In preparing this report we made two visits to the site,one in August and one in.September 2005.We have also reviewed the Gentechnical Engineering Studies dated July 28th and August 19t,2005 on lots 8,9 10 &11 of the project,and have reviewed site plans for the house locations prepared by Baima and Hohnberg,and by Darrel Offe. General Site Conditions The subject property is an irregularly shaped property made up of four existing lots with a combined area of approximately one acre.It is located on the northeast side ofNE 17th Place,in the 3500 block,within the City of Renton.For the purpose of discussing site conditions and the proposed development,we have assigned north as being perpendicular to NE 17m Place. The pmpelty is bounded on the south by NE I 7th Place.The north property line generally follows the orientation of Honey Creek,although the property does extend up to 15 beyond the north bank of the creek.There arc existing,undeveloped lots to the east and the west of the property. Other properties on the south side ofNE 17th Place arc occupied by existing homes.The subject property is undeveloped. The property is situated on the north facing side of a steep sided ravine with Honey Creek flowing through the base of the ravine.Topographically the property generally slopes steeply Project No.80305 Page 1 of6 ® down from a bench along the north side ofNE 17th Place to Honey Creek at the base of the slope. Elevations from about elev.350 along NE 17th Place to about elev.290 at Honey Creek.North of the creek the ravine slopes steeply up.A large diameter sanitary sewer main runs through the base of the ravine.A gravel surfaced roadway runs along the north side of the creek.Where it passes the subject property,the sewer line,was initially constructed generally within the creek bed.There are manholes on either side ofthe creek. An existing storm drain line originating in NE 17th Place discharges onto the property about half way down the slope. Vegetative Cover Vegetation across the property is generally characterized as Lowland mixed forest.This cover type designation is based on the habitat categories listed in the King County Wildlife Study U-uidelines for SEPA (1993).Similar categories are listed and described in the King County Wildlife Habitat Profile (1987). The predominant tree species present on the property is Douglas fir (Pseudotsuga menziestii), with some red alder (Alnus nlbra)and western hemlock (Tsuga heterophylla)on the lower section of the slope.Also present are several big leaf maple (Acer macrophylhon),and western red cedar (Thuja plicata).Understory shrub species include vine maple (Acer circinatum), salmonberry (Rubus spectabilis),hazelnut (Corylus cornuta),and snowberry (Symphoricarpos alba).Himalayan blackberry (Rubus discolor9 is present along the south side of the property at the top of the slope.English ivy (Hedera helix)is growing on trees at the top ofthe slope. This vegetative cover type extends east and west along the sides of the ravine,and along the north side of the ravine. Honey Creek Honey Creek flows from east to west within the base of the ravine,along the north side of the property.Where it passes the subject property and for a distance to the east and west,the creek has been designated on the City of Renton Water Class Map as a Class 3 Water.The standard buffer assigned to Class 3 Waters is 75 feet.Where there is a steep slope adjacent to the stream, the stream buffer extends to the top of the steep slope.For this property,the steep slope extends to close to the NE 17th Street right-of-way.There is very little of the property which is outside of the steep slope and the stream buffer. Where it passes the subject property,Honey Creek is a perennial stream.At the time of our site visit on August 1,2005,the depth ofwater within the channel was about 2"to 3".The creek bed is generally composed of cobbles and gravels with some smaller areas of sand.For most of its length the channel is 6t to 8ft in width. R appears that construction of the sanitary sewer main through the base of the ravine originally went through parts of the stream bed.Construction of the gravel roadway along the creek involved some grading and fill which extends along the north side ofthe creek. ProjectNo.80305Page2of6 There is dense shrub cover along the creek with salmonberry (Rubzzs spectabilis),vine maple (_/leer circinatum),willows (Salix spp.),and Himalayan blackberry as the predominant shrub species. Storm Drain Outfall There is an existing storm drain pipe which discharges part way down the slope between lots 9 and 10.This drain line carries storm water runoff collected in catch basins in NE 17 Place. The City of Renton has designated the channel extending down the slope from the storm drain pipe ouffall to Honey Creek as a Class 4 water.The standard buffer assigned to Class 4 waters is 35ff. This drainage course is an artificially generated surface channel created when the storm water system in NE 17th Place was constructed and the discharge directed into the pipe line running part way down the slope and discharging on the slope.This discharge from the storm water drainage system created a deeply eroded channel draining into Honey Creek. Proposed Development It is proposed to construct three new single-family residences on the property.Locations of the proposed buildings are indicated on the Site Map.New homes will be constructed on Lots 8,9, and 10.No construction is proposed for Lot 11.This area and a fifty foot buffer width adjacent to Honey Creek on Lots 8,9,and 10,will be left undeveloped and are being designated a NGPE to serve as buffer and wildlife habitat adjacent to Honey Creek Houses are being designed as daylight basement rambler style homes.Foundation support will be provided by pilings to minimize grading required.Impacts to the slope and stream buffer are being zed by moving the homes as far to the south,away from the stream,as possible.A variance to reduce the front yard setback is being applied for to allow placing the homes closer to NE 17th Place.With acceptance ofthe variance to reduce the setback from the street,impacts to the stream will be reduced to the minimum required to construct homes on the existing building lots. Sanitary sewer service to the three homes will be provided by connection to the sanitary sewer line in NE 17th Place. Roof drains and runoff from driveways will be directed into the storm drainage system for road run off.The existing storm drain line which discharges part way down the slope will bc intercepted by a new catch basin structure located at the top of slope.A new 12"HDPE storm water pipe will convey water from new catch basin to an energy dissipater manhole located at the base of the slope outside of the Honey Creek ordinary high water mark.The manhole is to be equipped with a debris cage and the exterior lined with quarry spall rock to minimize the disturbance of the existing soft and vegetation upon outfall.Extension of the drain pipe will reduce the potential for erosion on the slope,and will reduce the potential for movement of matexials eroded from the slope,into Honey Creek.A variance will be required to allow construction of the drain pipc from the existing discharge point down the slope to Honey Creek. ProjectNo.80305Page3of6 Construction of the pipe line should be completed using best management practices to avoid damaging large trees and with minimum disturbance to existing shrub and herbaceous groundcover. The clearing limits as shown on the site map represent the limits of the ara where groundcover and shrubs may be disturbed during installation'ofpilings.Tree cutting will be limited to those trees which are within the building footprint.Any areas down slope of the building foot print, disturbed during construction will be revegntated with native shrubs. There is no area outside of the steep slope and stream buffer on the four previously platted residential building lots available for construction of new homes.Construction of the three homes requires a variance to reduce the buffer width assigned to Honey Creek.A variance to reduce stream buffers may be approved where it can be demonstrated that there are no alternative designs which could reduce impacts and that impacts are minimized and or mitigated to the extent possible.Review criteria are outlined in RMC 4-8-120D22 which requires,in part that alternative methods of developing the property shall be evaluated according to five separate criteria: i.Avoid any disturbances to the stream,lake or buffer;, ii.Minimize any stream,lake or buffer impacts; iii.Compensate for any stream lake or buffer impacts; iv.Restore any stream,lake or buffer area impacted or lost temporarily; v.Enhance degraded stream or lake habitat to compensate for lost functions and values. Criteria i.The area available to construct new homes on the existing lots is limited by requirements to provide a setback from NE 17th Place and by requirements to maintain a buffer between new construction and Honey Creek.Impacts to the stream and buffer are being avoided to the extent possible by application for a variance to allow locating the homes closer to the road and further away from Honey Creek. Criteria ii.Impacts to the steam and buffer are being minimized to the extent possible by design of the new homes to be supported on pilings as an alternative excavation to establish foundation support.Best management practices will be employed during construction to limit the area impacted by construetiun and limit the potential for erosion and disturbance outside of the designated building construction area.Construction design plans by Darrel Offe illustrate the installation of erosion control measures to be implemented during construction. Criteria iii.The existing storm drain ouffall discharges part way down the slope.This disehargn has resulted in the creation of a deeply eroded channel on the steep slope and is a continuing source of erosion and movement of materials into Honey Creek.Additionally,the discharge and continuing erosion creates a potentially unstable slope conditions.Construction of the three new homes will also include extension of the storm drain line to the base of the slope. This work will correct and compensate for the potential impacts to Honey Creek from construction ofthe new homes. Criteria iv.Construetiun of the new homes and the storm drain extension will be completed using best management practices to limit the buffer area to be temporarily disturbed during Project No.80305Page4off construction.Work on the slope area directly impacting the buffer will be seasonally limited to summer months when flows in Honey Creek are at lower levels and soils are driest to limit the potential for erosion. All disturbed area outside of the areas dignated for the building lots and within the stream buffer will be restored with plantings of native plant materials.Restoration wil/include measures to stabilize disturbed soil surfaces.Work within the stream for construction of the new storm drain ouffall will include restoration of the affected stream bed and riparian vegetation. Criteria v.The stream and the existing forested buffer areas on the property are relatively undisturbed.The stream and @arian vegetation along Honey Creek which had been disturbed for construction of the sanitary sewer line have become stabilized and there is weI1 established vegetation along the creek.There is little opportunity to enhance the existing stream and buffer habitats on and adjacent to the proposed construction. Stream and Stream Buffer Impacts Impact evaluation We have completed a Functions and Values Form for the stream and stream buffer on the project area.This form is adapted fzom the wetland functions values rating form developed by the Washington State Department ofTransportation.This form is included as Appendix A. With construction ofthe three homes on the existing building lots as proposed,a minimum (75fi) buffer of existing mature forest cover will be maintained between new construction and Honey Creek.Additional/y,the existing forest habitat on Lot 11 will be preserved.The installation of the storm drain extension and dispersion system will mitigate the existing erosion problem with no net loss to the stream side vegetation.The forest canopy over the stream will be maintained, so there will be no reduction in the effect of shading over the stream and no anticipated effect on stream temperatures.Vegetation on the steep slope below the homes will be undisturbed and there will be no reduction in the level ofbiological production along the stream bank for support of aquatic populations. Given the configuration of the existing lots and their location between Honey Creek on the north and NE 17m Place along the south,there are no feasle alternative designs which would result in lesser impacts to the stream and stream buffer. It is our conclusion that construction and maintenance of the three homes as designed will not have a significant long term effect on the creek and the aquatic habitat within stream corridor. We trust the information presented herein,is sufficient for your current needs.If you have any questions or require additional information,please call. Sincerely yours, ALDER NW Garet P.Munger Project Scientist Projeut No.80305 Page 5 of 6 r.133 ;:> a J o3J 3 o =°!= o o !° o= o oo "oI ;>oE a8 o, o o !c m ,_.-.:,=, r.3 °'- o o o, .El o r$3 o r43 O3 C33 rj D r.3 r 0 o= o r3! o o c Q CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE,#3400,SEATTLE,WA 98104 PHONE:(206)628-5600 FAX:(206)628-4725 EVELOPMENT pLANN|D :.nW OF RENTON DEC 2 0 2005,ORDER NO: YOUR NO: UNIT NO: LOAN NO: 001147517 BENT NOSE LLC FROM KATSIvIANO4 SUPPLEMENTAL COMMITMENT #2 ORDER SUPPLEMENTAL NUMBER: SELLER: PURCHASER/BORROWER: PROPERTY ADDRESS: REFERENCE I NFORMAT I ON 2 TO THE SECOND COMMITMENT BARUCH KATSMAN AND ESTHER KATSMAN BENT NOSE,LLC Our Title Commitment dated 06/16/05 at 8:O0 A.M.is supplemented as follows: PARAGRAPH NUMBER(S)6,7,8 AND 9 OF OUR COMMITMENT IS (ARE)ELIMINATED. THE FOLLOWING NOTE(S)HAS (HAVE)BEEN ADDED TO OUR COMMITMENT: NOTE 2: GENERAL AND SPECIAL TAXES AND CHARGES,PAID IN FULL: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: 2005 344950-0040-04 2100 $5,000.00 $0.00 AMOUNT BILLED AND PAID:$65.83 AFFECTS:LOT 8 NOTE 3: GENERAL AND SPECIAL TAXES AND CHARGES,PAID IN FULL: YEAR:2005 TAX ACCOUNT NUMBER:344950-0045-09 LEVY CODE:2100 ASSESSED VALUE-LAND:$5,000.00 ASSESSED VALUE-IMPROVEMENTS:$0.00 SEE NEXT PAGE •SUPPCOMZ/RDA/0999 CHICAGO TITLE INSURANCE COMPANY Order No.:1147517 Your No.:BENT NOSE LLC FROM KATSMAN Unit No.:04 SUPPLEMENTAL COMMITMENT (Continued) AMOUNT BILLED AND PAID:$65.83 AFFECTS:LOT 9 NOTE 4.: GENERAL AND SPECIAL TAXES AND CHARGES,PAID IN FULL: YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: 2005 344950-0050-01 2100 $5,000.00 $0.00 AMOUNT BILLED AND PAID:$65.83 AFFECTS:LOT 10 5.. NOTE 5: GENERAL AND SPECIAL TAXES AND CHARGES,PAID IN FULL: YEAR: TAX ACCOUNT NUMBER: LEVY CODE.: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPR0VEMENTS: 2005 344950-0055-06 2100 $5,000.00 $0.00 AMOUNT BILLED AND PAID:$64.83 AFFECTS:LOT 11 EXCEPT AS TO THE MATTERS SET FORTH HEREINABOVE,THE TITLE TO THE PROPERTY COVERED BY THIS ORDER HAS NOT BEEN REEXAMINED. DECEMBER 14,2005 AUTHORIZED BY:KEITH DOTTER CTI ESCROW -ATTENTION:JUDY HOLDEN SUPLCOMZ/RDA/0999 €, COMMITMENT FOR TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY,a Missouri corporation,herein called the Company,for a valuable consideration,hereby commits to issue its policy or policies of title insurance,.as identified in Schedule A,in favor of the proposed Insured named in Schedule A,as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A,upon payment of the premiums and charges therefore;all subject tothe provisions of Schedules A and B and to the Exclusions from Coverage (appearing herein)and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company,either at the time of the issuance of thisCommitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereofor when the policy or policies committed for shall issue,whichever fn-st occurs,provided that the failure to issue such policy or policies is not the fault of the Company. In Witness Whereof,CHICAGO TITLE INSURANCE COMPANY has caused this cOmmitment to be signed and sealed as of the date of policy shown in Schedule A,the policy to become valid when countersigned by an authorized signatory. Issued by: CHICAGO TITLE INSURANCE COMPANY 3400 BANK OF AMERICA TOWER 701 5TH AVENUE SEATTLE,WA 98104 (206)628-5666 CHICAGO TITLE INSURANCE COMPANY President Form C 9800 (Reprinted 09/00) !•f," CHICAGO TITLE INSURANCE COMPANY "I 701 FIFTH AVENUE,#3400,SEATTLE,WA 98104 Order No.:001147517 PROPERTY ADDRESS:WASHINGTON Your No.:KATS'MAN/BENTNOSELLC BC REAL ESTATE ASSOCIATES 4 102ND AVE NE.#201 BELLEVUE,WASHINGTON 98004 ATTN:SCOTT CAMERON 2/1 Enclosed are your materials on the above transaction.If you have any questions regarding these materials, please contact us. Thank you for this opportunityto.serve you. <<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> DOWNTOWN TITLE UNITF..TELEPHONE:(206)628-5600 (UNIT 4)FAX:(206)6284725 DOUG PIqTMAN SENIOR TITLE OFFICER (E-MAIL:DOUG.PrlTMAN@CIT.COM) LINDA JACKSON SENIORTITLE OFFICER (EMAIL:LINDAJACKS0N@cTr.coM) KEITH DOTrER SENIORTITLE OFFICER . (E-MAIL:KEITH.DOTrER@CIT.COM)•.. BoB ',v ERSON sENIoRTmE OmCER (E-MAIL:BOBANDERSON@Crr.COM) ANDREA BUDNICK TITLE OFFICER (E-MAIL:ANDREA.BUDNICK@CIT.COM) NELLIE KUMAR TITLE OFFICER (E-MAIL:NELLIE.KUMAR@CIT.COM) HUNG NGUYEN ASSISTANTTITLE OFFICER (E-MAIL:HUNG.NGUYEN@C1T.COM) SHARLEEN LAMBARD TITLE TECHNICIAN (E-MAIL:SHARLEEN.LAMBARD@crr.coM) MArlTttEW SCHMALL TITLE TECHNICIAN (E-MAIL:MATrHEW.SCHMALL@CIT.COM) <<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> TLET3iRDA/ !i/ CI< \ .-. .'AGO TITLE INSURANCE (L._,MPANY 701 FIFTH AVENUE,#3400,SEATrLE,WA 98104 A.L.T.A.COMMITMENT SCHEDULE A SECOND COMMITMENT Order No.:11475 17I Customer Number:KATSMAN/BENT NOSE LLC Buyer(s)BENT NOSE,LLC 8:00 A.M. PREMIUM APPLICABLE BEDNEEN $120,001.00-$130,000.00 Amount:$12S,000.00 Premium:6 7 0.00 Tax:58.96 LLC,A WASHINGTON LIMITED LIABILITY COMPANY Title Unit:U-04 Phone:(206)628-5600 Fax:.(206)628-4725Officer:DOUG,LINDA,KEITH,BOB,ANDREA,NELLIE Commitment Effective Date:JUNE 16,2005 at 1.Policy or Policies to be issued: ALTA Owner's Policy 1992 STANDARD GENERAL SCHEDULE RATE Proposed Insured: BENT NOSE, Policy or Policies to be issued: ALTA Loan Policy 1992 EXTENDED Amount:Premium: Tax: $0.00 Proposed Insured: Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Amount: Premium: Tax" $0.00 2.Theestateorinterestmtheland whichiscoveredbytsCommitmentis: FEE SIMPLE 3.Titletotheestateor mterestmthelandisattheefctivedate hereofvested m: BARUCH KATSMAN AND ESTHER KATSMAN,HUSBAND AND WIFE 4.The land rerred to m ts Commitment is described as ows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT. COMMAnd4/2 [ LOTS 8,9,i0 AIq-D ii,BLOCK i,HONEY CREEK PARK, THEREOF,RECORDED IN VOLUME 59 OF PLATS,PAGE(S) WASHINGTON. CHICAGO.TITLE INSURANCE COMPANY A.LT.A.COMMITMENT SCHEDULE A (Continued) Order No.:1147517YourNo.:KATSMAI/BENT NOSE LLC LEGAL DESCRIPTION EXd-IIBIT(Paragraph 4 of Schedule A continuation) ACCORDING TO THE PLAT 57>IN KING COUNTY, CLTACMA6/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.T.A.COMMITMENT SCHEDULE B Order No.:1147517 Your No,:KATSMA/BENT NOSE LLC Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A° GENERAL EXCEPTIONS Rights or claims of parties in possession not shown by the public records. B.Encroachments,overlaps,boundary line disputes,or other matters whichwould be disclosed by an accurate survey and inspection ofthe premises. C.Easements,or claims of easements,not shown by the public records. D.Any lien,or right to a lien,for contributions to employee benefit funds,or for state workers' compensation,or for services,labor,or material heretofore or hereafter furnished,all as imposed by law,and not shown by the public records. E.Taxes or special assessments which are not shown as existing liens by the public records. F.Any service,installation,connection,maintenance,tap,capacity or construction charges for sewer,water, electricity,other utilities,or garbage collection and disposal. G.Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations,Indian treaty or aboriginal rights,including easements or equitable servitudes. H.Water rights,claims,or title to water. I.Defects,liens,encumbrances,adverse claims or other matters,if any,created,first appearing in the:: public records,or attaching subsequent to the effective date hereof but prior to the date the .......'" proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW WLTACOMB/RDA/0999 .4 ..@ 1. 2 . CHICAGO TITLE INSURANCE COMPANY A.LT.A.COMMITMENT SCHEDULE B(Continued) Order No.:001147517YourNo.: SPECIAL EXCEPTIONS COVENANTS,CONDITIONS,•RESTRICTIONS,.EASEMENTS,NOTES,DEDICATIONS AND SETBACKS,IF ANY,SET FORTH IN OR DELINEATED ON SAID PLAT. COVENANTS,CONDITIONS,RESTRICTIONS AND EASEMENTS CONTAINED IN INSTRUMENT,BUT OMITTING ANY COVENANTS OR RESTRICTIONS,IF ANY,BASED UPON RACE,COLOR,RELIGION,SEX,SEXUAL ORIENTATION,FAMILIAL STATUS, MARITAL STATUS,DISABILITY,HANDICAP,NATIONAL ORIGIN,ANCESTRY,OR SOURCE OF INCOME,AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT.OR RESTRICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: RECORDING NUMBER: JANUARY 20,1958 4867027 3 . 4 . ANY QUESTION THAT MAY ARISE DUE TO SHIFTING AND CHANGING IN THE COURSE OR BOUNDARIES OF HONEY CREEK. !ANY PROHIBITION OR LIMITATION OF USE,OCCUPANCY OR IMPROVEMENT OE THE LAND RESULTING FROM THE RIGHTS OF THE PUBLIC OR RIPARIAN OWNERS TO USE ANY PORTION WHICH IS NOW OR HAS BEEN FORMERLY COVERED BY WATER. 5.PAYMENT OF THE REAL ESTATE EXCISE TAX,IF REQUIRED. 6. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CIT:OF RENTON.PREENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE.TAX AFFIDAVIT.THE APPLICABLE EXCISE TAX MUSTBE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. GENERAL AND SPECIAL TAXES AND CHARGES,PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY I,SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER1 OF THE TAX XEAR (AMOUNTS DO NOT INCLUDE INTEREST AND pENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: 2005 344950-0040-04 2100 $.5,ooo.oo $o.oo i CLTACMBI/RDA/0999 O CHICAGO TITLE INSURANCE COMPANY A.L.T.A.COMMITMENT SCHEDULE B(Continued) Order No.:1147517YourNo.:KATSMAN/BENT NOSE LLC. SPECIAL EXCEPTIONS GENERAL &SPECIAL TAXES:BILLED:$65.83 PAID:$32.92 UNPAID:$32.91 AFFECTS:LOT 8 7.GENERAL AND SPECIAL TAXES AND CHARGES,PAYABLE FEBRUARY 15,DELINQUENT IF FIRST HALF UNPAID ON MAY i,SECOND HALF DELINQUENT.IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTSDO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: 2005 344950-0045-09 2100 $5,000.00 $o.oo GENERAL &SPECIAL TAXES:BILLED:$65.83 PAID:$32.92 UNPAID:$32.91 AFFECTS:LOT 9 8.GENERAL AND SPECIAL TAXES AND CHARGES,PAYABLEFEBRUARY 15,DELINQUENT IF FIRST HALF UNPAID ON MAY i,SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS: 2005 344950-0050-01 2100 $5,000.00 $o.oo CLTACMB2/RDA/0999 ; CHICAGO TITLE INSURANCE COMPANY A.L.T.A.COMMITMENT SCHEDULE B (Continued) Order No.:1147517YourNo.:KATSMAN/BENT NOSE LLC SPECIAL EXCEPTIONS GENERAL &SPECIAL TAXES:BILLED:$65.83 PAID:$32.92 UNPAID:$32.91 AFFECTS:LOT i0 9 .GENERAL AND SPECIAL TAXES A/qD CHARGES,PAYABLE FEBRUARY 15,DELINQUENT IF FIRST-HALF UNPAID ON MAY I,SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE-I_LAND: ASSESSEDVALUE-IMPROVEMENTS: 2005 344950-0055-06 2100 $5,ooo.oo $o.oo GENERAL &SPECIAL TAXES:BILLED:$64.83 PAID:$32.92 UNPAID:$32.91 AFFECTS:LOT ii i0.TERMS A/qD-CONDITIONS OF NOTICE OF CHARGES BY WATER,SEWER,AND/OR STORM AND SURFACEWATER UTILITIES,RECORDED UNDER RECORDING NUMBER 8612031455. II RIGHT,TITLE AND INTEREST OF PHILIP KATSMAN,PRESUMED BY THE APPLICATION FOR TITLE INSURANCE TO HAVE AN INTEREST IN SAID PREMISES. NOTE:SAID INTEREST,IF ANY,IS SUBJECT TO THE FOLLOWING MATTER(S) SHOWN AT PARAGRAPH(S)12. 'CLTACMB2/RDA/fO99 12. 13. 14. 15. 16. CHICAGO TITLE INSURANCE COMPANY A.L.T,.COMMITMENT SCHEDULE B (Continued) Order No.:1147517 Your No.:r,ATSMm/BErr NOSE LLC SPECIAL EXCEPTIONS MATTERS WHICH MAY BE DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAME OF THE SPOUSE OF PHILIP KATSMAN,IF MARRIED. TITLE IS TO VEST IN BENT NOSE,LLC,A WASHINGTON LIMITED LIABILITY COMPANY,AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S)14 AND 15. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR BENT NOSE,LLC. NOTE:A COPY OF THE LIMITED LIABILITY COMPANY AGREEMENT,AND AMENDMENTS THERETO,IF ANY,MUST BE SUBMITTED. ANY CONVEYANCE OR MORTGAGE BY BENT NOSE,LLC,MUST BE EXECUTED IN ACCORDANCEWITH THE LIMITED LIABILITY COMPANY AGREEMENT AND BY ALL THE MEMBERS,OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED MANAGERS/MEMBERS HAVE BEEN AUTHORIZED TO ACT FOR THE LIMITED'LIABILITY COMPANY. THE LEGAL DESCRIPTION IN THIS cOMMITMENTIS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN,THE POLICY TOISSUE.THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCECOMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. NOTE I: EFFECTIVE JANUARY i,1997,DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW.FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE. COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE'. FIRST PAGE OR COVER SHEET REQUIREMENTS: 3"TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN ADDRESS. I"SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLE(S)OF DOCUMENTS[ RECORDING NO.OF ANY ASSIGNED,RELEASED OR REFERENCED DOCUMENT(S). GRANTORS NAMES (AND PAGE NO.WHERE ADDITIONAL NAMES CAN BE FOUND). GRANTEES NAMES (AND PAGE NO.WHERE ADDITIONAL NAMES CAN BE FOUND). ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO.FOR FULL DESCRIPTION). ASSESSOR'S TAX'PARCEL NUMBER(S). RETURN ADDRESS (IN TOP 3"MARGIN). **A COVER SHEET CAN BE ATTACHED CONTAINING THE ABOVE FORMAT AND DATA CLTACMB2/RDA/13999 •@ CHICAGO TITLE INSURANCE COMPANY A.L.T_A.COMMITMENT SCHEDULE B(Continued) Order No.:1147517YourNo.:rTSMr/BmT NOSE LLe SPECIAL EXCEPTIONS IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA. /dgDITIONAL PAGES : i"TOP,SIDE BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. ALL PAGES : NO STAPLED OR TAPED ATTACHMENTS.EACH ATTACHMENT MUST BE A SEPARATE PAGE. ALL NOTARY AND OTHER PRESSURE SEALS MuST BE SMUDGED FOR VISIBILITY. FONT SIZE OF 8 POINTS OR LARGER. ALL INFORMATION MUST BE LEGIBLE AND CAPABLE OF BEING IMAGED. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ONTHE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOTS B-ll,BLOCK 1 VOLUME 59 OF PLATS,PAGE 57. END OF SCHEDULE B CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.LT.A.COMMITMENT SCHEDULE B (Continued) Order No.:1147517YourNo.:KATSMANIBENT NOSE LLC SPECIAL EXCEPTIONS AA THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: CHICAGO TITLE -NEW-ESCROW (425)455-4995 2/i BC REAL ESTATE ASSOCIATES SCOTT CAMERON (425)453-9994 2/1 PHILLIP KATSMAN 11o CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY (Memberof the Fidelity National Financial,Inc.group ofcompanies) FIDELITY NATIONAL FINANCIAL GROUP OF COMPANIES'PRIVACY STATEMENT JULY 1,2001 We recognize and respect the privacyexpectations of today'sconsumersand the requirements of applicablefederal and state privacy laws.We believethat making you aware of how we use yournon-publicpersonal information ("Personal Information"),and to whom i!is disclosed,will form the basis for a relationship of trust between us and the public thatwe serve.This Privacy Statement provides that explanation.We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws. INTHE COURSE OF OURBUSINESS,WE MAY COLLECT PERSONAL INFORMATIONABOUTYOU FROM THE FOLLOWING SOURCES: *From applications or other forms we l"eceive from you oryour authorized representative; *From your transactions with,or from the services being performed by us,our affiliates,or others; *From our internet websites; *From the public records maintained by governmental entities that we eitherobtain directly from those entities,orfrom our affiliates or others;and *From consumer or other reporting agencies. OURPOLICIES REGARDING THE PROTECI'ION OF THE CONF1DENTIALrrY AND SECURITY OFYOUR PERSONAL INFORMATION We maintainphysical,electronic and procedural safeguards toprotectyour PersonalInformation from unauthorized access orintrusion.We limit access to the Personal Information only to thoseemployeeswho need such access in connection with providingproducts orservices toyou or for other legitimatebusiness purposes. OUR POLICIESAND PRACTICES REGARDING THE SHARING OFYOURPERSONAL INFORMATION Wemayshare )'ourPersonal Informationwith our affiliates,such as insurance companies,agents,and other real estatesettlement service providers.We also may discloseyour Personal Information: *to agents,brokers or representativesto provide you with servicesyou have requested; *to third-partycontractors Or serviceproviderswho provide servicesor perform marketing or otherfunctions On our behalf;and *to otherswith whom we enter into joint marketing agreementsforproducts orservices that we believe you mayfind ofinterest. In addition,wewill.disclose yourPersonal Information when you direct or give us permission,whenwe are required bylawto do so,orwhen we suspect fraudulent orcriminal activities.We alsomaydiscloseyourPersonal Informationwhen otherwise permitted byapplicable privacy laws such as,for example,when 'disclosureis needed to enforce ourrightsarising out of any agreement,transactionorrelationship with you. ¢. One of the important responsibilitiesofsome of our affiliated companies is torecord documents in the publicdomain.Such documents maycontain your Personal Information. RIGHTTO ACCESS YOUR PERSONAL INFORMATIONAND ABIIXTY TO CORRECTERRORS OR REQUEST CHANGES OR DELETION Certain states afford you the right to access yourPersonal Information and,under certain circumstances,to find out to whomyourPersonal InformatiOn has been disclosed.Also,certain states afford you the right to request correction,amendment or deletion ofyour Personal Infoimation.We reserve the fight,where permitted by law,to charge a reasonable fee tocover the costs incurred in responding tosuch requests. All requestsmust be made in writing to the following address: Privacy Compliance Officer FidelityNational Financial,Inc. 4050 Calle Real,Suite 220 Santa Barbara,CA 93110 MULTIPLE PRODUCTS OR SERVICES Ifwe provideyouwith more than one financial product.orservice,youma receive more than oneprivacy notice from us.We apologize for any inconvenience this maycause you. •9/s7 This sketch is not based upon a survey of the property described in Order No. of F--_.1 .I it is furnished without charge solely for the purpose of assist- ing in locating the said premises.It does not purport to show all roads or easements.The Company assumes no liability for inaccuracies therein. S d . I0 IZo ¢ // 7 N 4.oQ S,©oAnyclaim,which arises out transaction vesting in the Insured the e .r interest insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (i)the transaction creating the estate or interest-insured by this policy being deemed a fraudulentconveyance or •fraudulent transfer;or (ii)the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordafion to impart notice to a purchaser for value or a judgment or lien creditor. ALTA.LOAN POLICY FORM (10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs,attorneys'fees or expenses which arise by reason of: 1.(a)Any law,ordinance or governmental regulation (including but not limited to building and zoning laws,ordinances, or regulations)restricting,regulating,prohibiting or relating to (i)the occupancy,use,or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(iii)a separa- tion in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or (iv)environmental protection,or the effect of any violation of these laws;ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encum- brance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Anygovernmental police power not excluded by (a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2.Rights Of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of •Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3.Defects,liens,encumbrances,adverse claims or other matters: (a)created,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damageto the insured claimant; (d)attaching Or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services,labor or material);or (e)reulting in loss or damage which would not have been sustained if the insured claimant had paid value for the • insured mortgage. 4.Unenforceability of the lien of the insured mortgage because of the inability or failure 0fthe insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness,to complywith applicable doing business laws of the state in which the land is situated. 5.Invalidity or unenforceability of the lien of the insured mortgage,or Claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6.Any statutory lien for services,labor or materials (or the claim or priority of any statutory lien for services,labor or materials over the lien of the insured mortgage)arising from an improvement or work related to the land which is con- tracted for and commenced Subsequent tO Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. Any claim,which arises out of the transaction creating the interest of the mortgagee insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (i)"the transaction creating the interestof the insured mortgagee being deemed a fraudulent conveyanceor fraudulent transfer;Or • (ii)the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination;or (iii)the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 7. ...-.-'....:::".:-.'.-...'..-"..--.-:. 57 'HONEY CREEK PARK SECTION:4,TWP.23N.RANGE 5 E.W.M.. /---"•KING COUNTY,WASHINGTON "HILL E INGMAN I/!.",",,,.."...:.",',,>'-;.--,:,T<.:'-._-.--C....ENGINEERS•,.CJ --,..,,/.re@j/:'#,•p./€#.*'#.... I I Lt -J-A,'l,.y.,i",#;o.,:*o;,..,#z.v..•.""-I---"--"*-o,.-t,,,j --°°r "€.5""4 ,.,.,.•,.#.#..-Av .,....+-2-o''.D';....,.,.',-..-."] If..+.Is.,,-*.:'.-"*',,,I,,I =;- ,-l ,,.a;)i i i "1'.;1,-;71;I-;'.."--L-.-),-/*"'\t7 ;"-:'.-.t?''I-F---"-;--'-z-"-'-<,.--__D'/.,-_\N-'. '-"";,""-----=-I"..,:".,-./.d:.I+-"L,.P'"o ".I i I-"....-'"?'.I ,,.;>,,,.:;,;-.".-..""......1 scm.*',)oo". SC//O/V .".CTIf II E 5 - E/CA 7-/0,41 .ACMIVO'IEOGMEIVT , ................................?--..-"7 .'"-."".•."."".""......">""::"......".'.-'.:.".-:.:,"'-..- .:,,,:-..,,j,_..... c('3 %._,,-C) •I%3 t',,l .2:Filed for Record at Request of FILED fee Record at Rued of.:::, 7 P,I2 15 % ....:".::. •-' ,.:.-. Statutory Wanunty Deed Form 487-hREV THE GLNTORS KENNETH W.NICKELSON and HELEN E.NICKELSON,hls wlfe fandi,nsidetionof Ten dollars and other good and valuable considerations in lund M.o,Dawarsms to BARUCH KATSMAN and ESTHER KATSMAN,his wire t flowln bed real eYaate.tt in t County of King .State of Lots ,7,9,9,10 &11.Block #1 Honey Creek Park.a recorded plat to the city of Renton.County o[King,Sate of Washington, pAID ttb "7 q6 Dated this ::,'.5 L..:,j.,,.-.-.I;7.y "..-,.:.:.,.....,....""-,m •..-,.,dfley personally appeared before me uiss and puqcs .tmln mentioned...:'. GIVEN under my band and olSciai seal this d,y o ,z9 2L ....... Kenneth W.Nlckelson and Helen E.Nlcelson to me known to be the individual3 de,cribed in and who executed the within and lvvegoing instrument,and acknowledsed that they igned the same as their f-e and pluntary act and deed.for the day'of _..,19 .,edtat (i -" \ ...../;.../ Dated:January 15,1958 Recorded:January 20,1958 HONEY CREEK PARK Auditor's File No.4867027 No iot shall be used except for residential purposes.No building shall be erected,altered,placed orpermltted to remain on any lot other than one detached.single family dwelling .not to exceed l=l/2 stories in height and prlvate garage::for not more than 2 cars. N0dwelling shall be permitted on any lot at a cost of less than $8000.00 based upon.cost levels prevailing on the date these covenants are recorded, it belng-the intention and purpose of the covenants to assure that all dwellings shall be of.q:ualiZaDd w0rkm.anship and materials substantially the same or better than that which can be produced on the date these cove- nants are recorded at the mlnlmtn_cost stated herein .for minimum permitted dwelllng,sze ......The ground floor-area of.the main structure,exclusive of one.story open porches,-shall not be less than 900 square feet for a one .story dwelling nor less than 80o sguare feet for a dwelling of more than One=story....With the exceptlon that one-half the floor area of:attached garages .ma..y.be included as part of the main structure if.a portion of said garage is used for utilities. i No building shall,be.located on any lot nearer than 20 feet to front line, :or nearer than 10 feet to any side/street line.No building shall be located.nearer than 5.feet.to an interior lot llne except no side yard shall be requiredfor a garage or other accessory building located 50 f@et Or more from minlmum buildlng,setback line.No dwelling shall be. located on any interior lot nearer,than 25 feet to rear of lot llne.For the purpose,of this covenant e.aves,steps.and open porches shall not be censiered,a a-part of a building provided,however,that this•shall not be construed to permit any portion of.a building on a lot to encroach upon .another lot. No noxious or offensive activity Shadl.be carrled..on upon any lot,nor shall anythlng.be done thereon which ay be or become an annoyance or .:uisancetothe neighborhood .. No_sign of anyklnd shall be displayed to public•view on any lot except one p0fessiona..sign of:not more than one Square foot,one.slgn of not more thanfive squar.fee.t,advertising.the property for sale or rent or signs used by a.builder to advertlse the property during construction .and ales peri0d.., No structure Of a temporary character,trailer,basement,•tent,Shack, garage,barn or other outbuilding shall.be used on any lot at any time as a resldece either,tempQraril or permanently.The work of construction of all buidingsland structures shall,be..prosecuted diligently and con- tinuously until,building and structures.are fully Completed and painted as to .he.exterior,appearance wlth!12 months fromthe date of commence- ment of conStruction,unless prevented by causes beyond the owners. control .............."',•. No lot.shall be used dr maintained as a dumping gond for rubbish,trash, garbge or-other waste.Sanitary containers for all waste must be used. All incinerators or other equipment for the storage of disposal of such ...materials shall'.be kept•in a clean and sanitary condition.. Page 2 Audltc s File No.4867027 No Individual sewage-disposRl system shall-be permitted on any lot unless ..the"syStem isde.s!gned,.lolctedlandcostructed in accordance with the .requlrements.standards.and.reeommendatlonsof the city and/or county pub.lia h;ealth athQriies..Aor0val of such system as installed shall be :.obtalned nom_.sch auho.rltles These covenants are to run with .the landand shall be binding on all .parties and all persons clalminghunder,them for a period of 15 years from the.date..the.se covenants,arerecorded,after-which time said covenants .shall.,he.automatically extended,for Successive periods of I0 years unless an instrument.,signed by a.maJority ofthe then owners of the lots has been recorded,_agreeing..to change the.covenants in whole or in part, Enforcement shall be by proce@dlngs at law or in equity against any person -or persons violating or attemptlng to viola.te any covenant either to re- .....sraln vlo!ationor.-to,recover.damages../ Invalidatlon off any of these covenants by judgment e court order shall ifl no wise affectany of the other provislons which shall remain in full orae aod e.ffect ....... U O 00 b :-'_.6--:.2-"0REl_-:.[:,F WASH,NG H L -No.4025 ESTABLISHING AOSED ASSESSMENT DISTRICT FOR SANITARY SEWER SRVICE IN THE BONEYCREEK INTERCEPTOR SERVICE AREA AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. THE CITY COUNCIL O THE cITY OF RL%TON,WASHINGTON,DO ORDAIN AS FOLLOWS: SECTION I:There is hereby created a sanitary sewer service speciaZ assessment district for the Honeycreek Interceptor area in the northeast quadrant of the City of Renton which area is more particlalarly described as ollows: See Exhibit "A"attached hereto and made a part hereof as if fully set forth herein.A map of the project area is attached as Exhibit "B"and made a part hereof as if fully set forth.} SECTION II:Persons connecting to the sanitary sewer facilities in this Special Assessment District which properties havenot been charged or assessed with the cost of the sanitary sewer main,shall pay in addition to the payment of the connection perit fee and in addition to the general facility and trunk connection charge,the following additional fees: A.Area Charqes (SeeExhibit "A=and "B=) hesidence dwelling units,apartments or equivalents:-$250.00 per dwelling unit Commercial Development:-5¢per square foot of gross site are; B.Front Footage Charges:(See EibJt "C=and "D')" There is hereby created a subdistrict within the Honeycreek Interceptor Special Assessment District consistil,g of properties fronting on Interceptor Sewer: .#!455lO.O0 : !I B FOR RF.CORD AT tf'[11 OTYP.}IKrONWNlC&FiW.IA lflL SO.Bwg,gxam CBKII1Rr.,A an €omctCp_qrdinance No."4QL5 ...,See t d ,o.aC,ki. ".o 2 . ORDIN;NC NO.4025 tO €'J QD The properties to be assessed for front footage are more particularly described in Exhibit "C" attached hereto and made a part hereof as if fully set forth. The front footage charge shall be $37.19 per frontage foot,representing $74.38 per center line foot divided equally for property fronting oneach site of the center line foot. SECTION III:This Ordinance is effective upon its passage, approval and thirty (30 days after ?ublication. PASSED 2Y THE CITY COUNCIL this 17th day of November,1986. APPROVED Bv-THE MAYOR this Approved as to form: Lawrence J.Wren,City Attorney Date of Publication: Maxine E.Motor,City Clerk 17th day of November,1986. Barbara Y."Shinpoh,Mayor November 21,1986 -2- Lr3 vq QO XHIBIT oR" EA CHARGES ORDINANCE NO.4025 A parcel of land situated tn Sections.2,3,4,9,lO and 11 of Township 23 North and Sections 33 and 34 of Township 24 North,all in Range 5 East,W.H.,nre particularly described as follows: BEGINNING at a point on the North margin of N.E.27th St.,also known as S.E. 97th St.in said Section 4,distant 306.4 feet east of the West line of said Section 4;thence North parallel to said west line and its extension into said Section 33 to the Thread of Hay Creek;thence Easterly along the Thread of Ma Creek through said Sections 33,34 and 3 to the West margin of 148th Ave.S.E.; thence South along said West mar ,1 to the North line of State Sign Route 900, also known as S.E.Renton |ssaquah Road;thence Easterly along said road to the intersection of the East line of the West quarter of sid Section 2;thence South along said East line through Section 2 and said Section 11 to the Souh line of the North half of said Section 1];thence west along said South line through Section ||to the center of said Section 10;thence continuing West along said South llne of the North half to the East margin of 1313th Ave.S.E., also known as Duvall Ave.N.E.;thence Northerly along said East margin to theNorthlineoftheSouthquarteroftheNorthhalfofsaidSection]0;thence West along said North line to the East margin of 132nd Ave.S.E.,also known as Union Ave.N.E.;thence North along said East margin to the center line of S.E. 116th St.,also known as N.E.lOth St.and the Easterly extension of the South line of the Plat of Brentwood,Division Z,as recorded in Volume 72,page 46, records of King County,We.;thence West along said South line to the Southeast corner of Lot |6,Block 6 of said plat;thence Northerly along the East lines of Lots 16 through 1!inclusive to the South margin of N.E.11th St.;thence Northwesterly to the Southeast corner of Lot 10 in Block 3 of said plat;thence Northerly along the East lines'of Lot lO"through ]inclusive and its etension to the North margin of N.E.12th St.,thence West along said North ma,-gin to hc .Southeast corner of the Plat of Bomarc as recorded in Voiu 59,page 69, recoros of said county&thence Morth along the East line thereof to the North- east corner of said plat;thence West along the North line thereof ]57.71 feet to the Southeast corner of queen Ave.right-of-way as described in Volu 3738 of Deeds on page 76,records of said county;thence continue West along said North llne of said plat 170.0 feet;thence North parallel with the centerline of said Queen Ave.and its extension to the North margin of State Sign Route go0, also kncqm as N.E.Sunset Blvd.;thence Westerly along said North nrgin to the West llne of the Ea:t 484.62 feet of ihe Southwest I/4 of the Southeast 1/4 of said section 4;thence North along said West line to the South line of the Plat of Honey Creek Park as recorded in Volume 59 of Plats on page 57,records of said county:thence East along the South line thereof to the Southeast corner of Lot 9,in Block 2 of said plat;thence North and West along the East and North lines of Lot g to the rlght-of-way line of N.E.17th PI.;thence Northeast and Northwest along the Southeast and Northeast margin of said N.E.17th P!.to the Southeasterly corner of Lot II,in Block I of said plat;thence Northeasterly along the Southeasterly ilne thereof to the Northeast corner of said Lot II; thence Northesterly along the Northeasterly lines of Lots Ii through 7 ivclu- siva to the North llne of said plat;thence West along the North line thereof to the Northwest corner of said plat;thence South along the Nest 11ne thereof )o Xhe Southeast corner of the Northeast I/4 of the Southwest 1/4 of sald section 4;thence West along the South line of said Northeast I/4 of the Southwest 1/4, a distance of 320.12 feet;thence North 1307.0 feet to the North llne of said Southwest 1/4 distant 322.20 feet West of the Northeast corner thereof;thence gest a!ong the South line of the Southeast 1/4 Of the Northwest 1/4 to the Southwest corner thereof;thence North along the West line of said subdivision to theNortheast corner of the Plat of Aloha Ranch No.2 as recorded in Volume 82.Ige 3.records of said count);thence West along the North li,e the-ef to the Northeast cornerof the Plat of Aloha Ranch as recorded in Volume 77.page 7.records of said county;thence West along the North line thereof tu the Southerly extension of tLe East.line of the ?let of Sandee Terrace a recorded in Voluc_67,page Z records of.said county;thence North along said Southerly extension to the Southeast corner of said plat;thence contlnue North along the Et llne of said plat and the Northerly extension of said East line to the South rrgin of S,E.97th St.m also known a*N.E.27th St.;thence Northeasterly to m point on the North margin f said street distant 386.4 feet East of theWestllneofsaidSection4andPOINTOFBEGINNINGOfthisdescription. L3-2850/X EXHIBIT •AREA ¢flAR6ES "B"OIDINANI=NO.4025 /. EXHIBIT N qL i-4 O0 0 E X H I B I T "Ca ORL,_CE NO. FROm"FOOI'A6E CHAR6£S 4025 A parcel of land situated in Section 4,Township 23 North,Range 5 East,W.H., mere partlcularly described as fol|ows: BEGINNING at a point on the East margin of 120th Pi.S.E.at the intersection oftheWesterlyextensionoftheSouthltneofthePlatofParadiseEstatesas recorded in Volume 95 of P]ats on Page 93,records of King County,Washington; thence East along said Westerly extension and the South )lne thereof to a point5SS.64feet West of the East |tne of the Northwest quarter of satd Section 4;thence South narallel to said East line 392.7 feet;thence East parallel to the South ltne of the Plat of Paradise Estates NO.2 as recorded in Volume 102 of Plats on Page 31,records of said County to the East line of said Northwestquarter;thence South a|on9 satd East ltne to the center of satd section;thenceEastalongtheNorthlineoftheNorthwestquarteroftheNorthwestquarteroftheSoutheastquarterofsatdsectiontotheNortheastcornerofsaidsup- division;thence 3outh along the East ltne of satd subdivision to the Southeast corner thereof;thence East along the North line of the Southeast quarter of theNorthwestquarteroftheSoutheastquarterofsatdsectiontotheNortheastcornerofsaidsubdivision;thence South a|ong the East line of said subdivision to the SOutheast corner thereof;thence East along the North line of the South- east quarter of the Southeast quarter of satd section to the East line of theest310.57 feet of said subdivision;thence South along said East line to the North margin of State Sign Route 900,also known as N.E.Sunset Blvd.;thence Westerly along said North margtn to the West line of said subdivision;thencecontinuingWesterlyalongsatdNorthmargintotheNest1(he of the East 484.62 feet of the Southwest 1/4 of the Southeast 1/4 Of said sectton 4;thence North along said West line to the South line ofthe Plat of Honey Creek Park as recorded in ¥o]ue 5g of Plats n Page 57,records of said county;thence EastalongtheSouthlinethereoftotheSoutheastcornerofLot9,In Block 2 of said plat;thence North and Nest along the East and North lines of Lot g to theright-of-way line of N.E.lith P1.;thence Northeast and Northwest along theSoutheastandNortheastmarginofsaidN.E.17th P|.to the Southeasterly cornerofLot11,in Block 1 of said plat;thence Northeasterly along the Southeasterly line thereof to the Northeast corner of said Lot ll;thence Northwesterly along the Northeasterly lines of Lots 11 through 7 inclusive to the North line of saidplat;thence West along the North line thereof to the Northwest corner of said plat;thence South along the West line thereof to the Southeast corner of theNortheast1/4 of the Southwest 1/4 of said Section 4;thence West along theSouthlineofsaidNortheast1/4 of the Southwest 1/4,a distance of 320.12 feet;thence North1307.0 feet to the North 11ne of said Southwest 1/4 distance 322.20 feet West of the Northeast corner thereof;thence West along the SouthlineoftheEasthalfoftheNorthwestquarterofsaidsectiontotheSouthwest corner thereof;thence North along the West line of satd East half to the South mrgin of S.E.97th St.,also known as N.E.27th St.;thence Southeasterly alOngsaidmargintotheintersectionofthethreadofHoneyCreek,said intersection also being a pointon the Southeasterly marln of 120til Pl.S.E.;thence con-tinuing Easterly and Northerly along the Easterly margin of saldlZOth PI.S.E.to the Intersection of the Westerly extensl,t of the South line of said Plat ofParadiseEstatesandPOINTOFBEGINNINGofthisdescription. L4-86510 E.XHIBIT OZc£o.402.__.._5 EXHIBIT "D FIlIOIFOOTAIG.£CHAS .@ in ,,,) e..i¢D(z) S.EC.-,TW R ,|It • ?_.$N.,KG =_5 E.,W.Mo EXHXBIT ',1-#.+eoL+++:'75071pep+-_--:A +:+--+2.00 :';+.°.+.".•..-...,.:-+.. ,':,+--•:;,:I •+"A •"€'.+:.:;t'+z,+.p.,.,'Z 11 l"m,_m!ll ;"m.:.m";I,,.'--m "+"'+,,-,, ::n:::m ,-e-.:!! I .-,:I ::"<i !1 '.i +a. +,:i_,l+p+o,--:+-'+"''°''i +o,m::1+:++"i .++i++'+++""+++i""+++i !+il.+,".+-,,"<" +.++.:-Iip_.,=i.m:+..+.,,+. i -:-!e6oi =l'lt'-"!,.+!lP :o "I-I i .,',-.:.co ::|0!Ii !o !!!i,,O;i i!•<m ++++'+m-'+''+°+.+.++...:-.,.,,.P,-,o :'o'i::,_,_."..;:uu r,.a "m .14 •-I i"" .:i :€:O_'i<'-';:i=:!,-!-::i:.!:ii z ;m..,"<:+...":i l !"i "I g!,i i-'l -".+i-,i i •+"li I !!+mi I o 'i i l'iji t;l +i i .o i +,!."-.;ii.i+!i+l'i z '"' •i .i'!-.,..i 1.i l :•l ••+.:,.+::i "--I "-:II'!!,-.4Ci+_..,.t",i , i li,-°.I I m I!I ."o :!,,.I-.o ,_',,..,__,ii i i i ,m-.+,-,.,-._.--_;w_r'I'l +t !:r :r+""::+i.i ,--:'::":::l -.-'.€.--l 'I;'+::"::I ".<too±----:_m l ,<nO 0';.,i .0 1 :I ,,.,,,-I ':,,',-::.,•i "0.I.,,I...:u+::i i ,,.=.--";, .'.:t :::I ,,--r.'- (!I I W Z '1.cD'ml\"''/-,'I"-'I:--:m -.t,,, / I..,-oO 0 rn nb ::I.-,F,- "<0 ,' 0 ml .--,F-,0' 0 D"--i 0 rl,i- 0 rr I rtm o° €r7 m .o .o 0 (9 -'D"0 0 ,- - u:l m m .o 0 Jrt m 13" rt onL<rt 111 o 0",, IN ).-,m 1.,1 nlr t.i-J rr 0 0 O"0 .o (.n bO m m C- n .4m floo 0rl o o oo [.- r ru NI •o- ,(.0 r Lr€ c €'7 1"13el> r,m .) Printed:12-20-2005 Payment Made: Total Payment: q,TY OF RENTON 055 S.Grady Way Renton,WA 98055 Land Use Actions RECEIPT Permit#:LUA05-164 D=UELOpME",rvO-NTPLANN.-""FtENg(:SN tNe DEC 2 9 2005 12/20/2005 08:57 AM Receipt Number:R0506799 550.00 Payee:Bent Nose LLC CurrentPayment Madetothe Followingltems: Trans Account Code Description Amount ...................................................................... 5022 000.345.81.00.0019 Variance Fees 550.00 Payments madeforthisreceipt Trans Method Description Amount ............................................................ Payment Check 1026 550.00 Account Balances 3021 303 5006 000 5007 000 5008 000 5009 000 5010 000 5011 000 5012 000 5013 000 5014 000 5015 000 5016 000 5017 000 5018 000 5019 000 5020 000 5021 000 5022 000 5024 000 5036 000 5909 000 5941 000 5954 604 5955 000 5998 000 .000.00 .345.81. .345.81 .345.81. .345 81 .345 81. .345 81. .345 81 .345 81. •345 81. .345 81. .345 81 .345 81. .345 81. .345 81. .345.81. 345.81. 345.81. 345.81. 345.81. 341.60. 341.50. 237.00. 05.519. 231.70. .345.85 Park Mitigation Fee 00.0002 Annexation Fees .00.0003 Appeals/Waivers 00.0004 Binding Site/Short Plat .00.0006 Conditional Use Fees 00.0007 Environmental Review 00.0008 Prelim/Tentative Plat .00.0009 Final Plat 00.0010 PUD 00.0011 Grading &Filling Fees 00.0012 Lot Line Adjustment .00.0013 Mobile Home Parks 00.0014 Rezone 00.0015 Routine Vegetation Mgmt 00.0016 Shoreline Subst Dev 00.0017 Site Plan Approval 00.0018 Temp Use or Fence Review 00.0019 Variance Fees 00.0024 Conditional Approval Fee 00.0005 Comprehensive Plan Amend 000024 Booklets/EIS/Copies 00.0000 Maps (Taxable) 00.0000 Special Deposits 90.42.1 Postage 00.0000 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 O0 O0 O0 O0 O0 O0 O0 O0 O0 O0 00 O0 O0 O0 Remaining Balance Due:$0.00 GREEN WAY SE I II11 N.E. 91. PL 'I II t,II'ix +IX 4Z+ 91 r'-.5 I6 %% ,.ml El !7',9&8; G NEIGHBORHOOD DETAIL MAP.*Ec 2 o 2oo+-I ............++c++,,+>,.t+ I 7190 o,,^<++.l#"l •//W ....// I;2!OoI ,0 N E Y ,\i CREEK I " ÷ , r3 8/ N.E. 17TH ST ' Z q -.4 _Ol III Park NEZGHBORHOOD DETAZL MAP H-_zW __In"_J SW 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M.NFITEI 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,NOREPRESENTATIONISMADETHATALLEXISTINGUTILITIES ARE SHOWN HEREON,THE ENGINEER ASSUMES NORESPONSIBILITYFORUTILITIESNOTSHOWNORUTILITIES NOT SHOWN IN THEIR PROPER LOCATION, CALL BEFORE YOU DIG,1-800-44-5555 GRAPHIC SCALE 0 1 0 20 40 l inch =20 feel By, By, By' By= RECOMMENDED FOR APPROVAL Date: Date, Date: Date: I I WUJ >-WZ p-ZUJm Z < __1Q. LU F- oo p- _J DATE JOB NO. DWG NO. 1112872oo5 SHEET 1 °+v+,+>o;>,,+,,_,.,,i,..++_ OC 2 'Om 'm I V ii W LLJ I,IwzoO ,,>,oz oEzI,I _jrY_J< -0t4-, tm.U) E "OL_ ciq i I i,i iI 1:13 Z0 U") rY III II 0IZ SW 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M.NrlTEI EXISTING UTILITY LOCATIONS SklDWN 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.NB REPRESENTATION IS MABE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON,THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NDT SHDWN IN THEIR PRDPER L[]CATIDN. CALL BEFDRE YDU DIG 1-800-424-5555 GRAPHIC SCALE 0 10 20 40 1 inch =20 fee By, By, By= By: RECOMMENDED FOR APPROVAL Date: Date, Date Dte III p-0uJ 0rrn Ii.I V H-Z<p-c0 ZrrwIU_rn _J__I< p-Zw --I(2 DATE 9 >-0m nW 0Wn-O >-m Z 0d mWZ o_cOWC] w Z0(9 ,7,Ww JOB NO. DWG NO. SHEET OF 1 DEC 2 o 2OO.5" [I I< F-Ezt_d ___1 C _.1 •L.-0 EC3. NNg_o_ cE E SW 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M.NlqTD EXISTING UTILITY LDCATIONS SHD/N HEREON ARE APPRDXIMATE ONLY,IT SHALL BE THE CDNTRACTDR'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 SHDWN HEREON,THE ENGINEER ASSUMES NORESPDNSIBILITYFDRUTILITIESNDTSHDWNDRUTILITIES NOT SHDWN IN THEIR PRDPER LDCATIDN, CALL BEFBRE YOU DIGI 1-800-424-5555 I I •:'I ,""=.:'3 i II •III GRAPHIC SCALE 0 10 20 40 1 inch =20 feet' RECOMMENDED FOR APPROVAL ILL JJ< 0 ZW .J0 J DATE 11/28/2005 JOB NO. DWG NO. SHEET OF 1 OEVELOpMENT P DEC 2 0 2OO5 RCVD I l €I,,,,, €€I a.,I k," WWrYZO0H->-0LZ ,'T_(00-< H- c 0[F-EZhJ _drYJ -0 oz °:_: '0 L ..o_rw-£n" ,-j ,! ,-iq mo-8 I,,s,IlJ -i £ 3_.i "I: ,J""i 5 II m< I'o II'I >"I rn Z m n III 'dIIZ In mmmn nn mm=== SW 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M.NBTD EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY,IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HFIRIZF1NTAL L MCATIFIN OF ALL EXISTING UNDEROROUND UTILIITES PRrFIR TO COMMENCINO CONSTRUCTION,NFI REPRESENTATION IS HADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON,THE ENGINEER ASSUHES NO RESPONSIBILITY FOR UTILITIES blOT SHOWN OR UTILITIES NBT SHOWN IN THEIR PROPER LOCATION, CALL BEFOREI YOU DIG,1-800-424-5555 [ .,•:,£.,'" ,.,,, GRAPHIC SCALE 0 10 2O 40 1 inch =20 feet RECOMMENDED FOR APPROVAL Date,By, By Date, By:Date, By=Date, I '( [((L i DATE 11/28/2005 0J[] JOB NO. DWG NO. SHEET OF 1 ."C Z o 2@ YWi,iOCZoOk-- jnlJ =8 Oo N m 8W 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M.NOTD EXISTING UTILITY LOCATIONS SHOWN HEREON AREAPPROXIMATEONLY,IT SHALL BE THE CONTRACTOR'SRESPONSIBILITYTODETERMINETHEEXACTVERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDERGROUNDUTILIITESPRIORTOCOMMENCINGCONSTRUCTION,NOREPRESENTATIONISMADETHATALLEXISTINGUTILITIES ARE SHOWN HEREON,THE ENGINEER ASSUMES NORESPONSIBILITYFORUTILITIESNOTSHOVNORUTILITIES NOT SHOWN IN THEIR PROPER LOCATION, CALL BEFORE YOU DIG,1-800-424-5555 GRAPHIC SCALE 0 I 0 20 40 I inch =20 ff RECOMMENDED FOR APPROVAL Date Date, iii i ) Ii L,Fiiii ( I m C> o I-0UJ o n DATE WW 0 >-UJZ0 0 _JJ LU"O00Z ZWm Z E Iil 11/28/2005 JOB NO. DWG NO. SHEET OF 1 oPMENT pL.ANNINGDE"VL[OF RENTON DEC 2 o 2oo5 RECEIVEO PLANTING 5CFtEE:::)ULE SCIENTIFIC NAME COMMON NAME QUANTITT SIZE 5PACING Trees:/--vLy Acer circinatum vine Plapl xxx I a!.=3 o.c. "._.i -Acer macrophyllum Bi!I LeAF Maple xxx ]c[a!..I =J"O.C.(=PseuclotSucla mIzlesll DOucllas Fir xxx 1 la.,O.C._,r PsIrus rusc 1,4esEern Crabalople xxx I lal.O.C. £;#TUbS:Comus stolonitera .R..ed-.osier DowooI xxx !ivelcuttln 5,O.C.t "Gorulus cornut,a Hazelnut.xxx i a.9 o.G. //--V CI)__._.Nolcllscus oll.color Ocean Sprawl xxx ]a!.5'O.C.Lonicera involucrat,a Black.TwlnDerrq_xxx !clal.51 O.C.(rfc)----Rlloes sanulneum Reci-rlomerin1 E;urrant xxx 1 al.30.C.Rosa nutka-na NootKa Rose xxx 1 al.5'O.C.vb/l)ubus parvif'lorus Thimloleloerry_xxx I _al-5',O.C.Samloucus racemosa Recl ElclerlSerrt xxx 1 !£1al.50.C.(;')---umlohoricarlos allous Common 5nouJloerrj xxx 1 al.5'O.C.v /o o /I IVCClnlUmovat,um Evergreen Fluckleerrl xxx 1 a .5 O.C. r ouco ver :Arctostalotmjlus uva-ursi KinnikJnnick xxx 4"pot 2'O.C. ::::::::::::::::::::::::::::::::::Fra!laria hiloensis Coastal 5%rawberrl xxx 4"pot,2'O.C. Fraaria v|r!liniana J,4ilcl 5trawloerrl xxx 4"loot 2'O.C. SEED MIX For all areas or dist,urloecl soil,alololst 45"Pl_.SYacre Percent b wt. ElImus laucus Blue uJilclrle 4"1% Fest,uca rulora var.commut,at,a 'C.hwinE3s'Recl £escue 4% IDeschamlosia cesloit,osa TuFt,eel ha irra ss I% lIcerla occiclentalis 1,4est.ern manna rass 2% leckannla Izlclachne Amerlcan slouh rass I% /2-4"LAYER OF BAt-,,MULCH IN 3"CIRCLE AROUND Tte,EE5 f 5t.4RUB5 5CAtIFY tOOTBALL ",,OOT5 CONSTI.MJCT 5 I-4ATEfIN /GAIDE ,=v j]lIl]]l]]I]]..:\).:T BACKFILL TO BE 2/:5 SOIL R%STBALL "'fIii ""i /"""iI "i""EXCAVATED F--oM PLANTING -ii ..-:/":Ii PIT ANID 1/5 CEDA GOVE NOLE TO ALLOI,4 FOR ROOT PENETION SECTION TREE/SHRUB PLANTING DETAIL NOT TO SCALE /-4"LAYER OF BARK PIULCN IN SCARIFY ROOTBALL 3"CIRCLE AROUNI:>TREE5, AND PREAD IOOT5 5HRU55 EIOSION CONTROL X /-FINISH DE BLANKET,5LIT FOt \\/\/' PLANT INSTALLATION \\,[#1 /.KII- ..../E[T1:r ."/A.-I.._-:EXCAVATED FROM PLANTINGROOTBALL/_L .../,L ...LDEPTI-t /II ":.).=PiT ZIID 115 CEDAR ROVEEOU L__j___--.=,,,,,,,,,,-u,'-------1----__;<:::ARIFY I=DGE5 OF PLANTIN •...ii"....rj]_...r I-IOLE TO ALLOJ4 FOR ROOT T -IT r''""-"PENETRATION COPIP:::;T GOIL UNDER2XOOIALL--iOOTBAI-L SECTION DIAMETER TREE/SHRUB SLOPE PLANTING DETAIL-- DLL"V'E'LOPMENI PLA '4J;,,crn,OF a.7,.:,,(': JUN 2 0 0? RECEIVED AD OLF SON ADOLFSON ASSOCIATES,INC. Environmental Solutions 5309 Shllshole Ave.NW Seattle,WA 98107 P:(206)789-e658 F:(206)789-684 FILE NAME:2609,1lanllj.dwg DATE:07-20-06 mbe UPDATED:06..04-07 robeREFERENCE:26094 N O 10 20 MAP DATAARE THE PROPERTY OF THE SOURCES LISTED BB.OW. INACCURACIES MAY EXIST,AND ADOLFSON ,6S(X:;IAI'B,IMPLIES NO WARRANTIES OR GUARANrrEES REING ANY A,ECT OF DATA DEPICTION. SOURCE:Pacific Engineenng Desigo,July2006 SCALE 1"---'20' 4@ i o.v,,CUyo.,.-PLANTING PLAN°v',"'[om TALL FIRS ePP--JI )i/°'vaiNTON,WASHINGTON BENT NOSE,LLC SHEET NO. MITIGATION AR.A PROTECTION METHODS BEST MANEMENT PP-JkCTICES (BMP)£IALL BE EMPLOYED PRIOR TO AND DURING CONSTRUCTION. NO HEAVY EOUIPMENT SHALL CROSS NGPE AREAS.ALL CLEARING AND B:JSNING IN NGPE AiJEA5 SHALL BE DONE BY HAND. CLEARLY MARK.i,,41TI-.I BRIGHT FENCING:THE LIMITS OF CLEARING AND GRADING. CONFINE ALL MACHINERY,TOOLS,MATERIALS,CONSTIRUCTION ACTIVITY AND DEBRIS TO THE CONSTRUCTION AREAS. PLANT ALL EXPOSED SOIL NITH NATIVE VEGETATION AND/OR SPECIFIED SEEDING NITHIN 14 DAYS AFTER COMPLETION OF GRADING AC.TIVITIES. MAINTAIN EROSION CONTROL MEASURES UNTIL THE AREA HAS BEEN SUCCES,f::4:::ULLY PLANTED AND INSPECTED,SITE CONSTRUCTION IS COMPLETED, AND THE CITY OF RENTON HAS ISSUED "FINAL APPROVAL"OF THE MITIGATION AREAS. STAKING/MARKING MITIGATION AREAS 1.LIMITS OF CLEARING,GRADING,AND MITIGATION PLANTING AIJEA5 MUST BE CLEARLY MARKED BT SURVEYING PRIOR TO AND DURING a)SITE CLEARING AND GRADING ACTIVITIES,AND I)ENHANCEMENT PLANTINGS. 2.THE ENHANCEMENT AREA SHALL BE LOCATED BY A PROFESSIONAL SURVEYOR TO ENSURE PtROPER SIZE,NIDTH,LOCATION AND ELEVATION OF ALL MITIGATION FEATURES. SITE PFRIEPARATION 1.MOVE NON-NATIVE SPECIES (SEE MAINTENANCE ACTIVITIES BELOI,q)FROM ALL PROPOSED PLANTING AREAS. 2.OVER-EXCAVATE 9"MINIMUM AND LOOSEN COMPACTED SUlgRADE 8-12." 5.INSTALL 9"SALVED ON-SITE TOPSOIL.REPLACED SOILS SHALL CONTAIN AT LEAST 3%ORGANIC MATTER ESY tULK DENSITY.SOIL AMENDMENTS IF NEEDED TO BE MECHANICALLY TILLED INTO SUESOIL NO MORJ5 THAN ("AT A TIME. 4.FINISHED GRADE SHALL FEATHER TO MATCH EXISTING GRADE AT GRADING LIMITS. M,&INTENANCE IN ORDER TO ACHIEVE PERFORMANCE STANDAtRDS,THE PERMITTEE SHALL HAvE THE ENHANCEMENT AREA MAINTAINED FOR THE DURATION OF THE MONITORING PERIOD,A MINIMUM OF FIVE (5,)YEARS.REMOVAL OF ALL NON-NATtV[5_SPECIES SUCH AS HIMALAYAN AND EVERGREEN BLACKBERRY, t<NOTNEED AND SCOT'S BROOM.VOLUNTEER fRED ALDER AND BLACK COTTONNOoD SEEDLINGS NITHIN THE MITIGATION AEA HILL BE THINNED TO A MINIMUM OF I2-FOOT CENTERS THROUGHOUT THE MONITORING PERIOD.REMOVE ALL NON-NATIVE VEGETATION DEBRIS.HATER IF PLANTS APPEAR EXCESSIVELY DRY.HATER ALL PROPOSED PLANTING AREAS AT A RATE OF AT LEAST (1)INCH OF HATER PER NEEK NITHOUT R,INFALL FROM JUNE 15, THROUGH SEPTEMBER 15,FOR AT LEAST THE FIRST TNO YEARS OF THE FIVE YEAR PIONITORIN PERIOD.IF AT ANY TIME THE PROJECT FALLS TO MEET THE ESTABLISHED PErfORMANCE STANDARDS,THE MONITORING PERIOD HILL RESTAfr FOR AN ADDITIONAL FIVE YEARS. SUCCESS CRITERIA 1.IO1%£IRVIVAL OF ALL PLANTED TREES AND SHRUBS AFTER THE FIRST YEAR AND AT LEAST %NATIVE VEGETATIVE COVER THEREAFTEi 2.NO DEBRIS SUCH AS TRASH OR TIRES SHALL BE PRESENT. 5.NON-NATIVE PLANT SPECIES COVER SHALL NOT EXCEED TNENTY PERCENT. ,IF FAILUt5 TO MEET THE SUCCESS CRITERIA DURING THE MONITORING PERIOD FtE.,9OLTED IN ADDITIONAL MITIGATION NORK,THE ADDITIONAL NOfIK HAS BEEN PERFORMED NITHIN FOUR (4)MONTHS OF THE DATE OF THE MONITORING iJEPORT THAT NOTED THE FAILURE. DAMAGED PLANTS I.DAMED DRIED OUT,OR OTI-IERNISE MISHANDLED PLANTS HILL BE REJECTED AT INSTALLATION INSPECTION.ALL REJECTED PLANTS SHALL BE IMMEDIATELY REMOVED FROM THE SITE. PLANT NAMES I.PLANT NAMES SHALL COMPLT NITI-.I THOSE GENERALLY ACCEPTED IN THE NATIVE PLANT NUR,qERY TRADE. PLANT SUBSTITUTIONS I.PLANT SUBSTITUTIONS ARE NOT PERMITTED NITHOUT THE PERMISSION OF THE PROJECT RESENTATIVE.SAME SPECIES SUSTITUTIONS OF LARGER SIZE DO NOT f;QUIRE SPECIAL PERMISSION.HONEVER,£:IALL PLANTS OFTEN EXPERIENCE LESS TRANSPLANT SHOCK AND ADAPT MORE QUICKLY TO SITE CONDITIONS,fJSSULTIN IN A HIGHER SUCCESS RATE.AS SLICH,SMALLER PLANTS HILL BE APPROVED ,%IBSTITUTIONS BASED ON CERTAIN SITE-SPECIFIC CONDITIONS (TP-JEES NOT LESS THAN I GALLON SIZE HONEVER). QUALITY AND CONDITION 1.PLANTS SHALL BE NORMAL IN PATTERN OF C_.MIRONTH,HEALTHY,NELL BRANCHED,VIGOROUS,NITH NELL-DEVELOPED ROOT SYSTEMS,AND FPJEE OF PESTS AND DISEASES.DAMAGED,DISEASED,PEST-INFESTED,SCRAPED,BfLi£:::D,DRIED OUT,BURNED,BROKEN,OR DEFECTIVE PLANTS HILL BE REJECTED.PLANTS NITt-I PRUNING NOUNDS OVER 1"IN DIAMETER HILL BE REJECTED. ROOTS 1.ALL PLANTS SHALL BE CONTAINERIZED OR BALLED AND EYJR]-APPED,UNLESS EXPLICITLY AUTHORIZED BY THE PROJECT BIOLOGIST OR LANDSCAPE ARCHITECT.ROOTBOUND PLANTS OR BIB PLANTS NITH DAMAGED,CRACKED OR LOOSE ROOTBALLS (MAJOR DAMAGE)HILL BE REJECTED.IMMEDIATELY BEFORE INSTALLATION,PLANTS NITH MINOR ROOT DAME (SOME BROKEN AND TNISTED ROOTS)MUST BE ROOT-PRUNED.MATTED OR CIRCLING ROOTS OF CONTAINERIZED PLANTINGS MUST BE NED OR STRAIGHTENED AND THE SIDES OF THE ROOT BALL MUST BE ROLIHENED FROM TOP TO BOTTOM TO A DEPTH OF APPROXIMATELY HALF AN INCH IN TNO TO FOUR PLACES. TIMIN 1.feJSPLACEMENT OR CONTINGENCY PLAN PLANTINGS SHALL BE INSTALLED IN THE FALL-HINTER SEASON TO ENSURE ADEQUATE MOISTURE DURING PLANT ESTABLISHMENT.PLANTS INSTALLED NITHIN IRRIGATED AREAS MAY BE PLANTED IN ANT SEASON. PLANTING SPECIFICATIONS 1.THIS PLANTING PLAN IS DESIGNED TO FPLICATE NATURAL PLANT COMMUNITIES IN SPECIES COMPOSITION AND ARRANGEMENT.EVEN SPACIN AND STRAIGHT-RON PLANTING ARE NOT DESIRED. 2.ACTUAL PLANTIN LOCATION TO BE DETEtMINED BT FIELD CONDITIONS. 5.ALL PLANT MATERIAL SHALL BE HEALTHY,NURSERY-ONN-ONLY STOCK.NEAK OR DAND PLANTS 14ILL BE REJECTED BY THE i=OJECT REPRESENTATIVE. 4.DEPENDIN ON THE AVAILABILITY OF NATURAL RAINFALL,THE LANDSCAPE CONTRACTOR MAY NEED TO PROVIDE SUPPLEMENTAL NATERING TO ENSUtI5 PLANT SURVIVAL. 5,.PLANT PROCUREMENT,TRANSPORT,STOR,AE,HANDLING,PLANTIN TECHNIQUES,CARE OF EXISTING SOIL AND VEGETATION,AND NATERIN ARE TO BE PEfRE:OfRMED PER LANDSCAPE INDUSTRY STANDAtRDS. MONITORIN I.MONITOtRING SCHEDULE (ADJUST TEAR ACCOP-DING TO ACTUAL CONSTRUCTION SCHEDULE): PLANTIN COMPLETED,IST PHOTOGRAPHS 1ST YEAR MONITORING VISIT 2ND TEAR MONITORING VISIT 5tID YEAR MONITORING VISIT 4TH YEAR MONITORING VISIT 5,Tt-I TEAR MONITORING VISIT NITHIN 50 DAYS SPRING SPRING SPRING SPRIN SI=IN 2.MONITORING PROTOCOL 6.THE LANDSCAPE CONTRACTOR SHALL GUARANTEE !)%PLANT SURVIVAL FOR ONE YEAR AFTER PROVISIONAL ACCEPTANCE BY THE PROJECT P,JSPRESENTATIVE.ALL DEAD OR DYING PLANT MATERIAL SHALL BE RJSPLACED BY THE LANDSCAPE CONTRACTOR AND GUARANTEED TI-IROUQH THE FOLLONING TEAR.PRIOR TO PLANT INSTALLATION,THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE f=OJECT REPRESENTATIVE OF ANT CONDITIONS THAT ARE JUDGED TO IMPAIR PLANT SURVIVAL.ALTEFRNATIVES HILL BE APPROVED BT THE PROJECT R;EPRESENTATIVE PRIOR TO PLANT SUBSTITUTION. PERCENT COVER I.AT TIME OF PLANTING:I)%NITH GRASS SEED GEP-J'IINATED. BE tE.SEEDED OR PLANTED. ANY NON-MULCI-I.D OR BARE AREA Ge.EATER THAN I 5OUARE FOOT SHALL STAKIN MOST SI-II;L:JBS AND TREES DO NOT IREEQUlfeJE ANY STAKING.IF THE PLANT CAN STAND ALONE NITHOUT STAKING IN A MODERATE HIND,DO NOT USE A STAKE. AD 1ST YEAR:ESTABLISH PEI;ANENT MONITORING PLOT AND PHOTO POINT LOCATIONS THROUGHOUT MITIGATION AREA. 2ND THRtJ 5"TH YEAR:DETEt"dlNE SURVIVAL AND PERCENT COYER/COMPOSITION BT SPECIES.RECOMMEND MAINTENANCE OR CONTINGENCY ACTIVITIES. 5.MONITORING REPORTMONITORINREPORTSNILL BE DUE TO THE CITY ON AN ANNUAL BASIS IMMEDIATELY AFTER THE AS-BUILT PLANS ARE SUBMITTED AND APPROVED. FOLLONING EACH YEAR'S MONITORING VISIT,PROVIDE A REPORT DETAILING THE FINDINGS OF THE VISIT.REPORT SHALL INCLUDE INFORMATION CONCEfRNIN SURVIVAL AND CONDITION OF THE INSTALLED PLANTS,DISCUSSION OF INVASIVE NEED COVER,PHOTORAPI-IS FROM ESTABLISHED PHOTO POINTS,AND ANY RECOMMENDATIONS FOR MAINTENANCE AND REPAIRS.THIS REPORT SHOULD BE SUBMITTED TO THE CITY OF RENTON AND TO THE RESPONSIBLE PARTY OR ONNER THE RESPONSIBLE PARTY OR ONNER SHOULD ADDRESS ALL MAINTENANCE AND REPAIR RECOMMENDATIONS NITNIN 4 MONTHS OF RECEIVING EACH MONTIORIN REPORT,AND SHOULD FORNAI;D A MEMO TO THE CITY DETAILING ANY ACTIONS THAT HERE TAKEN. CONTINGENCY PLANS APPROPRIATE CONTINGENCY PLANS HILL BE DEVELOPED BY THE ONNERS AS NECESSARY DURING THE 5,-YEAR MONITORING PERIOD TO CORRECT PROBLEMS IDENTIFIED DURING MONITORINg.IF NECESSARY,REPLANTIN HILL BE CONDUCTED AFTER THE REASON FOR FAILURE HAS BEEN DETEtRMINED (E., POOR PLANTING STOCK,MOISTURE REGIME,HEFPJSHVORY,DISEASE,SHADE/SLIN CONDITIONS,HYDROLOGIC CONDITIONS,VANDALISM,PLANT COMPETITION,ETC.) IT HILL BE THE RESPONSIBILITY OF THE ONNERS TO HAVE THE PLANTS REINSTALLED AFTER THE l-YEAR CONTRACTOR GUARANTEE PERIOD. ALL CONTINGENCY PLANS HILL BE SUBMITTED TO THE CITY OF RENTON FOR APPROVAL PRIOR TO IMPLEMENTATION. RECORD DRANINGS AN AS-BUILT DRANIN IAILL BE PROVIDED IMMEDIATELY AFTER COMPLETION OF PLANTING AND HILL INCLUDE A DIRECT COUNT OF PLANT SPECIES IN EACH PLANTIN ZONE,AS NELL AS THE ESTABLISHMENT OF PERMANENT PHOTO POINTS AND MITIGATION STATIONS.THE AS-BUILT DRANING SHOULD BE SUBMITTED TO THE CITY OF RENTON NITHIN 5 DAYS OF INSTALLATION AND BEFORE THE ACCEPTANCE OF THE MITIGATION INSTALLATION. PLANTING ORIGIN I.PLANT MATERIALS SHALL BE NATIVE PLANTS,NURSERY GRONN IN THE PUGET SOUND /,,REA OF IAASt-ilNGTON. HANDL ING 1.PLANTS SHALL BE HANDLED SO AS TO AVOILD ALL DAM,aE,INCLUDING BREAKINg,Bf:JISING,ROOT DAMAGE,SUNBURN,DRYING,FREEZING OR OTHER INJURY.PLANTS MUST BE COVISRED DURING TRANSPORT.PLANTS SHALL NOT BE BOUND NITH NIRE OR ROPE IN A MANNER THAT COULD DAMAGE BRANCHES. PROTECT PLANT ROOTS NITH SHADE AND NET SOIL IN THE TIME PERIOD BETI,qEEN DELIVERY AND INSTALLATION.DO NOT LIFT CONTAINER STOCK BT TRUNKS, STEMS,OR TOPS.DO NOT REMOVE FROM CONTAINERS UNTIL READY TO PLANT.HATER ALL PLANTS AS NECESSARY TO KEEP MOISTURE LEVELS APPROPRIATE TO THE SPECIES HORTICULTURAL REQUIREMENTS.PLANTS SHALL NOT BE ALLOIAED TO DRY OUT.ALL PLANTS SHALL BE NATERED THOROUGHLY IMMEDIATELY UPON INSTALLATION.SOAK.ALL CONTAINERIZED PLANTS THOUROUHLY PRIOR TO INSTALLATION.PLANTS NHOSE ROOTS HAVE DRIED OUT FROM EXPOSURE NILL NOT BE ACCEPTED AT INSTALLATION INSPECTION. OLF SON HONEVE.R,IF THE PLANT NEEDS SUPPORT,THEN USE A STAt<J5 NITH STRAPPING OR NEBBIN PLACED AS LON AS POSSIBLE ON THE TRUNK TO LOOSELY BRACE THE TREE NITH TNO STAKES.DO NOT BRACE THE PLANT TIGHTLY OR TOO t-llGl-!ON THE STEM.IF THE PLANT IS UNABLE TO SHAY,IT HILL FURTHER LOSE THE ABILITY TO SUPPORT ITSELF.IF PLANTS FALL OVER FOR ANT REASON,THEY HILL BE REPLANTED OR REPLACED AS NECESSARY.DO NOT USE HIRE IN A RUBBER HOSE FOR STRAPPING AS IT EXERTS TOO MUCH PRESSURE ON THE BAfRK.AS SOON AS SUPPORTING THE PLANT BECOMES UNNECESSARY,REMOVE THE STAKES.ALL STAKES MUST BE REMOVED MITt-fIN TNO (22 TEAfI OF INSTALLATION. MULCHING 1.ALL TREES,SHRUBS,GROUNDCOVERS AND EMERGENTS TO RECEIVE 4"OF FULLY ED CEDAR GROVE COMPOST OR EQUAL TO ASSIST PLANT SURVIVAL (SEE PLANTING SHEET).COMPOST SHALL BE KEPT NELL ANAY (AT LEAST 2")FROM THE TRUNKS AND STEMS OF ALL PLANTS.NO BARK PRODUCTS OR SANDUST HILL BE PERMITTED.MULCH SHALL BE FREE OF NEED SEEDS. SEEDING L I-IYDROSEED OR HAND SEED ALL AREAS OF DISTURBED SOIL NITI-IIN THE RESTORATION AREAS EXCLUDING MULCHED PLANT PITS.SEE THE PLANT SCHEDULE FOR SEED MIX AND APPLICATION RATES.I--IYDROSEED TO INCLUDE TACi<.IFIER,MULCH AND FERTILIZER COMPONENTS. 2.TIMING::SEEDING SHALL NOT TAKE PLACE UNTIL MULCH HAS BEEN APPLIED.CONTRACTOR SHALL INSURE THAT AREAS TO RECEIVE SEED ARE CLEAN OF DEBRIS AND THAT FINAL GRADES ARE CORRECT.SEEDING SHALL BE PEtRFOflRED AFTER OTHER PLANT INSTALLATION IS COMPLETE.SEEDING IS THE FINAL STEP OF THE INITIAL INSTALLATION:I:SITE SHALL BE CLOSED TO ALL VEHICLES AND FOOT TRAFFIC SHALL BE MINIMIZED AFTER SEEDING IS COMPLETE. SEEDING SHALL NOT TAKE PLACE Nt-IEN THE GROUND IS FROZEN OR IN NINDY HEATHER.SEEDS SHALL BE HAND BROADCAST OR BY MECHANICAL HAND PONERED SPREADER,NITI-.i AS EVEN DISTRItgJTION AS FEASIBLE.AREAS NITHIN 12"OF STEMS OF INSTALLED PLANTS SHALL NOT BE SEEDED. 5.PERCENT NEED SEED SHALL BE .)5%BY HEIGHT MAXIMUM.CONTRACTOR 5+-IALL PROVIDE A COPY OF SEED ANALYSIS TA,PROOF OR PROVENIENCE,AND SUPPLIER GUARANTEE OF CONTENTS AND PURITY. TEMPORARY EROSION AND SEDIMENTATION CONTROL (TESC) PRIOR TO INITIATION OF CONSTIIL:JCTION ACTIVITIES,SILT FENCIN OR COMPOST BEtMS SHALL BE PLACED AROUND THE PERIMETER AREAS OF PROPOSED DISTURBANCE.THIS CONTROL MEASURE HILL FUNCTION TO PREVENT SILTATION NITI.41N THE STREAMS AND BUFFERS.ALL SEDIMENTATION CONTROL STRUCTURES SHALL BE KEPT IN PLACE AND FUNCTIONIN UNTIL GROUND VEGETATION IS FIRMLY ESTABLISHED. HERBICIDES/PESTICIDES CHEMICAL CONTROLS SHALL NOT BE USED IN THE RESTORATION AREA,SENSITIVE AREAS,OR THEIR BUFFERS.HONEVER,LIMITED USE OF HERBICIDES MAY BE APPROVED DEPENDING ON SITE-SPECIFIC CONDITIONS,ONLY IF APPROVED BT CITY OF RENTON STAFF. ADOLFSON ASSOCIATES,INC. Environmentel Solutions 5309 ShRshole Ave.NW Seattle,WA 98107 P:(206)789-8658 F:(206)789-S84 FILE NAME:Plantlng.dwg DATE 07-20-06 mbe UPDATED:.06-04-07 robe REFERENCE:26094 MAP DATA ARETHE PROPERTYOF THE SOURCES LISTEDBELOW. INACCURACIES MAY EXIST,AND ADOLFSON ASSOCIATES,INC.IMPLIES NO WARRANTIES OR GUARANTEES REGARDING ANYASPECT OF DATA DEPICTION- SOURCE: PLANTING,MAINTENANCE AND MONITORING NOTES TALL FIRS =RENTON,WASHINGTON N-BENT NOSE,LLC'O JUN 2 0 2007 SHEET NO. 0 ,,e'bJbJnZooN- H- SW 114 OF SECTION 3,TOWNSHIP 23 N,RANGE 5 EAST,W.M. ''4 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 NORESPONSIBILIFYFORUTILITIESNOTSHOWNORUTILITIES NOT SHOWN IN THEIR PROPER LOCATION, CALL BEFORE YOU DIG,I-B00-424-5555 mm !i m i!!ii i 2c a oLouc I! £ 4 C ',.I'U ,i ) GRAPHIC SCALE 0 1 0 20 40 0 >..UJZ(D m LL. ZLUm Z< 0 0 By' By, By= By' I inch =20 feel RECOMMENDED FOR APPROVAL p-ZUJ Zo0 UJiii gO DATE JOB NO. DWG NO. SHEET OF 1112812005 1 BECBEO @ P I / I # C / FL( i I t @ i i.....L'. I L! w r L V @ ,I i I "':I .... :I I .I k .,.,,.... t i ' i!...¸¸ •,,,,-y--. ,! -€. .,el! I flI -! @ 4 .d4P' LOWER,FL.OOR PLAN DEVELopMENT CITy O -PLANN., OEC 2 0 2005 RECEIVED (-,. I i l I I ..................,=,,.--.:.:......: / \ I I I I i i I II ! ! I I I I i k j + %k ............................. i I I I I'1 i I .i,.-...L .,,,i ,II1........... I 'I ,i MI/ f ........ I ................,,,l,,• GLAZING SCHEDULE Manufacturer:.Frame:VII4"('I-., Loc Type NDOWS ,J ) Rough Open. ,-o,,p*I,° .o I DOORS WITH MORE THAN 50%GLASS i-€,o.,o ° UVal.Qty Area SftyGI )41)a .@,' ).,f- 2__., SKYLIGHTS AND SKYWALLS GLAZING %=GLAZING AREA =(z-r'-,,'') @>,)CONDITIONED AREA (?:"'>,' *Match door brick mold width below. Ii ,,,3B(Air 1:3 Gas'LoE Notes # II \ i I "-1--'-'-1 L I- ___.L I iItI 1 Ih I I i LE=T SIDE ELEVATION t I I !, I /\ RIGHT SIDE ELEVAT I I I I ItII I I Itl l ,I / II I I i !! It !I I I I l! I I -r i.!";::€.i,............................................-:•',='.............-'" STRUCTURAL NOTES DESIGN IS IN ACCORDANCE WITH TIlE 2003 INTERNATIONAL BUILDING CODE AS AMENDED BW THE LOCAL BUILDING DEPARTMENT. LIVE LOADS= ROOF..............25 PSFFLOOR40PSF DECKS-60 PSF LATERAL WIND---...............EXPOSURE B;85 MPH SEISMItC.............SITE CLASS "D" FOUNDATIOLtS:FOUNDATION]DESIGN IS INACCORDANCE WITH THE GEOTECHNICAL REPORT PREPARED BY GEOTECH CONSULTANTS DATED AUGUST 10,2005 AND SUPPLEMEIWE REPORT DATED AUGUST 19,2005. CAST-IN-PLICE CONCRE:(SPECIAL INSPECTION NOT REQUIRED) F'c =3000 PSI (28 DAYS•MINIMUM 5-1/2 SACKS OF CEMENT PER CUBIC YARD OF CONCRETE A24I)A MAXIMOM OF 6-3/4 GALLONS OF WATER-PER 94#SACK OF CEMENT.NO SPECIAL INSPECTION KEQLIIRED.MAXIMUM SIZED AGGREGATE IS 1-1/2 INCHES..MAXlML]I SLUMP IS 4 INCHES.ALL PHASES OF WORK PERTAINING TO THE CONCRETE CONSTRUCTION SHALL CONFORM TO THE BUILDING CODE REQS FOR REINFORCED CONCRETE.ALL REINFORCING STEEL DOWELS,ANCHOR BOLTS AND OTI IER INSERTS SHALL BE SECURED IN POSITION PRIOR TO POKSKING CONCRETE.ANCHOR BOLTS FOR PRESSURE TREATED SILL PLATES TO FOUNDATION WALLS TO BE 5/8 INCH DIAMETER WITH 7 INCH MINIMUM EDMENT INTO CONt RETE AND MAXIMUM SPACING OF 2 FEET ON CENTER UNLESS NOTED OTHERWI;iE ON THE PLANS•MINIMUM 2 BOLTS PER SILL PLATE PIECE.ONE BOLT TO BE PLACED WITHIN 12 INCHES OF EACH END OF THE SILLPLATE. REINFORCI1NG STEEL:ALL REINFOLRCING STEEL SHALL BE PLACED IN CONFORMANCE WITH THE BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND THE ,MANUAL OF STANDARD PRACTICF FOR REINFORCED CONCRETE CONSTRUCTION BY CRSI.DEtFORMED REINFORCINI STEEL BARS SHALL CONFORM TO ASTM GRADE 40 FOR #5 AND SMALLER B,MS AND GRADE 60 FOR #6 AND LARGER BARS. ALL REINFORtCING BAR BENDS SHALL BE MADE COLD,WITH A MINIMUM RADIUS OF 6 BAR DIAMETERS (1'-7"M]]qlMUM).CORNER BARS (2'-0"BEND)SHALL BE PROVIDED FOR ALL HORIZONTAL REINFORCEMENT.LAP ALL BARS A MINIMUM OF 48 BAR DLMMETERS UNLESS NOTED OTHERWISE.UNLESS OTHERWISE NOTED ON THE DRAWINGS REINFORCING STEEL SHALL HAVE THE FOLLOWING MINIMOM COVER: CONCRETE CAST AGAINST EARTH CONCRETE EXPOSED TO EARTH OR WEATHER: #6 THROUGH #18 BARS #5 BAR AND SMALLER CONCRETE NOT EXPOSED TO EARTH OR WEATHER: #14 AND #18 BARS #11 BAR AND SMALLER SLAB-ON-GIRADE (FROM TOP SURFACE) 3 INCHES 2 INCHES 1-1/2 INCHES 1-I/2 INCHES 3/4 INCH 1-1/2 INCHES EXPANSION AND EPOXY GROUTED ANCI:IOR.S.; EXPANSION ANCHORS INTO CONRETE SHALL BE WEDGE-ALL ANCHORS AS MANUFACTURED BY THE SIMPSON STRONG TIE COMPANY INSTALLED IN ACCORDANCE WITH THEIR RECOMMNEDATIONS.EPOXY GROUTED ANCHORS SHALL BE INSTALLED USING "SET"EPOXY AS MANUFACTURED BY THE SIMPSON STRONG TIE COMPANY.INSTALLATION SHALL BE IN ACCORDANCE WITH THE ACTURERS RECOMMENDATIONS..ALTERNATE TYPE EXPANSION AND EPOXIED ANCHORS CAN BE SUBSTITUTED WITH APPROVAL OF OUR OFFICE. STRUCTURAL TIMBER:ALL GRADES SHALL CONFORM TO WWPA GRADING RULES FOR WESTERN LUMBER,LATEST EDITION.PROVIDE CUT WASHERS UNDER ALL NUTS AND BOLTS BEARING AGAINST WOOD•ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED IN CONFORMANCE WITH I.R.C.SECTION R319.1. ALL STRUCTURAL LUMBER SHALL BE NOTED BELOW: 2X FLOOR &ROOF JOIST 4X BEAMS 6X BEAMS COLUMNS LUMBER NOT NOTED HEM-FIK #2---Fb =850 PSI DOUG-FIR/LARCH #2m-Fb =850 PSI DOUG-FIR/LARCH #2-Fb =850 PSI DOUG-FIR/LARCH e2---Fb =850 PSI DOUG-FIR/LARCH#2---Fb --850 PSI MISCELLANEOUS HANGERS TO BE SIMPSON OR APPROVED EQUAL.ALL HANGERS SHALL BE FASTENED TO WOOD WITH PROPER NAILS.ALL HOLES SHALL BE NAILED.MACHINE BOLTS TO BE A-307.ANCHOR BOLTS INTO CONCRETE SHALL BE 5/8 INCH DIAMETER WITH 7 INCHES OF EMBEDDMENT INTO CONCRETE UNLESS NOTED OTHERWISE ON THE PLANS.ALLNAILS SHALL BE COMMON NAILS.NAILING SHALL CONFORM WITH I.R-C•TABLE R602.3(1) AND R802,10 OR I.B•C.TABLE 2304.9•1.FASTENERS INSTALLED IN PRESERATIVE TREATED WOOD SHALL BE HOT DIPPED GALVANIZED PER I.R,C.SECTION R319.3. FLOOR SEEATtlING:SHEATHING SHALL BE 3/4 INCH TONGUE &GROOVE,A.P.A.RATED SHEATHING. SPAN RATKNG 48/24 WITH LONG DIMENSION PERPENDICULAR TO SUPPORTS. UNLESS NOTED OTHERWISE NAIL WITH 8d COMMON NAILS AT 6 INCHES ON CENTER AT SUPPORTED PANEL EDGES &10 INCHES ON CENTER AT INTERMEDIATE SUPPORTS.THE FLOOR SHEATHING SHALL BE GLUED TO THE JOIST AND THE TONGUE AND GROOVE JOINTS WITH AN APPROVED ADHESIVE. ROOF SHEATBING_:SHEATHING SHALL BE 7/16 INCH A.P.A.RATED SHEATHING.SPAN RATING 32/16, INSTALLED WITH LONG DIMENSION ACROSS SUPPORTS.PANEL END JOINTS SHALL OCCUR AT SUPPORTS.NAIL PANEL EDGES WITH 8d NAILS AT 4 INCHES ON CENTER AND 10 INCHES ON CENTER AT INTEKMEDIATE SUPPORTS.ALL EDGES SHALL BE BLOCKED WITH 2X WOOD MEMBERS. WALL SITgATB]NG:SHEATHING SHALL BE 7/16 INCH A.P.A.RATED SHEATHING,SPAN RATING 24/0. PANEL END JOINTS SHALL OCCUR AT SUPPORTS.NAIL PANEL EDGES WITH 8d NAILS AT 6 INCHES ON CENTERAND 10 INCHES ON CENTER AT INTERMEDIATE SUPPORTS UNLESS NOTED OTHERWISE ON THE DRAWINGS. GLUED-LAMINATED TIMBER:LAMINATED TIMBER SHALL BE DOUGLAS-FIR/LARCH KILN DRIED.STRESS GRADE COMBINATION 24F-V4 (Fb=2400 PSI,Fv=225PSI)FOR SIMPLE SPANS AND 24F-V8 FOR CANTILEVER AND CONTINUOUS BEAMS.A_I.T.C.CERTIFICATE OF CONFORMANCE REQUIRED.GLU-LAMS SHALL CONFORM TO A_I.T.C.STANDARDS 117.FABRICATOR SHALL SUBMIT DETAILS AND SPECIFICATIONS TO THE ENGINEER AND BUILDING DEPARTMENT FOR APPROVAL PRIOR TO FABRICATION. FLOOR FRAMING,:PROVIDE FULL DEPTH BLOCKING FOR JOIST AT THE SUPPORTS.FLUSH BEAMS (FB)AND HEADERS NOT CALLED OUT ON THE PLANS SHALL BE (2)2X10.ALL VERTICALLY LAMINATED BEAMS AND HEADERS SHALL BE SPIKED TOGETHER WITH 16<1 NAILS AT 6 INCHES ON CENTER_ BEARING WAI,L FRAMING:ALL DOOR AND WINDOW HEADERS NOT CALLED OUT ON THE PLANS SHALL BE (2)2X8IODOuGLAS-FIR/LARCH #2 WITH ONE CRIPPLE AND ONE STUD EACH END FOR OPENINGS 4 FEET OR LESS AND TWO CRIPPLES AND ONE STUD FOR OPENINGS MORE THAN 4 FEET WIDE.ALL COLUMNS NOT CALLED OUT ON THE PLANS SHALL BE (2)STUDS.SPIKE LAMINATED COLUMNS TOGETHER WITH 16d NAILS AT 12 INCHES ON CENTER_PROVIDE TWO LAYERS OF ASPHALT IMPREGNATED BUILDING PAPER AT CONTACT SURFACES BETWEEN WOOD AND CONCRETE.WALLS SHALL HAVE A SINGLE BOTTOM PLATE AND A DOUBLE TOP PLATE.END NAIL TOP PLATES AND BOTTOM PLATES TO EACH STUD WITH 2-16d NAILS.FACE NAIL DOUBLE TOP PLATE WITH 16d NAILS AT 10 INCHES ON CENTER-LAP AND FACE NAIL PLATES WITH 2-16d NAILS AT EACH SPLICE,CORNER INTERSECTION.STAGGER SPLICES A MINIMUM OF 48 INCHES.FACE NAIL BOTTOM PLATE TO WITH 2-16d NAILS. PRE-1ML&NUFAcTuRED ROOF,"fRUSSES:gUSSES SHALL BE PLANT FABRICATEi)OF DOUGLAS-FIRdLARCH OR HEM-FIR. TRUSS .MANUFAcTuRER SHALL SUBMIT SHOP DRAWINGS AND CALCULATIONS STAMPED,SIGNED AND DATED BY A WASHINGTON STATE LICENSED STRUCTURAL ENGINEER.ALL TRUSS PLATES AND CONNECTORS SHALL BE I.C.B.O-APPROVED VERIFY MECHANICAL UNIT LoADs AND LOCATIONS WITH SUPPLIER AND FURNISH ADDITIONAL TRUSSES AS REQUIP,ED SUBMIT TRUSS DRAWEqG TO THE ENGINEER OF RECORD AND BUILDING DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO FABRICATION. SPECIAL CONDITIONS:THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD.ALL DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT OR ENGINEER-THE CONTRACTOR SHALL PROVIDE ADEQUATE SHORING AS REQUIRED UNTIL PERMANENT CONNECTIONS AND STIFFENINGS HAVE BEEN INSTALLED•THE CONTRACTOR SHALL VERIFY SIZE AND LOCATION OF ALL OPENING IN THE FLOOR,ROOF AND WALLS WITH ALL THE APPROPRIATE DRAWINGS.THE CONTRACTOR SHALL COORDINATE WITH THE BUII,DING DEPARTMENT FOR ALL BLDG.DEPT•REQUIRED INSPECTIONS.DO NOT SCALE THE DRAWINGS.THE DETAILS SHOWN ARE TYPICAL AND SHALL Bt(USED FOR HANDLED AND INSTALLED PER MANUFACTURERS RECOMMENDATIONS,(.L d,(--- PIPE PILING NOTES 1 CODE:DESIGN IS IN ACCORDANCE WITH THE CURRENT EDITION OF THE •i' 2003 INTERNATIONA BUILDING CODE. FOUNDATION'_.FOUNDATION DESIGN IS IN ACCORDANCE WITH q HE GEOTECHNICAL ENGINEERING REPORT PREPARED BY GEOTECH CONSULTANTS DATED AUGUST 10,2005 AND SUPPLEMENTAL REPORT DATED AUGUST 19,2005. PIPEP_______ING:PIPE PILING SHALL BE 4 INCH DIAMETER SCHEDULE 40 STEEL PIE DRIVEN TO REFUSAL USING A 650#HAMMER_REFUSAL DEFINED AS LESS THAN ONE INCH OF PENETRATION FOR 20 SECONDS OF CONSTANT DRI\q]qG. PILE CAPACITY 20,000#•ALLOWABLE LOAD TO BE VERIFIED BY 1 DAD TESTS IN ACCORDANCE WITH ASTM:D1145 "QUICK LOAD TEST". B i ):ill ( ,I // t 12 " €------,-..I I I t1-11 =-I,/- L i' --!---'7 "........ ............"............................::...........................':---J 4 e ......-7-L-7?-_.-.7 -].:e:';o apt .A:--r 7-- ................'ri.e-i-""'t """'A .....1-4--,<,l -.It ', '1 :.-M":."".j __. o'\4 ..,"!i'D •"":" '"".-.,,i.\• 'I i ii'lit i .._.___.]!,''SHEAR WALL SCHEDULE ÷ I I 1I-- I! I' t \ i I \\ 't I I I ni ! I I,<,1,.,,i,,<-.,!_.,iscLE.i!! GENERAL CONSTRUCTION SPECIFICATIONS AND CODE COMPLIANCE REF.: 2003 INTERNATIONAL RESIDENTIAl CODE (IRC) H,3BITABLE SPACE (ROOM)is space in a structure for living, sleeping,eating,or cooking.Bathrooms,toilet compartments, closets,hails,storage,or utility space and similar areas are not cc:lsidered habitable space.Section R202,IRC. 01.0 CEILING HEIGHTS -Habitable rooms,hallways,corridors, bathrooms,toilet rooms,laundry rooms and basements shall have a ceiling height of not less than 7'-0".Sec.305.1,IRC EXCEPTIONS: 1.Beams and girders spaced not less than 4'on center may project not more than 6"below the required ceiling height. 2.Ceilings in basements without habitable spaces may be 6'-8"with clearance to beams,girders,ducts and other obstructions not less than 6'-4". 3.Not more than 50%of the required floor area of a room or space is permitted to have a sloping ceiling less than 7'in height with no portion of the required floor area less than 5'in height. 4.Bathrooms shall have a min.ceiling height of 6'-8"over fixtures and their front clearance are,per Figure R307.2.A shower or tub/shower sh,II have a min.ceil- ing height of6'-8"an area 30"X 30"nt the showerhead. LIGHT,VENTILATION AND SANI fATION EXTERIOR OPENINGS for natural light and v,ntilation shall open directly onto a street or public alley or a yard or court located on the same lot as the building.For the purpose of determining light and ventilation requirements,any room may De considered as a portion of an adjoining room when 1/2 of the ,rea of the common wall is open and unobstructed and provides an opening of not less than 1/10 of the floor area of the interior room or 25 square feet. 23.0 Wood members entenng masonry or concrete requires ½' net air space on top,sides,and end.Sect..R319.1,IRC. 24.0 Foundation cripple wails shall be framed of studs not less in size than the studding above with a minimum length of 14 inches, or shall be framed of solid blocking.When exceeding 48"in height,such walls shall be framed of studs having the size re- quirements for an additional story.Brace cripple walls with wood structural panels.Walls >48"brace per Table R602.10.1,Sect. R602.9,R602.10.2.2,IRC.See R602.11.3,IRC for stepped foun- dations. 25.0 Wood member end beanng shall have sufficient beadng area based on allowable values for compression perpendicular to grain per the supplement to the 2001 National Desiqn Specifications, Tables 2A,4A,4B,4C,4D,4E,5A,5B &5C. 25.1 For conventional construction,the ends of each joist shall have not less than 1-1/2 inches of beadng on wood or metal,nor less than 3 inches on masonry except where supported on a lx4 ribbon strip nailed to adjoining stud.Sect'.R502.6,IRC. 25.2 Headers or lintels shall have a rain.end beadng of 1-1/2"for 4x material,3"for 6x material. 25.3 When a girder is spliced over a support,an adequate tie shall be provided. 25.4 Fabncated girders,if built up,shall be nailed with 20d nails and/or bolted per approved design.Table R502.5(1)&(2),IRC. 25.5 Joists framed into the side of a wood girder shall be sup- ported by framing anchors or min.2"X2"nom•ledger stdp.Sect.. R502.6.2,IRC 25.6 Tnmmer and header joists shall be doubled when span ex- ceeds 4 ft.Provide framing anchors for header joists over 6'long &for each tail joist more than 12'long.Sect.R502.10,IRC 25.7 Stud size,height and spacing shall conform to Table R602.3.(5),IRC UNO 25.8 Provide solid blocking over floor joist beadng and where re- Section R303.2,IRC 02.0 LIGHT All habitable rooms within a dwelli,,g unit shall be pro- vided with natural light by means of exterior glazed openings with an area not less than 8%of the floor area ors,tch rooms.Section R303.1,IRC 03.0 VENTILATION All habitable rooms within a dwelling unit shall be provided with natural ventilation by means ,,f openable exterior openings with an area of not less than 4%of the floor area of such rooms.In lieu of required extedor openings fo,natural ventilation, a mechanical ventilating system may be provided when not re- quired by Sect.R310.Such system shall be (.apable of providing .35 air changes per hour in all habitable morns or a whole-house system capable of providing outdoor air with a minimum of 15 cu- bic feet of air per minute (15cfm)per occupanl.Occupants based on 2 for first bedroom plus one for each additio,lal bedroom. 04.0 D3mestic kitchen range &clothes dryer ventilation ducts shall be of smooth wall metal.Ducts shall be substantially airtight and shall comply with the provisions of the IRC.Exhaust ducts shall terminate outside the building and be equipped with back draft dampers.M1502,IRC 05.0 Domestic clothes dryer moisture exhaust duct shall terminate on the outside of the building and shall be equipped with a back- draft damper.Screens shall not be installed at the duct termina- tion.Ducts for exhausting clothes dryers shall not be connected or installed with sheet metal screws or other fasteners which will ob- struct the flow.Do not connect to gas vent or chimney.Do not ex- tent into or through ducts or plenums.Unless otherwise permitted or required by the dryer manufacturer's instructions and approved by the building official,domestic dryer moisture exhaust ducts shall not exceed a total combined horizontal and vertical length of 25 '5'feet shall be deducted fo:each additional•90-degree el- bow.Install ductwork (smooth,rigid,galvanized steel or aluminum, no plastic or aluminum flex)pdor to insulation and framing inspec- tion.Sect.M1501 &G2439,IRC 06.0 Water closet compartment minimum 30"wide with 21"clear space in front.Section R307.1,IRC. 07.0 Shower walls shall be nonabsorbent to n height of not less than 6 feet above the drain inlet.Sect.R3072,IRC.When gyp- sum is used as a base for tile or wall panels for tub or shower en- closures or water closet compartment walls,water-resistant gyp- sum backing board shall be used,except in the following loca- tions: a.Over a vapor retarder; b.In areas subject to continuous high humidily,such as saunas or steam rooms; c.On ceilings where frame spacing exceeds 12"o/c. Regular GWB is permitted under tile or wall pa,els in other wall & ceiling areas when installed in accordance with Table R702.3.5 &Sect.R702,4.2&3,IRC FOUNDATIONS 08.0 Footings and foundations,unless otherwise approved by the building official,shall be constructed of masonry,concrete,or treated wood in conformance with Sect.R402 &403,IBC and in all cases shall extend below the frost line (18")and meet the minimum depth as required in Sect.R403.1.4,IRC 09.0 Cut slopes for permanent excavations and fills shall be not steeper than 2 horizontal to 1 vertical unless substantiating data justifying steeper slopes are submitted.Deviation from the forego- ing limitations for slopes shall be permitted only upon the presen- tation of a soil investigation report acceptable to the building offi- cial. 10.0 Foundation setbacks from ascending and descending slopes shall comply with Sect.R403.1.7,IRC. 11.0 Minimum requirements for foundations,including isolated footings,if design not provided use Table R403.1 &Figure R403.1(1),IRC. 12.0 Vertical stub steel from footing to wall shall be #4 bar @ 48" olc with standard hook 3"clear of soil and extending 14"above top of footing,otherwise match vertical steel spacing of wall.Minimum foundation wall reinforcement:provide one #4 bar continuous horizontal in top 12"of wall and one #4 bars in footing typ.UNO. Sect.R403.13,IRC 13.0 Ik'nolithic cast footing/slab supporting bearing walls shall extend a min•depth of 18"below top of slab.Sect.R403.t.4.2,IRC 14.0 Step footings for all buildings where the surface of the ground slopes more than 1 foot in 10 feet.Top of footing shall be level. Sect.R403.1.5,IRC 15.0 Foundation plates or sills shall be bolted to the foundation or foundation wall with not less than 5/8"dia.steel bolts embedded at least 7"into the concrete and spaced not more than 48"apart, U.N.O.There shall be a minimum of two bolts per piece with one -quired.Provide solid blocking to beanng at point loads under sheathing. 26.0 Beadng partitions perpendicular to joists shall not be offset from supporting girders,walls,or partitions more than joist depth without additional design.Joists under and parallel to beadng par- titions shall be of adequate size to support the load.Sect.R502.4, IRC 27.0 Cutting notching and boring.Notches on end ofjoists,rafters &sawn lumber beams shall not exceed l/4th of the joist depth. Notches in the top or bottom of the joist &sawn lumber beams shall not exceed 1/6th the depth and not longer than 1/3rd of the depth of the member and shall not be located in the middle third of the span.Holes bored in members shall not be within 2"of the top or bottom of the member,and the diameter of any such hole shall not exceed l/3rd the depth of the member.The tension side of timber beams of 4"or greater nominal thickness shall not be notched except at the ends.Sect.R502.8,IRC. In exterior walls and bearing partitions,any wood stud may be cut or notched to a depth not to exceed 25%of its width.Cutting or notching of studs to a depth of 40%of the stud width is permitted in nonbeanng partitions.Any stud may be bored or drilled,pro- vided that the diameter of the resulting hole is no greater than 40%of the stud width,the edge of the hole is no closer than 5/8" to the edge of the stud,and the hole is not located in the same section as a cut or notch.See EXCEPTIONS,Sect.R602.6,IRC Manufactured Glu-laminated beams may not be notched,cut or bored without submission and approval of substantiating calcula- tions from a Washington State licensed Structural Engineer. 27.t Provide min.two floor joists under cripples for window head- ers at cantilevered sections. 28.0 Provide 2"nom.solid blocking min.over beanng partitions, walls,and beams.Bridging/solid blocking/cross bracing per Sect. R502.7,IRC. 29.0 Provide flreblocking in the following locations: 1.In concealed spaces of stud walls,including furred spaces,at the ceiling and floor levels and at 10'intervals horizontal and verti- cal. 2.at all interconnections between concealed vertical and hod- zontal spaces such as at soffits,shower and tub enclosures,and drop or cove ceilings. 3.In concealed space between stair stringers and the top and bottom of the run of stairs if the walls under the stairs are unfin- ished. 4.In openings around vents,pipes,ducts,chimneys,fireplaces and similar openings which afford a passage for fire at ceiling and floor levels,with noncombustilbe materials. 5.At openings between attic spaces and chimney chases for factory-built chimneys. Fireblock Construction shall consist of 2"nominal lumber,or two layers of 1"nominal lumber with broken lap joints,or one layer of 23/32"wood structural panel with broken lap joints,or one layer of 3/4"type 2-M particle board with joints backed with the same thickness material.Fireblocks may also be of gypsum board,ce- ment fiber board,batts or blankets of mineral or glass fiber or other approved materials installed in such a manner as to be se- curely retained in place.Sect.R602.8 &R602.8.1,IRC. 30.0 Columns and posts,framed to true end beadng adequately anchored at top and bottom,with a positive direct connection to assure against uplift and lateral displacement.Sect.R407.3,IRC.. 31.0 Structural sub-flooring,plank flooring,and combined sub- floor-undedayment floor systems shall comply with Sect.R503, IRC. 31.1 Plywood combination subfloor-undedayment to have ap- proved tongue &groove joints,or be supported between joists with blocking. 31.2 Plywood grade and thickness for wood framed garage floor (refer to APA Research Report 139). 32.0 Drilling or notching of the top plates of bearing walls,when cut by more than 50%of its width,unless the entire side of the wall with the cut is covered by structural sheathing,shall have a galvanized metal tie of not less than .054"thick and 1 ½"wide fas- tened across each plate with not less than (8)16d nails at each side or equiv.R602.6.1,IRC 33.0 All exterior walls and main cross-stud partitions shall be ef- fectively and thoroughly braced,Sect.R602.10,R602.10.3 &Ta- ble R602.10.1,IRC. Spacing shall not exceed 25'o.c.,except for one room, Sect.R602.10.1.1.4'-0"braced wall panels shall be located not further than 12'-0" from comers and not more than 25'-0"o/c each floor,R602.10.11. For alternate 2'-8"braced panel see Section R602.10.6,IRC. An Engineered design may be required if unable to demonstrate bolt located within 12"of the end of each piece.Properly sized nut compliance. andwashershall be tightened on each bolt to the plate.Use -33,%Sill plates and framing members receiving edgenailingfoP- 3"X3"X114"plate washers in seismic zone D2.Foundation plates shear walls exceeding 350#/Iin.ft.shall be 3X nominal members.and sill shall be 2X4 pressure treated wood or foundation red- wood,U•N.O.Sect.R403.1.6,IRC. 15.1 Fasteners for pressure preservative and flre-retardant- treated wood shall be of hot-dipped galvanized steel,stainless steel,silicon bronze or copper except steel bolts of ½"dia.Or greater.R319.3,IRC 16.0 Posts or columns in enclosed crawl spaces or unexcavated areas located within the periphery of the building,supported by a concrete or metal pedestal at a height greater than 8"from ex- posed ground and are separated therefrom by an impervious moisture barder need not be approved wood of natural resistance to decay or treated wood.Sect.R319.1.4 EXCEPTION 2,IRC. 17.0 Posts or columns which are either exposed to the weather or located in basements or cellars,supported by piers or metal ped- estals projecting 1"above the floor or finished grade and 6"above exposed earth and are separated therefrom by an approved mois- ture barrier need not be approved wood naturally resistant to de- cay or pressure treated.Sect.R319.1.4 EXCEPTION 1,IRC. 17.1 Metal column base brackets shall be approved for the loads imposed. 18.0 Provide 18"minimum crawl space under wood joists and 12" under wood girders.Sect.R319.1,IRC. 19.0 Crawl space unobstructed access,minimum 18 inches by 24 inches.Sect.R408.3,IRC.Must have fire protection of opening ifingarage. 20.0 Crawl space ventilation,minimum net area of I square foot for each.150 square feet of under-floor area,openings shall be lo- cated as •closeto corners as practical and shall provide cross ven- tilati.'3,n.Locate below insulation or provide water resistant baffle. The'openings shall be covered with 114"corrosion-resistant hard- ware cloth.Sect.R408.1 &2,IRC. 21.0 Unless otherwise approved by the building official,founda- tion walls enclosing a basement below finished grade shall be damp-proofed outside by approved methods and materials.Sect. R406.1,IRC. FRAMING All lumber,plywood,particleboard,structural glued-laminated tim- ber,end-jointed lumber,fiberboard sheathing &hardboard sid- ing(when used structurally),piles and poles regulated by R319, IRC shall conform to the applicable standards or grading rules specified in the IRC and shall be so identified by the grade mark or a Certificate of Inspection issued by an approved agency.All lumber,timber,plywood,and poles required to be treated under Sect.R319 shall be identified by the quality mark of an inspection agency.R502.1,R602.1,R802.1,IRC. 22.0 Frame nailing to be in compliance with Table R602.3(1)&(2), IRC. TRUSSES 34.0 Stress analysis and drawings/details shall be stamped by an approved State of Washington Registered Engineer•(Draw- ings/details shall be on job site for framing inspection.)R502.11.4, R802.10,IRC 34.1 Girder and tield-assembled truss:Engineered stress analysis and details shall be submitted to Building Official for approval. 34.2 Use approved/applicable truss support hangers. 34,3 Field identification of light metal plate-connected trusses is required.Information branded,marked,or otherwise permanently affixed to each truss shall contain the following: 1)Identification of the truss manufacturing company; 2)The design load; 3)The truss spacing. 34.4 Engineering data and details shall be approved by the build- ing official before any field cuts or truss alterations.R502.11.3 & R802.10.4,IRC 34.5 All roof trusses shall be so framed and tied into the frame- work and supporting walls so as to form an integral part of the whole building.Roof trusses shall have joints well fitted and shall have all tension members well-tightened before any load is placed upon the truss.Diagonal and sway bracing shall be used to brace all roof trusses.Sect.R502.11,IRC. 34.8 Install roof truss clips @ interior non-bearing partitions. ROOF FRAMING 35.0 When the roof slope is less than 3:12,members supporting rafters and ceiling joists such as ddge board,hips,and valleys shall be designed as beams.Sect.R802.3,IRC. 35.1 Ridge board:Min.1"thickness.Valleys &hips :2"min.thick- ness.Min.depth to end cut of rafter.Sect.R802.3,IRC. 35.2 Rafters,trusses &joists shall be supported by solid blocking at all beadng points to prevent rotation.Sect.R802.8,IRC. 36.0 lx4 rafter ties maximum 4 feet o.c.where ceiling joists and rafters are not parallel,fastened as required.Sect.R802.3.1,IRC. 36.1 Purlins to be at least equal to size of supported rafters and to be braced by struts at not less than 45 degrees to a beadng wall. Unbraced struts shall not exceed 8 It in length.Sect.R802.5.1, IRC. 37.0 Roof sheathing shall be in accordance with Table No. R503.2.1(1),IRC for wood structural panels.No spaced lumber sheathing allowed.Sect.R803.1,IRC. 38.0 All wood exposed to weather,such as wood used for deck framing including decking,railings,joists,beams,and posts shall " be pressure treated or of wood with natural resistance to decay per Sect.R319.1,IRC 38.1 Field cut ends,notches and drilled holes of pressure preser- vatively treated wood shall be retreated in the field in accordance with AWPA M4.Sect.R320.3.1,IRC 39.0 When decks,porches,etc.,are more than 30"above grade a permit is required•Provide guards (guardrails)not less than 36" high with intermediate members spaced such that a sphere 4"in diameter cannot pass through (4 3/8"at sides of stair treads). Sec.R312.1 &2,IRC 39.1 Deck Framing to be designed for 40 lb.per sq.ft.Live Load. Piers to be poured in place concrete with metal column-type base for posts,provide sway-bracing as required.Table R301.5,Sect. R502.2.1,IRC. 40.0 Plywood roof sheathing exposed on the underside shall be bonded with extedor glue (Exposure 1).,qect.R803.2.1.1,IRC 40.1 Solid sheathed decks and roofs shall be sloped a min.1/4" per foot.R905.9.1,IRC.When decks (r roofs are not sloped to drain over deck or roof edges,roof d,ains in combination with overflow drain(s)and/or scupper(s)=hall be installed.Sect. R903A,IRC 41.0 Application of roof-covenng mated=Is shall be in accordance with Ch.9,IRC.Wood shingle or shal,e application:See Table R905.7.5 &R905.8.6,IRC.Asphalt shin0!es Table R905.2,IRC 41.1 Shake &shingle roofs require metal valley with diverter nb of min.26 gage galv.or corrosion resistanl metal applied over rain. 15 lb.felt.Sect.R905.7.6 &R905.8.8,Ihc.Concrete Tile -Sect. R905.3,IRC ATTIC VENTILATh3N 42.0 The net free ventilating area of ench,sed rafter or attic spaces shall be not less than 1/150 of the area of each space to be venti- lated,except that the area may be 1/300,provided that at least 50%and not more than 80%of the required ventilating area is lo- cated at least 3ft.above eave or cornk =.vents with the balance being provided by the eave or cornice Vqnts,or if a vapor barrier not exceeding a 1 perm rating is installe,i on the warm side of the insulation.The openings shall be covered with corrosion-resistant wire mesh with mesh openings of 1/8"r,in.to ¼"max.in diame- ter.Sect.R806,IRC. 43.0 Cathedral roofs &roofs framed to ide of wall shall have a continuous ddge vent or roofjacks. 43.1 At juncture of the roof and vertiCal surfaces,flashing and counterflashing shall be provided per the roofing manufacturer's instructions and,when of metal,shall n,)t be less than 0.019 in. (No.26 ga.galvanized sheet)corrosi,,n-resistant metal.Sect.R903,IRC 44.0 All attic spaces with >30"vertical height shall be provided with a rough frame access opening 22"by 30"min.The opening shall be located in a corridor,hallway o,other readily accessible location and have at least 30"head room.Sect.R807,IRC.See M1305.1.3 for access requirements where mechanical equipment is located in attics.EXTERIOR WALL 45.0 Extedor wood stud walls shall be covered on the outside with materials specified in Sect.R703,IRC 45.1 Min.14 Ib,Kraft felt shall be applied over studs or sheathing on all extedor walls,lap not less than 2"at horizontal joints and 6" at vertical joints.Sect.R703.2.Provide weep screed on Portland Cement stucco walls.Sect.R703.6.2.1,IRC 46.0 Exterior walls shall provide the building with a weather- resistant exterior wall envelope.The extedor wall envelope shall include flashing as described in Sect.R703.8.The extedor wall envelope shall be designed and constructed in such a manner as to prevent the accumulation of water within the wall assembly by providing a water-resistive barrier behind the exterior veneer as required by Sect.R703.2.Sect.R703.1,IRC. 46.1Approved corrosion-resistive flashing shall be provided in the extedor wall envelope in such a manner as to prevent entry of wa- ter into the wall cavity or penetration of water to the building struc- tural framing components.The flashing shall be installed to pre- ,vent water from reentering the exterior wall envelope.Sect. R703.8,IRC ANCHORED VENEER 47.0 Shall comply with the provisions of Sect.R703.7,IRC.Vedfy footing ize with additional dead load of anchored veneer. 47.1 Bdck veneer.1"air space,approved flashing at base,min. 3/16"round weep holes 33"o.c.,15 lb.felt over sheathing.Sec. R703.7.4.2,R703.7.5&6,IRC. 48.0 One tie for ea.2 sq.ft.,max.2'hon.-ontal &vertical distance. Masonry ties shall be corrosion resistant,and if made of sheet metal,Shall have a min.size of No.22 I.J S.gauge by 718"or,if of wire,shall be a min.of No.9 gauge.Sect R703.7.4.1,IRC 49.0 Masonry shall not be suppoded by Wood members except as 'provided for in Sect.R703.7.1,IRC. 49.t Non-combustible,non-corrosive linty.Is per,Table R703.7.3. Min.size:3"x3"x1/4"L w/1/4"Dia.Lags @ 12"oc U.N.O. GARAGE/CARPORT 50.0 Provide an occupancy .eparation between the residence and the garage and its attic with ½"GWB on the garage side.Garages and carports with habitable rooms above shall have 5/8"Type "X" G.W.B protection for ceiling and ½GWB on structural members. Protect column fire-resistive covedng from vehicular damage (1/2" plywood to 36"or equiv.).Sect.R309.2,IRC 50.1 Use 2 layers 1/2=type "x"GWB over engineered trusses and lumber products (verify). 51.0 Doors between the garage and residence shall be tight- tiffing,solid wood door 1-318"in thickness or otherwise have a fire protection rating of not less than 20 minutes.There shall be no openings between garage and rooms used for sleeping purposes. Sect..R309.1,IRC. 52.0 In areas where motor vehicles are stored or operated,floor surfaces shall be of non-combustible materials and sloped for drainage.Sect.R309.3,IRC EXITS REQUIRED 54.0 Provide one side hinged exit door with dimensions of 36'X 6'-8"and not accessed through a garage.Exit doors shall be openable from the inside but a night latch,dead bold or secudty chain mounted at a height of 48"or less above the finish floor may be provided.Sect.R311.4,IRC. 55.0 Basements w/habitable space &every sleeping room shall have at least one operable window or exterior door approved for emergency escape or rescue.Escape or rescue window shall have a minimum net clear opening of 5.7 s.f.,(5 s.f.at ground floor opening).The minimum net clear opening height dimension shall be 24".The minimum net clear opening width shall be 20". Where windows are provided as a means of escape or rescue, they shall have a finished sill height not more than 44"above the floor•Sec.R310.1,IRC. 55.1 Rescue or escape windows located below grade shall have a window well with clear horizontal dimensions allowing the window to be fully opened and provide a rain.accessible net clear opening of 9 s.f.,with a rain.dimension of 36".Wells with a vertical depth if more than 44"shall be equipped with an approved permanently af- fixed ladder or stairs that are accessible with the window fully open.The ladder shall not encroach into the required dimensions of the window well by more than 6".Sect.R310.2,IRC 56.0 If e finished floor level directly above a usable under-floor space is more than 6 feet above grade as defined herein for more than 50%of the total perimeter or is more than 12 feet above fin- ish grade at any point,such usable or unused under-floor space shall be considered as a story.Sect.R202,IRC. 57.0 The min.width of a hallway shall be not less than 36".Sect. R311.3,IRC. 58.0 All rooms comprising a dwelling unit (residence)shall have access through an interior door to other parts of the dwelling unit. 59.0 A floor or landing is required on each side of an exterior door not lower than 1½"below the threshold.The one required exit door may open at a min.36"landing that is not more than 7 3/4" lower than the threshold provided the door does not swing over the landing.Other exterior doors may have a max.of 2 risers be- fore a landing.Sect.R311.4.3,1RC SOLID-FUEL BURNING APPLIANCES 60.0 Unless otherwise adopted,all solid fuel-burning appliances (air-tight stoves,fireplace stoves,room heaters/fire-place stoves, factory-built fireplaces,and fireplace inserts.)shall comply with the provisions of Sect.R1004 &R1005,IRC. 61.0 Wood stoves shall be approved by the building official for safe use or comply with applicable nationally recognized stan- dards 'as evidenced by the listing and label of an approved agency.Listed appliances.The installer shall leave the manufac- turer's installation instructions attached to the appliance.Clear- ances of listed appliances from combustible materials shall be specified in the listing or on the rating plate.Sect.R1004.1,IRC 62.0 For provisions regarding the installation of masonry fire- places see Sect.RIOOI,IRC and VIAQC.402.3HEATING 63.0 Each dwelling unit shall be provided with heating facilities capable of maintaining 70 degrees F at a point 36"above the floor in all habitable rooms when the outside temperature is as set forth in Section 302,W.S.E.C. 63.1 Provide heating appliances with listed shut-off device in case of pilot or ignition failure. 64.0 All warm-air furnaces shall be listed and labeled by an ap- proved agency and installed to listed specification. LOCATION 65.0 Equipment shall be located as required in Sect.MIS305,spe- cifi requirements elsewhere in the IRC and the conditioms of the equipment's approval.Sect.M1307.1,IRC 66.0 No fuel-burning equipment shall be installed in a roDom used or designed to be used as a bedroom,bathroom,closet,,or in any enclosed space with access only through such room or sFpace,ex- cept direct vent equipment,enclosed furnaces,and elecL-tdc resis- tance equipment.Sect.M1305,IRC 67.0 No warm-air furnace shall be installed in a closet c.Dr alcove 'less than 12 inches wider than the furnace or furnaces installed therein with a minimum clear working space less than :3 inches along the sides,back,and top of the furnace.Sect.M13095.1,IRC 67.1 At least 30"working space to be provided in front of furnace. Sect.M1305.1,IRC 68.0 Liquefied petroleum gas-burning appliances shall rot be in- stalled in a pit,an under floor space,below grade or sirrilar loca- tion where vapors or fuel might unsafely collect unles an ap- proved method for the safe collection,removal and containment or disposal of the vapors or fuel is provided. 69.0 Equipment requiring routine inspection or maintenance shall be provided with sufficient access to allow inspection, maintanance and replacement without removing permarant con- struction or other equipment or disabling the function of=required fire-resistant construction.Sect.M1305,IRC.Furnace ins=-tallations in attic and crawl spaces shall comply with Sect.M1305,II:RC 69,1 A furnace supported from the ground shall rest on a concrete slab projecting 3"above adjoining grade.Sect.M1305.1 .-.1,IRC. 70.0 Appliances designed to be in a fixed position shaall be fas- tened or anchored in an approved manner.Supports f6or appli- ances shall be designed and constructed to sustain verrtical and horizontal loads within the stress limitations in the build#rng code. Sect.M1307•2,IRC 71.0 A.Appliances located in a garage or carport shall2t be pro- tected from impact by automobiles..Sect.M1307.3.1,IRC B.Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18"abov the floor in garages.Sect.M1307.3,IRC 71.1 Furnace installed in garage.Apply G.W.B.and firetappe above and behind furnace pdor to installation. 72.0 Air ducts passing through the wall,floor,or ceiling sparating a dwelling from a garage shall be constructed of min.0.L019 inch (No.26 gage)galvanized sheet metal and have no opermings into the garage.Sect.R309.1.1,IRC. VENTING AND COMBUSTION AIR 73.0 All fuel burning equipment shall be provided with combustion air and meet the provisions of Sect.R1701 &R1801,IIC.Appli- ances located within the building envelope shall obtain combus- tion air from an approved source.Heating equipment=t locatedwithintheBuildingEnvelopeshallbethermaflyisolatedfromthe heated area.Sect.402,WSVIAQCNOTE:BUILDING ENVELOPE.The elements of a building which enclose conditioned spaces through which thermal energ may be transferred to or from the exterior.Section 201,W.S.E.C._ 74.0 Fuel-burning appliances shall be vented to the outsiarle in ac- cordance with their listing and label and manufacturer's insstallation instructions except appliances listed and labeled for unvemted use. Venting systems shall consist of approved chimneys or 'vents,or. venting assemblies that are integral pads of labeled apDliances. Gas-fired appliances shall be vented in accordance witfm Ch 24. SectM1801.1,IRC. 75.0 Vent connectors shall be installed within the space cDr area in which the appliance is located and shall be connected t(D a chim- •ney or vent in such a manner as to maintain the clearance to combustibles per Sect.1803,IRC. DUCTWORK (Ch.16 IRC) 76.0 Duct systems shall be of metal as set forth in "Fable No. M1601.1.1(2)or factory-made air ducts complying wit CH.16, IRC.Joints and seams shall be substantially air-tight.Sect. M1601.3.1,Installation of ducts shall comply wi Sect.MleS01,1RC 77.0 Metal ducts shall not be installed within 4"of thin ground. Sect.M1601.3.6,IRC STAIRWAYS (R311.5 IRC) 78.0 All interior and exterior stairways shall be provided with a means to illuminate the stairs,including the landings arad treads. Sect.R303.6,IRC 79.0 Usable space under stairs shall have walls and soffftts (on the enclosed side)protected wl 1/2"GWB.Sect.R311.2.2,IFRC 81.0 Maximum dse 7.75 ";minimum run 10 ";headroom minimum 6'-8 ";minimum width 36 ".Provide handrail on stairs rnf four or more risers.Handrails shall not project more than 4.5",on either side.Handrails to have ends returned and placed minirmum 34", maximum 38 "above tread nosing (one side rain.).The handgdp portion of circular handrails shall be not less than 1-1/4"mor more than 2 "in cross'-sectional dimension (see R311.5.6.3 for other sizes).The handgrip portion of handrails shall have a sm(ooth sur- face with no sharp corners.Handrails projecting from a wall shall have a space of not less than 1-1/2 "between the waiE and the handrail.Sect.R311.5.3,IRC.See Sect.R311.5.3.3,IRC for tread nosing profile.EXCEPTION:Spiral stairs may have min.,-7 ½"run, 9 ½"dse with min.6'-6"headroom.26"dear walking wid:lth.Sect. R311.5.8.1,IRC 81.1 Winding stairs.Required 10"tread depth to be prcvided at 12"out from the narrow side,and in no case shall width of run be less than 6".Sec.R311.5.3.2,IRC.SAFETY GLAZING (R308 IRC) •82.0 Glazing subject to human impact shall comply with Section, R308,IRC.,and be so labeled to identify compliance.Tht follow- ing shall be considered specific hazardous locations: 1.Glazing in swinging doors except jalousies. 2.Glazing in fixed and sliding panels of sliding doors assemblies and panels in sliding and bi-fold closet door assemblies. 3.Glazing in storm doors. 4.Glazing in all unframed swinging doors. 5.Glazing in doors and enclosures for hot tubs,whirlpools,sau- nas,steam moms,bathtubs and showers.Glazing in an portion of the building wall enclosing these compartments where the bot- tom edge of the glazing is less than 60"above the drain inliet. 6.Glazing,operable or inoperable,adjacent to a door wthere the nearest exposed edge of the glazing is within a 24"an of either . vertical edge of the door in a closed position and whose bottom exposed edge of the glazing is less than 60 inches above e floor or walking surface.EXCEPTION:When them is an intervening wall or other permanent barrier between the door and the glazing or the door accesses a closet 3'or less in depth. 7.Glazing in an individual fixed or operable panel,oti'7r than those covered by Item 5 and 6 above,that meets all of the follow- m'ditions: a)Exposed area of an individual pane greater than 9 s.E b)Exposed bottom edge less than 18"above the floor. c)Exposed top edge greater than 36"above the floor. d)One or more walking surfaces within 36"hodzontalj of the plane of the glazing. EXCEPTION:When a protective bar is installed on the accessible side of the glazing 34 to 38 inches above the floor.The bar shall be able to withstand a horizontal load of 50 plf without contacting the glass and be a minimum of 1-1/2"in height. 8.Glazing in railings regardless of height above the walkSng sur- face.EXCEPTION:The following products,materials,and uses are exempt from the above hazardous locations as listed items 1 through 8: a)Openings through which a 3-inch sphere is unable to pass. b)Assemblies of leaded glass or faceted glass and iltems of carved glass in items 1,2,6 and 7 when used for decoraffivepur- poses. c)Glass block panels complying with Sect.2110,IRC. 9.Glazing in walls and fences used as the barder for indoor & outdoor swimming pools when all of the conditions are pr-esent:- The bottom edge of the glazing is less than 60"above the pool coping and -The glazing is within 5'of a swimming pool or spa deck area. 10.Glazing in walls at stairway landings within the width of the stair &within 5'beyond the bottom and top of flights of stairs, where the bottom edge of the glazing is less than 60"above a walking surface unless a protective bar is installed 36"above the floor. FIRE-wARNING SYSTEMS (R308.6) 83.0A smoke detector shall be installed in each sleepirg room and at a point centrally located in the corridor or area giving ac- cess to each separate sleeping area.When the dwelling unit has more than one story and in dwellings with a basement,a detector shall be installed on each level and in the basement.In dwelling units where a story or basement split into two or more levers,a de- tector shall be installed on the upper level.Detectors sha|l be in- terconnected and sound an alarm audible in all sleeping areas of the dwelling unit.The required detectors shall receive their power from the building wiring and be equipped with a battery backup. The detector shall emit a signal when batteries are low.Locate 4' clear of R.A.Sect.R313.1,IRC SKYLIGHTS 84.0 Glazing installed on slopes 15 degrees or more from the vet- "tical plane shall be constructed with any of the following materials: Multiple or single layers systems shall be constructed of laminated glass with a minimum .015"polyvinyl butyral (or equivalent)inter- layer,wired glass,approved ngid plastics,heat-strengthened glass or fully-tempered glass.Screens need not be installed un- der skylights within dwelling units when laminated glass is used as the bottom layer or when fully-tempered glass is used as the bot- tom and or top layer as long as the following conditions are met: 1.The area of each pane of glass shall not exceed 16 s.f. 2.The highest point of the glas shall not be more than 12'above any walking surface or other ao-essible area. 3.The nominal thickness of each pane shall not exceed 3/16". Sect.R308.6.5,IRC Sloped glazing and skylights snail be designed to withstand the tributary loads specified in Scl •Max.dim.of laminated or wired glazing is 25"in one direction,:]4"for tempered glass (min thick- ness 7/32").Max.%of roof at,a for plastic see Sect..For curb above roof plane see Sect.R30d.6.8,IRC. Factory Built Fireptaces and Chimneys (R1004 IRC) 86.Factory built fireplaces and chimneys shall be listed and in- stalled in accordance with the irms of its listing and manufactur- ers instructions.The manufaclarers instructions must be left on site for the framing inspection,r;ect.R1004,IRC 87.Hearth extensions shall cot,form to the conditions of listing in- stallation instructions.Sect.RloO4.2,1RC 88.Not used. 89.The termination of every cllimney shall extend 2'above any roof within 10'.Sect.R1001.6,RC 90.Vented decorative appliances shall be installed in accordance with the manufacture's installati,,n instructions.See Ch.24,IRC 91.Approved gas fire log light,,,s shall be installed in accordance with manufacturer's installaiion i,]structions.See Ch.24,IRC ENERGY C )NSERVATION These Prescriptive Requireme,ts are applicable only to low-rise residential buildings which rP designed under the prescriptive (Chapter 6)approach to the 2a03 W.S.E.C.1st Ed.and are lo- cated in Zone 1.(6000 Degree Days).See Table 6-1 for insula- tion values.Supply Ch.5 Calculations if alternative values are used.INSUI.ATION E0 All insulation matenals including facings such as vapor barriers or breather papers installed within fioorlcailing assemblies , roof/calling assemblies,walls,1,(awl spaces,or attics shall have a flame-spread rating not to exceed 25 and a smoke density not to exceed 450 when tested in a,:cordance with ASTM E 84.Sect. R316,IRC.EXCEPTIONS: a.Foam plastic insulation shall comply with Sect.R314,IRC. b.When such materials are installed in concealed spaces,the flame-spread and smoke-developed limitations do not apply to the facing,provided that the facing is installed in substantial contact with the unexposed surface of the ceiling,floor,or wall finish. El Access doors from conditioned spaces to unconditioned spaces (e.g.,africa and crawl spaces)shall be weather-stripped and insulated to a level equivalent to the insulation on the sur- rounding surfaces.Access shall be provided to all equipment which prevents damaging or compressing the insulation.A wood framed or equivalent baffle or retainer must be provided when toese fill insul,is installed.Sac.502.1.4.4.WSEC E2 When required,insulation shall be installed with clearances according to manufacturer's specifications.Insulation shall be in- stalled so that required ventilation is unobstructed.For blown or poured loose fill,insulation clearances shall be maintained through installation ofa permanent retainer.Sec.502.1.4.3 WSEC E3 CEILING AND ROOF SECTIONS.Loose fill insulation may be used where the slope of the ceiling is not more than 3:12 and there is more than 30"from th top of the ceiling framing to the underside of the roof sheathing.Baffles shall be installed in ceil- ings/attics to maintain 1"ventilption and extend 6"vertically above batts or 12"vertically above I,ose fill.When cave vents are in- stalled,baffling of the vent opet,ings shall be provided so as to de- flect the incoming air above tha surface of the insulation.Baffles shall be dgid material,res:c;o.l,t to wind ddven moisture Section 502.1.4.5.WSEC E4 EXTERIOR ABOVE GRAPE WALLS.All wall insulation shall fill the entire cavity.Extedor wall cavities isolated during framing shall be fully insulated to the le,/els of surrounding walls.All faced insulation shall be face stapled to avoid compression.Sec. 502.1.4.6.WSECE5FLOORSECTIONS.Insulation shall be installed in a perma- nent manner in substantial c,ltaCt with the surface being insu- lated.Insulation supports shall lie installed so spacing is no more than 24"on center,when foundation vents are placed in the insu- lation cavity,a permanent moisture resistant baffle shall be in- stalled at an angle of 30 degrees from the horizontal to divert air flow below the lower surface of the floor insulation.Section 504.1.4.7.WSEC E6 SLAB PERIMETER-edges within 24"of grade in heated spaces are required to be insulated to provide a thermal break between the slab and the foundation wall or,for mono-pours,be- tween the slab edge and the exterior. Inside foundation-R-10 insulation from top of slab extending downward or downward and then horizontally for a total distance of 24".Outside foundation or monolithic slab R-10 insulation in- stalled from top of slab downward to top of footing or frost line (18" below finish grade).For perimeter insulation,only water-resistant material,such as extruded polystyrene,may be used.All plastic foam products must be protected against damage and covered or coated to prevent exposure to daylight.Sec.502.1.4.8.WSEC E7 RADIANT SLABS-thermally isolate entire area of slab from soil with a minimum of R-IO insulation.The insulation shall be an approved product for its intended use.Sac.502.1.4.9.WSEC E8 BELOW GRADE (BASEMENT)WALLS-See Table 6-1 for required insulation in finished and unfinished conditioned living space.Sac 502.t.4.10.WSEC a)Below grade extedor wall insulation (cold)side of the wall shall extent from the top of the below grade wall to the top of the footing and shall be approved for below-grade use.Above grade insulation shall be protected. b)Insulation used on the intedor (warm side of the wall)shall ex- tend from the top of the below-grade wall to the below-grade floor level.E9 GLAZING AND DOORS-Glazing and door U-values shall be those values approved for use by the State of Washington De- partment of Community Development.See Table 10-6A.For opaque doors,see Table 10-6C.WSEC.Sect.602.7.WSECMOISTURECONTROL El0 A vapor retarder shall be installed on the warm side (in win- ter)of the insulation separating conditioned space from uncondi- tioned space as specified in the following cases.Section 502.1.6.1. E11 Floors shall have a vapor retarder installed as in E013 below. Note:Extenor grade T&G plywood meets this requirement.Sect. 502.1.6.2 WSEC Et2 Roof/Ceilings-Where the ventilation space above the insula- tion is less than an average of 12",a vapor retarder shall be in- stalled as in E13 below.Single rafter joist vaulted ceiling cavities shall be of sufficient depth to allow a minimum 1"vented air space above the insulation.Section 502.1.6.3.WSEC E13 Walls shall have a vapor retarder installed.One or a combi- nation ofthe following are acceptable: a.Face-stapled batt insulation with a perm rating of one or less. b.Un-faced friction fit batt insulation with 4 rail.poly.or PVA paint vapor retarder with a dry cup perm rating of one or less.Sec- tion 502.1.6.6.WSEC tl,14 Ground-cover of a 6 rail.black polyethylene or approved equal shall be laid over the ground in crawl spaces and shall be lapped 12"min.at the joints and shall extent to the foundation wall. EXCEPTION:The ground cover may be omitted in crawl spaces if the crawl-space has a concrete slab floor with a minimum thick- ness of 3-1/2".Section 502.1.6.7.WSEC AIR LEAKAGE CONTROL E15 a.Extedor doors and windows shall be designed to limit air leakage into or from the building envelope,except for assemblies that are required to be of fire-resistive construction.Doors be- tween residence and garage are not considered 'fire-rated'and must meet the above requirement. b.Exterior joints around windows and door frames,openings between walls and foundations,between walls and roof and be- tween wall panels;openings at penetrations of utility services through walls,floor,and roofs;and all other such openings in the building envelope,including access panels into unheated spaces, shall be sealed,caulked,gasketed,or weather-stripped to limit air leakage.Sect.502.4.3 WSEC c.Site-built and millwork shop-made wooden sash &doors are exempt from testing but fixed lights shall be stopped with seal- ant all around and operating sashes shall have weather-stripping working against overlapping trim and a latch which hold sash closed,and otherwise made tightly fitting.U-values shall be taken from Ch.10,default values. iE16RECESSED LIGHTS installed in the building envelope shall meet one of the following requirements: a.Type IC rated,manufactured with no penetrations be- tween the inside of the recessed fixture and ceiling cavity,and sealed to prevent air leakage into unconditioned space. b.Type IC or Non-IC rated,installed inside a sealed box constructed from a minimum 112"gypsum board or other air-tight assembly manufactured for this purpose,while maintaining clear- ances of 1/2"from combustibles and minimum 3"from insulation. c.Type IC rated,certified under ASTM-E 283 to have no more than 2.0 CFM air movement from the conditioned space to the ceiling cavity.Sect.502.4.4.WSEC &Sect.Nl102.1.11,IRC HEATING EQUIPMENT Minimum heating efflciencies must comply with Table 6-1.HVAC equipment for Iow-dse residential shall be sized no greater than 200%of design load.SECT.503.2.2 WSEC E17 DUCT CONSTRUCTION -All heating ducts in uncondi- tioned spaces shall be insulated to a rain.of R-8.All ductwork seams,joints,both longitudinal and transverse shall be taped and sealed.All joints shall be fastened with a minimum of three fas- teners.Sac.503.10.WSEC E18 Readily accessible,automatic or manual means shall be provided to restnct or shut off heating input to each zone or floor during pedods not requiring heat.Section 503.8.3.1.WSEC E19 Thermostat control shall be provided for each HVAC system with a range of 55 to 75 (heating).Sec.503.8.1.WSEC E20 Controls for backup heat installed to prohibit simultaneous operation of the pdmary system. E21 Non-recirculating hot and cold water piping located in un- conditioned space shall be insulated to R-3.Sect.503.11.WSEC E22 Pipe insulation is required for hot water/steam heating sys- tems or for continuously circulating hot water service systems. See Table 5.12.WSEC E23 Showers and lavatories used for other than safety reasons shall be equipped with flow control devices to limit the total water flow to 2.5 GPM.Toilets 1.6 gal./flush (max.).Sec.504.8.1.WSEC E24 Swimming pools (Sect 504 WSEC)shall have: a.Readily accessible ON/OFF switch. b.Pool cover. c.Piping insulated to Section 503.11.WSEC E25 SERVICE WATER HEATING -All water heaters,storage tanks and boilers shall meet the requirements of the 1987 Na- tional Appliance Energy Conservation ACt and be so labeled.Elec- tnc water heaters installed in unheated spaces or on concrete floors shall be placed on an incompressible surface or floor insu- lated to a minimum of R-10.Section 504.2.1.WSEC VENTILATION AND INDOOR AIR QUALITY V1 Minimum Ventilation Performance.Each dwelling unit or guest room shall be so equipped to meet the source specific arid whole house ventilation requirements of the 2003 Washington State Ventilation &indoor Air Quality Code.Sec.302.1 WSVIAQC V2 SOURCE-SPECIFIC VENTILATION -Intermittently operated exhaust fans shall have a minimum fan flow rating not less than 50 CFM at .25 inches watergauge for bathrooms,laundries,or similar rooms,and 100 CFM at .25 inches watergauge for kitch- ens.Manufacturer's fan flow ratings shall be determined as per HVI 916(April 1995)or AMCA 210.Sect.302.2.1 &303.3.2. WSVIAQC,Sect.M1502 &1506.3,IRO V3 Source-specific ventilation controls shall be readily accessible and controlled by manual switches,timers,dehumidistats,or other approved means.Sect.302.2.2.&303.3.3 WSVIAQC V4 Prescriptive Whole House Ventilation Systems:Whole house ventilation shall be provided by a system that meets the require- ments of either Section 303.3.1,303.3.2,303.3.3,or 303.3.4.A system which meets all of the requirements of one of these sec- tions shall be deemed to satisfy the requirements for a whole house ventilation system.303.4 WSVIAQC V5 Fan Controls:The whole house ventilation fan shall be con. trolled by a 24-hour clock timer with the capability of continuous operation,manual and automatic control.The 24-hour timer shall be readily accessible and capable of operating the whole house ventilation fan without energizing other•energy-consuming appli- ances.At the time of final inspection,the automatic control timer shall be set to operate the whole house fan for at least eight hours a day.A label shall be affixed to the control that reads "Whole House Ventilation (see operating instructions)."Sec.303.4.1.3,WSVIAQC V6 Whole house fans located four feet or less from the interior grill shall have a sone rating of 1.5 or less measured at 0.1 inch watergauge•Remotely mounted fans shall be acoustically iso- lated from the structural elements of the building and from at- tached duct work using insulated flexible duct or other approved material.Sac.303.4.3.1,WSVIAQC V7 WHOLE-HOUSE VENTILATION -Each dwelling unit shall be equipped with a whole-house ventilation system which shall be capable of providing fresh air per Table 3-5.The ventilation sys- tem shall supply outdoor air to all habitable rooms through individ- ual outdoor air inlets,forced-air heating system,ducting or equiva- lent means.Sect.302.2.2.WSVIAQC V8 Exhaust fans providing whole house ventilation shall have flow rating at .25 inch watergauge as specified in Table 3-2.Manufac- turer's fan flow ratings shall be determined as per HVI 916 (April 1995)or AMCA 210.Section 303.4.2.1.1.WSVIAQC vg:Integrated Whole House Ventilation Systems shall provide outdoor air at the rates specified in Table 3-2.Integrated Forced- Air Ventilation Systems shall distribute outdoor air to each habit- able room through the forced-air system ducts.Integrated Forced- Air Ventilation Systems shall have an outdoor air inlet duct con- necting a terminal element on the outside of the building to the re- turn air plenum of the forced-air system,at a point within 4'up- stream of the air handler.The outdoor air inlet duct connection to the return air stream shall be located upstream of the forced-air system blower and shall not be connected directly into a furnace cabinet to prevent thermal shock to the heat exchanger.The out- door air inlet duct shall be prescriptively sized in accordance with Table 3-5.The system will be equipped with one of the following: 1.A motorized damper connected to the automatic ventilation con- trol as specified in Section 303.3.2.2;or 2.A damper installed and set to meet minimum flow rates as specified in Table 3-2,by either field testing or following manufac- turer's installation instructions based on site conditions;or 3.An automatic flow regulated device with field measured or field calculated minimum negative pressure of 0.07 inches water gauge at the point where the outside air duct is connected to the return air plenum.Sect.303.4.2.1 WSVIAQC V10....I.qea-t recovery ve-ntli[b-ff systems shall have ducting not less than 6"diameter.Balancing dampers and flow measurement grids shall be installed on the supply and return.System minimum flow rating shall be not less than that specified in Table 3-2.Maxi- mum flow rates in Table 3-2 do not apply to heat recovery ventila- tion systems.Sect.303.4.4.1.WSVIAQC V11 All ventilation system controls shall be readily accessible. Controls for whole house ventilation systems shall be capable of operating the ventilation system without energizing other energy- consuming appliances.Sect.303.4.1.3.WSVIAQC V12 A mechanical system shall supply outdoor air as required in Section 302 or 303.The mechanical system may consist of ex- haust fans,supply fans,or both.Sec.302.3.5.1.WSVIAQC V13 Outdoor air inlets shall be screened or otherwise protected from entry by insects,leaves,or other material.Outside air inlets shall be located so as not to take air from the following areas" a.Closer than 10'from an appliance vent outlet or an opening of a plumbing drainage system,unless such vent outlet is 3'above the outdoor air inlet. b.Where it will pick up objectionable odors,fumes or flammable vapors. c.A hazardous or unsanitary location. d.A room or space having any fuel-burning appliances. e.Attic,crawl spaces,or garages. Individual room outdoor air inlets shall have a controllable and se- cure opening and be capable of a total opening area of not less than 4 square inches.Sect.302.3.5.2 &303.4.2.4,WSVIAQC V14 Outdoor air shall be distributed to each habitable room by individual inlets,separate duct systems,or a forced-air system. Where outdoor air supplies are separated from exhaust points by doors,provisions shall be made to ensure air flow by undercutting doors,installation of grills,transoms,or similar means where per- mitted by the I.R.C.Sect.302.3.5.3,WSVIAQC V15 All ventilation ducts shall terminate outside the building.Ex- haust ducts in system which are designed to operate intermittently shall be equipped with back-draft dampers.All exhaust ducts in unconditioned spaces shall be insulated to rain.of R-4.All supply ducts in the conditioned space shall be insulated to a rain.of R-4. Sec.302.2.3.WSVIAQC V16 Source specific and whole house exhaust ducts shall meet all requirements of Sec.302.2.3.Duct diameter,length and num- ber of elbows shall not be less than that specified in Table 3-3. Terminal elements shall have at least the equiva!ent net area of the duct work.Sac.303.3.4.WSVIAQC V17 POLLUTANT SOURCE CONTROL -All structural panel components such as plywood,particleboard,wafer board,and ori- ented strand board shall be identified as "Exposure 1","Exterior", or "Hud-approved". V18 SOLID-FUEL BURNING APPLIANCES shall be provided with a tight-fitting ceramic glass or metal doors and an approved out- side source of combustion air connected to the firebox.Sec. 402.2.WSVlAQC V19 Fireplaces shall be provided with the following: a.Tightly fitting flue dampers,operated with a readily accessible manual or approved automatic control. b.An outside source for combustion air.Min.duct size=6 square inches,with readily operable damper.Outlet must be in- side front of firebox. c.Site built fireplaces shall have tight fitting glass or metal doors,or a flue draft induction fan,or as approved for minimizing back-drafting.Factory built fireplaces shall use doors listed for the installed appliance.Section 402.3.WSVIAQC EXCEPTION:Fireplace with gas logs shall be installed in accor- dance with CH.24,IRC V20 RADON REQUIREMENTS -All crawl spaces shall be venti- lated as specified in Section R408.2,IRC without exceptions.Sec. 502.1.2 &501.2.1.WSVIAQC FINAL. F1 Hot tubs/spa,show back flow device,gate valves,drainage and installation specs. F2 Hot water tank.P,)vide listed and recognized seismic strap- ping located at the middle thirds of the tank vertically.Straps shall circle tank from both sides and be anchored to studs with "X 2- 112"lag bolts.Provide I,ressure relief valve and expansion tank. Drain out,no trapping,and of pipe less than 2'above ground, pointing down. F3 Dishwasher.Provide air gap. F4 Wood paneling t,be backed with 1/2"GWB or if 7/16"or thicker,may be instatlel separately provided it is finished with an intumescent coating. F5 Concrete porch,walkway,steps or landing shall not be poured against wood framing.Provide flashing. F6 Every dwelling to have its address plainly legible and visible from the street or road f,onting property.Sect.R321.1,IRC ELECTRICAL F8 G.F.I.outlets ar,required in bathrooms above counters, kitchens,all garage outlets and all outlets outside where there is direct grade level access.Sect.E3802,IRC F9 All service panel Hrcuits to be clearly marked. Ft0 All outlets within fire separation walls or ceiling shall be ap- proved for location. Fll One outlets required on kitchen island cabinet. F12 Bond electrical gtound to rebar in footing.Wire size to be same as service line #4 A.W.G.copper,uninterrupted to panel.. F13 Indoor spas,hot tubs,and hydromassage bathtubs shall comply with ART 680-41 of the NEC for ground fault protection. TABLE R602.3(1) FASTENER SCHEDULE FOR STRUCTURAL ME MBERS NUMBER ANDTYPE OF DESCRIPTION OF BUILDING ELEMENTS FASTENERa,b,€,d Joist to sill or girder,toe nail 3-8d 1"x 6"subfloor or less to each joist,face nail 2"subfloor to joist or girder,blind and face nail 2-8d 2 staples,13/4" 2-16d Sole plate to joist or blocking,face nail 16d Top or sole plate to stud,end nail 2-16d Stud to sole plate,toe nail Doubc tuds,face nail -e top plates,face nail Sole plate tojoist or blocking at braced wall panels Double top plates,minimum 24-inch offset of end joints,face nail in lapped area Blocking between joists or rafters to top plate,toe nail Rim joist to top plate,toe nail Top plates,laps at corners and intersections,face nail Built-up header,two pieces with /2"spacer Continued header,two pieces Ceiling joists to plate,toe nail Continuous header to'stud,toe nail Ceilingjoist,laps over partitions,face nail Ceiling joist to parallel rafters,face nail Rafter to plate,toe nail 1"brace to each stud and plate,face nail 1"x 6"sheathing to each bearing,face nail 1"x 8"sheathing to each bearing,face nail Wider than 1"x 8"sheathing to each bearing,face nail Built-up corner studs Built-up girders and beams,2-inch lumber layers 3-8d or 2-16d 10d 10d 3-16d 8-16d SPACING OF FASTENERS 16"o.c. 24"o.c. 24"O.C. 16"o.c. 3-8d 8d 6"o.c. 2-10d t6d t6d 3-8d 4-8d 3-10d 3-10d /-16d -8d 2 stal,les,13/4" 2-8d- 2 stal,les,13/4" 2-8d 3 sta!4es,13/4" -8d 4 stal,les,13/4" lOd t0d 16"o.c.along each edge 16"o.c.along each edge 24"o.c. Nail each layer as follows: 32"o.c.at top and bottom and staggered.Two nails at ends and at each splice. 2"planks 2-16d At each bearing Roof rafters to ridge,valley or hip rafters: toe nail 4-16d -- face nail 3-16d -- Rafter ties to rafters,face 3-8d -- SPACING OF FASTENERS DESCRIPTION OF BUILDING MATERIALS DESCRIPTION OF FASTENERb,c,d,e Edges (Inches)![Intermediate supportsC,e I (Inches) Other wall sheathing 1/2"regular cellulosic 11/2"galvanized roofing nail 6d 3 6 fiberboardsheathing common nail staple 16 ga.,lt/2 long 1/2"structural cellulosic fiberboard 11/2"galvanized roofing nail 8d 3 6 sheathing common nail staple 16 ga.,lt/2 long 25/32"structural cellulosic 13/4"galvanized roofing nail 8d 3 6 fiberboard sheathing common nail staple 16 ga.,1314 long Wood structural panels,subfloor,roof and wall sheathing to framing,and particleboard wall sheathing to framing 5/16"-1/2"6d common nail (subfloor,wall)6'12g 8d common nail (roo0f 19/32"-1"8d common nail 6 12g 11/8"-1t/4"10d common nail or 8d deformed 6 12 nail Wood structural panels,combination subfloor underlayment to framing 3/4"and less 6d deformed nail or 8d common nail 6 12 7/8"-1"8d common nail or 8d deformed nail 6 12 11/8"-II/4"10d common nail or 8d deformed nail 6 12 For SI:I inch =25.4 ram,I foot =304.8 mm,1 mile per hour =1.609 km/h. a.All nails are smooth-common,box ordeformed shanks except where otherwise stated.Nails used for framing and sheathing connections shall have minimum average bendingyieldstrengthsasshown:80ksi (551 MPa)forshankdiameterof0.192 inch(20(Icommonnail),90 ksi(620 MPa)forshankdiameters larger than 0.142 inch but not larger than 0.177 inch,and 100 ksi (689 MPa)for shank diameters of 0.142 inch or less. b.Staples are 16 gage wire and have a minimum r/t6-inch on diameter crown width. c.Nails shall be spaced at not more than 6 inches on center at all supports where spans are 48 inches or greater. d.Four-foot-by-8-footor 4-foot-by-9-foot panels shall be applied vertically. €.Spacing of fasteners not included in this table shall be based on Table R602.3(1). f.For regions having basic wind speed of 110 mlda or greater,8(I deformed nails shall be used for attaching plywood and wood structural panel roofsheathing to framing within minimum 48-inch distance from gable end walls,if mean roof height is more than 25 feet,up.to 35 feet maximum. g.Forregionshavingbasicwindspeed of I00mph orless,nailsforattachingwoodstructural panelroofsheathing togableend wall framing shallbespaced 6inches on center.When basicwindspeed is greater than 100 mph,nails forattachingpanel roofsheathingto iutermediate supportsshall be spaced6 inchesoncenterfor minimum 48-inch distance from ridges,eaves and gable end walls;and 4 inches on center to gable end wall framing. i.Spacingoffastenersonfloorsheathingpanel edges applies t6panel edgessupportedbyframing membersand at all floorperimetersonly.spacingoffastenerson roofsheathing panel edges applies to panel edgessupportedby framing membersand at all roofplaneperimeters.Blockingofroofor floorsheathing panel edges perpendicular to the framingmembersshall not be requiredexcept at intersection ofadjacent roofplanes.Floorand roofperimeter shall besupported by framing members or solid blocking. L-................ Option I. !1. I Ground snow 10ad TABLE R602.3(2) ALTERNATE ATTACHMENTS NOMINAL MATERIALTHICKNESS DESCRIPTION=,b OF FASTENERAND LENGTH Edges (Inches)(Inches)(Inches) Wood structural panels subfloor,roof and wall sheathing to framing and partlcleboard wall sheathing to framingf 5/6 3/8 t5/32 and t/2 19/32 and 5/8 0.097 -0.099 Nail 1/2 Staple 15 ga.13/8 Staple 16 ga.13/4 Staple 15 ga.13/8 0.097 -0.099 Nail 1 t/2 Staple 16 ga.13/4 Staple 15 ga.It/2 0.097 -0.099 Nail 15/8 Staple 16 ga.13/4 0.113 Nail 17/8 Staple 15 and 16 a.15/8 0.097 -0.099 Nail 13/4 ................"Staple 14 ga.1% Staple 15 ga.13/4 23132 and 3/4 0.097 -0.099 Nail 17/8 Staple 16 ga.2 Staple 14 ga.2 0.113 Nail 2t/4,l Staple 15 ;a.2 0.097 -0.099 Nail 21/8 6 6 4 6 6 3 6 6 3 SPACINGc OF FASTENERS Intermediate supports(Inches) 12 12 i0 12 12 6 12 12 6 12 10 6 8 10 8 6 For SI:1 inch =25.4 ram. a.Nail is a general description and may be T-head,modified round head or round head. b.Staples shall have a minimum crown width of 7/t6-inch on diameter except as noted. e.Nails orstaplesshall be spaced at notmore than 6 inches on center at all supports where spans are 48 inches orgreater.Nailsor staplesshall be spaced at not more than 12 inches on center at intermediate supports for floors. d.Fasteners shall be placed in a grid pattern throughout the body of the panel. e.For 5-pty panels,intermediate naitsshaii be spaced not more than L2 inches on center each way.(., f.Hardboard underlayment shall conform to ANSI/AHA A135.4... Glazing Area • %of Iloor l % TABLE 6-1 PRESCRIPTIVE REQUIREMENTS'•..FOR GROUP R OCCUPANCY CLIMATE ZONE 1 Glazing U-Factor Vertical Overhead 0.35 0.58 0.4O 0.58 0.40 0.58 Door U-Factor Ceiling 0.20 R-38 R-30 15%0.20 R-38 R-30 R-2 ! R-38 Wall Vaulted Above Ceiling Grade - R15 R-30 R-2I0.20Unlimited Group R-3 Occupancy Only Wall,,Wall,, int ext Below Below Grade Grade R-15 R-10 R-21 R-10 R-21 R-10 Floor R-30 R-30 R-30 Slab on Grade R-10 R-IO R-IO :,....' ! Wind speed (mph) 85 •2003 International ResidentialCode], Climatic And Geographic Design Criteria,! Seismic design category D2 Weathering Moderate Subject to 'damage fromFrostlineTermiteDecay dth 12"<Slight Slight 1,000fi to to elev.Mod.Mod. Winter Ice- design shield temp.required 25 No Flood hazards Air freezing index 100 to 250 Mean annual temp.5O K.=t •I1.o4.. / REVISIONS: f PORTION OF THE SW 1/4 OF THE SE 1/4 OF :BEC.4,TWN.23N.,RNGI.5E.,W.M. R.O.W. ,l ...................I .......I ..!...................I ........................... :I STREAM BUFFER ...................I ................... .......IIIII......I .............i .....I .....t11111111111111 .....Iiii.......... ........,...••,.I ...................l,.I ,,I ...................I .................. ....I .........;.........I ...................I ......,,!...................I,.......,.......... I .....i ...................!...................I ...................I ...................I ........I,, :f :: ................................RIM=3,$8.83EX:""¢B'-'-'Z:"•...........:...................;.........................................................::X.CB J :;................... INV.=34-6.28 (12"iCMP OUT)1M=348.64 .................".............INV.=342.64.(12"CMP IN)::....... :INV.=337.39 .(12"CMP 0U:T) .........;.........I .........;,........I .....,............ '['----.•./,---.EXISTING !GRADE.........t .........!...........'L/-"........................t ......... ..................I .........I .........I ...................I ...................I .........,..................;.........I ..................I .........;..................;.........I ...................I ................... .................,....,....:....;.,.:.............. ..........!.......,.,:.!...................................................................................................°• •l .........I .........;.........I ............I,...........860 ............................................CB. ...................I ...................I .........;.........I ..................I ..........o .......I ................... .........;.........I .........;.........I .........;............................I ..................I .........;.........I ......................................!............,......I .........;.........I .........;.........I ...................................... !I..(.'I'XP.:E.J.)......!.....I ...... RIM=320.5 INV.=317.20 (12'CMP ::IN) INV.=317.20 (12'HOPE OUT) .I ...................I ....................I ...................I ...................I ...................I ............. ...................I .........;.........I ....o.,,,,,.o,..... ............_HONEY CREEK ......I IN'/.=315.4-6 350 ...........840 330 ...........320 .................OHWM...................i ..................... ....,..............I ...................I ...................I ...................I ...................I ......................................|...................I .................. ...................!.........;.........|..................|...................|.........;.........I .....................................|..................I ...................!...................I .........,........|.........I .........I .........;.........I ....,..............I ...........................o;......... ,,I ...... MH !#1 (TYPE 11--48") RIM289.75 INV.285.75 (12'HDPE IN) ;310 .................................................300. •,:;....I..........:,.......;:::::.:/::.......290................• ..................................PROVIDE'DEBRIS !CAGE'AND"RIP ................'................................................ RAP.."PERIMETER F STRUCTURE W/i4."TO 6"QUARRY SPALLi ROCK ....280 SCALE 1"=10'HORIZONTAL AND VERTICAL "i R ! £ Z 0 PROJECT NO.:0() DRAWN BY:ENM ISSUE DATE:0--)0 SHEET REV.: 06029GROI-COI.DWG C02 8HEET OF ,?